Homestead exemption in Miami-Dade: the complete guide

Last updated 2026-07-09

What is the Miami-Dade homestead exemption and how much does it save?

The Miami-Dade homestead exemption cuts the taxable assessed value of your primary residence. It comes from Article VII, Section 6 of the Florida Constitution ^[1]. It does not touch your home's market value or what you could sell it for. It only lowers the number the county multiplies by the millage rate to build your tax bill.

Here's the math. The exemption strips $25,000 off your assessed value for every taxing purpose, school taxes included. A second $25,000 exemption applies to assessed value between $50,000 and $75,000, but that second slice skips the school board millage ^[1]. So most homeowners see the full $50,000 come off non-school taxes and $25,000 come off school taxes.

Miami-Dade's combined millage for an unincorporated property runs roughly 19 to 21 mills, and city properties (Miami, Coral Gables, Hialeah, and the rest) stack their own municipal millage on top ^[2]. At a blended effective rate near 1.7% to 2.0% of assessed value, knocking $50,000 off taxable value saves about $850 to $1,000 a year. High-millage cities save more.

The exemption travels with Florida's Save Our Homes cap, which limits yearly increases in a homesteaded property's assessed value to 3% or the Consumer Price Index, whichever is lower ^[1]. After a few years of rising prices, that cap is often worth more than the exemption itself. The Miami-Dade Property Appraiser reported that existing homestead properties countywide carried assessed values roughly $100,000 below market value on average, a gap built entirely from stacked Save Our Homes savings ^[3].

Who qualifies for the homestead exemption in Miami-Dade?

Three things qualify you. You own the property, you live in it as your permanent primary residence as of January 1 of the tax year, and you're a Florida resident ^[1]. That covers the basic exemption. No income limit. No age requirement for the standard $50,000.

A few details trip people up. If a trust, LLC, or corporation holds the home, you generally can't claim homestead unless you hold a qualifying equitable interest as a natural person living there. Florida courts have allowed some trust arrangements. Confirm your structure with the Property Appraiser's office before you file.

Only one homestead per household. Co-owners cannot each claim a separate property. If you and a co-owner share the same home, a single exemption covers the whole property no matter how many names sit on the title.

Non-citizens can qualify if they hold a green card and make Florida their permanent home ^[4]. The office asks for immigration documentation during the application.

The January 1 date is firm. Close on January 2 and you're locked out of the exemption for that tax year. You apply the next year instead. A December closing catches plenty of buyers off guard.

What is the deadline to apply for the Miami-Dade homestead exemption?

March 1. That's the annual filing deadline in Florida Statute Section 196.011 ^[1]. It is not a postmark deadline. The Miami-Dade Property Appraiser has to receive your completed application by March 1 of the year you're claiming.

If March 1 lands on a weekend or holiday, the office usually takes filings the next business day. Don't lean on that. File early.

Missed it? You get one shot: a late-file petition. Florida law lets you petition the Value Adjustment Board for a late exemption if you can show extenuating circumstances caused the miss ^[5]. The bar sits high. Forgetting, being busy, or never hearing about the exemption won't clear it. Illness, a documented family emergency, or a government error might. The late petition deadline is the 25th day after the Property Appraiser mails the Notice of Proposed Property Taxes, usually around September.

The practical version is simple. Buy a home in Miami-Dade any time between January 2 and December 31, and your first possible exemption year is the year after, with a March 1 filing deadline in that following year. File as soon as you move in and set up Florida residency.

How do you apply for the homestead exemption in Miami-Dade County?

The Miami-Dade Property Appraiser takes applications online, by mail, and in person at 111 NW 1st Street, Suite 710, Miami, FL 33128 ^[3].

Online is fastest. Go to the Property Appraiser's site (www.miamidade.gov/pa) and open the E-File portal. You create an account, enter your property folio number, and upload documents.

What do you bring?

• Florida driver's license or state ID showing the property address
• Florida vehicle registration showing the property address
• Voter registration card (if registered) showing the property address
• Social Security numbers for all owners claiming the exemption
• Immigration documentation if you're a permanent resident rather than a citizen
• Declaration of Domicile if you recently moved from another state

You don't need every item. The license or ID plus vehicle registration handles most people. The point is proving the property address is your actual permanent home. If your license still shows the old address, update it at the DMV before you apply.

After you submit, the office reviews the application. Approved, and the exemption shows up on your TRIM (Truth in Millage) notice in August. A problem, and they contact you for more documentation. Denied, and you can appeal to the Value Adjustment Board ^[5].

One thing worth knowing. Once approved, the exemption renews on its own every year as long as the home stays your primary residence and ownership doesn't change. No annual refiling.

What additional exemptions stack on top of the base homestead exemption in Miami-Dade?

The $50,000 base exemption is only the starting line. Florida law and Miami-Dade County offer several add-ons that push your taxable value lower.

Senior citizen exemptions. Florida Statute Section 196.075 lets counties and cities grant an extra exemption of up to $50,000 to homeowners 65 or older with household income below $35,167 (the 2024 threshold, adjusted yearly for CPI) ^[6]. Miami-Dade adopted it. Qualify, and your taxable value can drop by up to $100,000 total. Income counts Social Security, pensions, retirement distributions, and most other sources.

Disability exemptions. A $500 exemption applies to homeowners who are totally and permanently disabled. Extra exemptions exist for quadriplegics, paraplegics, hemiplegics, and legally blind people, and some of those wipe out property taxes entirely ^[7]. Veterans with a service-connected disability of 10% or more get an additional $5,000 exemption. A veteran with a total and permanent service-connected disability pays no property tax at all ^[7].

Widow/widower exemption. A $500 exemption applies to widows and widowers who haven't remarried.

First responder exemptions. Florida grants full property tax exemptions to surviving spouses of first responders killed in the line of duty.

Combat-deployed service members. An extra exemption covers the portion of the year a service member spends deployed outside the United States on active duty.

Each one stacks on the base exemption. A 70-year-old surviving spouse with low income who owns a home free and clear could land at zero taxable value once every exemption applies. Check with the Property Appraiser's office to see which ones fit you.

For how Florida's exemption system works statewide, see our florida homestead exemption guide.

What is Save Our Homes and how does it work with the homestead exemption?

Save Our Homes (SOH) is the assessment cap Florida voters passed in 1992, written into Article VII, Section 4(c) of the Florida Constitution ^[9]. Once your property is homesteaded, the Property Appraiser can't raise your assessed value by more than 3% a year or the CPI increase, whichever is smaller.

This carries real weight in Miami-Dade, where market values have jumped 40% to 80% in some zip codes over five years. A homeowner who bought in 2015 might sit on a $700,000 market value but a $380,000 assessed value thanks to stacked SOH savings. After the $50,000 exemption, their taxable value is $330,000. A fresh buyer of the identical house pays tax on the full $700,000 in year one.

The catch. SOH savings don't jump to a new property on their own. Florida's Portability provision (added in 2008) lets you move up to $500,000 of your built-up SOH benefit to a new Florida homestead ^[10]. You apply for portability when you apply for the new homestead exemption, and you must have held the exemption on your prior Florida home within the last two years.

Sell, and the new buyer resets the cap. The property goes back to full market value the year after the sale. That reset is why long-time Miami-Dade owners often pay a fraction of what the neighbor in the same floor plan pays after a recent purchase.

One more thing. Lose homestead (move out, rent it long-term, forget a change of address), and the SOH cap vanishes. The property can jump to full market value right away. That means a very large and very unpleasant bill.

How does the Portability benefit work in Miami-Dade?

Portability lets you carry your built-up Save Our Homes benefit to a new Florida home. The most you can move is $500,000 ^[10]. You file for it with Form DR-501T at the same time you file your new homestead application.

Here's the calculation. Your portability benefit is the gap between your old home's market value and its assessed value. Say your old home had a $600,000 market value and a $400,000 assessed value. Your SOH benefit was $200,000. If your new home is worth $600,000 or more, you move the full $200,000 and your new assessed value opens at $400,000. If your new home is worth $300,000, less than the old one, the transfer scales down proportionally.

The two-year rule is strict. You have to set up the new homestead within two tax years of leaving the old one. Sell in 2023 and buy your next Florida home in 2026, and the benefit is gone.

This benefit is Florida-only, and it's one of the most valuable pieces of the state tax code for anyone who's owned a home for years. Moving within the county or across Florida? Don't walk away from this money. File the DR-501T with your new homestead application by March 1.

What happens if your homestead exemption is denied or removed?

Denials happen. Usual causes: missing documents, a license address that doesn't match the property, or the office finding evidence the home isn't your primary residence (utility records, another homestead somewhere else, a rental permit).

Denied, and you can appeal to the Miami-Dade Value Adjustment Board (VAB). The petition deadline is typically 25 days after the Property Appraiser mails the denial notice ^[5]. You file Form DR-486, pay a small filing fee (generally $15 to $25), and present your case to a Special Magistrate.

A removal after a prior approval is more urgent. The Property Appraiser can back-assess up to 10 years of unpaid taxes if they find you improperly claimed homestead on a rental, a second home, or a place you moved out of but kept claiming ^[1]. Back taxes carry interest. This is not a small number.

Rent out your home for more than 30 days in two straight years, and you lose the exemption. Short-term rentals under 30 days sit in a gray zone Florida courts have handled inconsistently. If you run the place as an Airbnb while living there part of the year, ask the Property Appraiser's office before you assume you're fine.

Appealing a denial is worth it if you actually qualify. The VAB process in Miami-Dade is administrative, not a courtroom, and a denial caused by a documentation gap often gets fixed at the hearing once you show up with the right paperwork.

How does the Miami-Dade homestead exemption compare to nearby counties?

The base exemption is identical across Florida: $25,000 plus the second $25,000 on values above $50,000. The differences live in millage rates, optional add-on exemptions, and senior income thresholds.

County	Median millage (approx.)	Additional senior exemption adopted?	Portability available?
Miami-Dade	19.5-21.5 mills	Yes	Yes
Broward	18.0-20.0 mills	Yes	Yes
Palm Beach	17.5-19.5 mills	Yes	Yes
Monroe (Keys)	13.0-15.0 mills	Yes	Yes

Miami-Dade sits among the higher combined millage rates in South Florida, driven by the school district levy and the county's own operating millage ^[2]. So the same exemption saves more raw dollars here than in a lower-millage county.

Looking at Broward County to the north too? Our broward county homestead exemption guide covers that county's process and deadlines ^[11].

For homeowners in other states, the short version is this. Florida pairs a fixed-dollar exemption with an assessment cap, and that combination protects you more than most states' percentage-based exemptions because the cap compounds year after year.

Can you appeal your assessed value even with the homestead exemption in place?

Yes. Two separate things. The homestead exemption cuts your taxable value by $25,000 to $50,000. The assessed value is still whatever the Property Appraiser sets, and if that number runs too high, you can challenge it at the Value Adjustment Board.

Your TRIM notice (mailed in August) lists both the proposed market value and the assessed/SOH value. Think the market value is wrong? You have until roughly September 18 (the exact date shifts a little each year) to file a petition with the VAB ^[5]. The filing fee is typically $15.

What's worth appealing? If your proposed market value tops what comparable homes sold for in your neighborhood last year, you have a case. The Property Appraiser uses January 1 as the assessment date, so the comparable sales that matter run roughly January through December of the prior year.

Pulling your own comparable sales from the MLS or public records and laying them out at a VAB hearing is exactly what a DIY property tax appeal is for. The TaxFightBack appeal kit walks you through building that evidence file without handing a contingency firm 30% to 50% of your first year's savings.

The exemption and the appeal work as a pair. Cut your assessed value through an appeal, claim every exemption you qualify for, and you land the largest possible drop in taxable value.

For the wider Florida picture and how appeals meet the homestead system, our florida homestead exemption guide has the statewide view.

What documents do you need to keep after you file?

Once approved, you don't refile every year, but you do have ongoing duties. Keep proof of your primary residence status each year. The Property Appraiser's office audits homestead properties from time to time, and if you've rented the home, set up residency elsewhere, or changed ownership, they can pull the exemption retroactively.

Specifically: keep your Florida driver's license at the property address, keep your vehicle registration there, stay registered to vote in Florida at that address, and file your federal income taxes with that address. None of these alone is legally required to hold homestead. Together they build a clear record that this is your permanent home.

If a trust holds the property, keep the trust document current and on file with the Property Appraiser, and talk to an attorney if your ownership structure changes.

Move out and turn the place into a rental? Tell the Property Appraiser right away. Removing the exemption yourself dodges the back-assessment penalty. Let them find it first and you owe back taxes plus interest reaching up to 10 years ^[1].

Hold onto your portability documentation too. When you sell and move, you'll want your last filed application and the SOH benefit calculation to carry to the next home.

Common mistakes that get Miami-Dade homestead applications rejected

The top rejection reason is a driver's license that still shows an old address. Update it before you file. The Property Appraiser cross-references the address against the Florida Department of Highway Safety and Motor Vehicles.

Filing too late ranks second. March 1 is a hard deadline. A title company or agent who tells you to file when you get around to it is handing you advice that costs real money.

Holding a homestead in another state (or another Florida county) and claiming Miami-Dade homestead too is fraud. The Florida Department of Revenue cross-matches homestead records across counties and states. Penalties reach repayment of 10 years of improperly exempted taxes plus a 50% civil penalty on top ^[1].

Missing the portability application is a costly slip, not technically a rejection, but it leaves money on the table for good. If you held a homestead anywhere in Florida before, file the DR-501T with your new application.

Last one: filing in the wrong name. If the deed carries only a spouse's name, the application should match who holds legal title. List both spouses if both sit on the deed.

Curious how Florida's process compares to other states with similar systems? See our guides on the georgia homestead exemption and homestead exemption california.

Frequently asked questions

When is the Miami-Dade homestead exemption deadline for 2025?

March 1, 2025. Florida Statute Section 196.011 sets March 1 as the annual deadline for every Florida county, Miami-Dade included. The Property Appraiser's office must receive your completed application by that date, and a postmark alone does not count. Buy a home after January 1, 2025, and the earliest you can claim the exemption is the 2026 tax year, with a filing deadline of March 1, 2026.

How much does the homestead exemption save in Miami-Dade?

Most homeowners save $750 to $1,100 a year on the exemption alone. The exact figure tracks your millage rate, which varies by municipality. At Miami-Dade's combined millage near 19 to 21 mills, taking $50,000 off your taxable value saves roughly $950 to $1,050 annually. The Save Our Homes cap that rides along with homestead can save far more over time as market values climb.

Can renters apply for the Miami-Dade homestead exemption?

No. You must own the property to claim the homestead exemption. Renters have no path to this benefit. The exemption also can't apply to a property you own but rent out to someone else. It is strictly for property you own and occupy as your permanent primary residence as of January 1 of the application year.

Do I have to reapply for the homestead exemption every year in Miami-Dade?

No. Once approved, the exemption renews automatically each year as long as the home stays your permanent primary residence and ownership doesn't change. If your circumstances change, such as moving out or transferring title, you are legally required to tell the Property Appraiser's office. Keep collecting the exemption after that and you are committing fraud under Florida law.

What is the income limit for the Miami-Dade senior homestead exemption?

The additional senior exemption under Florida Statute Section 196.075 has an income threshold of $35,167 for 2024, adjusted yearly for CPI. You must be 65 or older, and your household income from all sources must fall below that threshold. Miami-Dade County has adopted this exemption, which can add up to $50,000 in extra taxable value reduction on top of the standard $50,000 homestead exemption.

How do I transfer my homestead exemption (portability) when I move within Florida?

File Form DR-501T with the Property Appraiser in your new county at the same time you file your new homestead application. Do it by March 1 of the year following the year you set up the new homestead. Your benefit can't exceed $500,000, and the two-year window between leaving the old homestead and setting up the new one is strict. Portability scales down proportionally if your new home is worth less than the old one.

Can I get the homestead exemption if my home is in a trust?

Possibly. Florida courts have allowed homestead exemptions for certain trust structures where the beneficiary is a natural person who lives in the home and would otherwise qualify. Revocable living trusts where you are both trustee and beneficiary are generally fine. LLCs and corporations don't qualify. Confirm your specific trust structure with the Miami-Dade Property Appraiser's office before filing, and bring the trust documents.

What happens to the homestead exemption when I sell my home?

The exemption doesn't pass to the buyer. When you sell, the homestead exemption and Save Our Homes cap disappear for that property. The new owner's assessed value resets to market value the following tax year. If you're moving to a new Florida home, you can carry your built-up Save Our Homes benefit through the Portability provision by filing Form DR-501T with your new homestead application.

Can a non-citizen get the Miami-Dade homestead exemption?

Yes, if you are a lawful permanent resident (green card holder) who makes Florida your permanent domicile. The Property Appraiser's office will require documentation of your immigration status along with the standard residency proof. Non-immigrant visa holders don't qualify because they can't legally make Florida their permanent domicile under immigration law.

Where do I apply for the Miami-Dade homestead exemption in person?

The Miami-Dade Property Appraiser's main office sits at 111 NW 1st Street, Suite 710, Miami, FL 33128. The office also runs service centers in several Miami-Dade locations. Online filing through the E-File portal at www.miamidade.gov/pa is available and usually faster. Applications go through by mail too, but filing in person lets you fix documentation issues on the spot.

What is the penalty for improperly claiming homestead exemption in Miami-Dade?

Florida Statute Section 196.011 allows back-assessment of up to 10 years of improperly exempted property taxes, plus a civil penalty of 50% of those back taxes, plus interest. The Florida Department of Revenue cross-matches homestead records among all 67 Florida counties and with other states. Improper dual homestead claims get caught regularly through that cross-match system.

Does Miami-Dade have a homestead exemption for disabled veterans?

Yes. A veteran with a service-connected disability of 10% or more gets an additional $5,000 exemption on top of the standard homestead exemption. A veteran with a total and permanent service-connected disability rating pays no property tax on the homestead. Surviving spouses of veterans who died from service-connected causes may also qualify. Apply through the Miami-Dade Property Appraiser with VA disability documentation.

How is the Miami-Dade homestead exemption different from homestead protection in bankruptcy?

These are completely different legal ideas. The property tax homestead exemption cuts your taxable assessed value and your property tax bill. Florida's homestead creditor protection, also rooted in the Florida Constitution, shields your primary residence from forced sale by most creditors in bankruptcy. Both attach to your primary residence, but they run under separate legal frameworks and deliver separate benefits.

Sources

1. Florida Legislature, Florida Statutes Chapter 196 (Property Tax Exemptions) and Article VII Florida Constitution: Base homestead exemption of up to $50,000, Save Our Homes 3% cap, portability up to $500,000, and back-assessment penalty of 50% plus 10 years of taxes for improper claims
2. Miami-Dade County Office of Management and Budget, Tax Millage Rates: Miami-Dade combined millage rates run approximately 19 to 21 mills depending on municipality and district
3. Miami-Dade County Property Appraiser, Homestead Exemption Information: Online E-File portal availability, office location at 111 NW 1st Street Suite 710 Miami FL 33128, and Save Our Homes accumulated benefit data
4. Miami-Dade County Property Appraiser, Exemptions Overview: Permanent residents (green card holders) who establish Florida domicile qualify for homestead exemption with immigration documentation
5. Florida Department of Revenue, Value Adjustment Board and Petition Process: Value Adjustment Board appeals of denied exemptions and assessed values, petition deadlines, and late-file exemption petitions for extenuating circumstances
6. Florida Department of Revenue, Additional Homestead Exemption for Low-Income Seniors (Form DR-501SC guidance): Florida Statute Section 196.075 senior additional exemption income threshold of $35,167 for 2024, adjusted annually for CPI
7. Florida Department of Revenue, Property Tax Exemptions and Discounts: Disability exemptions including full exemption for totally and permanently disabled, $5,000 additional exemption for veterans with 10% or more service-connected disability
8. Florida Department of Revenue, Homestead Portability (Form DR-501T): Portability application Form DR-501T must be filed by March 1 of the year following establishment of new homestead; two-year window from abandoning prior homestead
9. Florida Department of Revenue, Assessment Limitations (Save Our Homes): Save Our Homes limits annual assessed value increases to 3% or CPI increase, whichever is lower, for homesteaded properties under Article VII Section 4(c) of Florida Constitution
10. Florida Senate, Legislation Search (2008 Portability provision): Portability of Save Our Homes benefit to a new Florida homestead, maximum transferable benefit of $500,000, enacted effective 2008 tax year
11. Broward County Property Appraiser, Exemptions: Broward County combined millage rates run approximately 18 to 20 mills and has adopted the senior additional exemption under Section 196.075