Miami-dade County Property Taxes
The median property tax rate in Miami-Dade is 1.41%, significantly higher than both the national median of 0.99% and Florida's state median of 1.14%. With a median home value of $372,000 in Miami-Dade, the typical annual property tax bill reaches $4,524, surpassing the national median of $2,690. Property taxes in Miami-Dade are calculated based on the tax assessed value, which generally falls below the actual market value due to various property tax exemptions like the primary residence and agricultural exemptions. Understanding Miami-Dade's specific property tax system, exploring available exemptions, and identifying opportunities for property tax reductions can provide significant annual savings. Whether you live in Miami or another part of Miami-Dade, gaining a comprehensive knowledge of local property taxes will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Miami-dade County Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
1.41%
Estimate Property Tax Bill
$5,245
$4,964
$1,148
Average Miami-dade County Tax Savings
Ownwell’s Miami-Dade Property Tax Bill Calculator empowers homeowners, real estate investors, and potential buyers to estimate their annual property taxes in Miami-Dade with just two data points. By entering your property's estimated assessed value, our calculator applies the median tax rate in Miami-Dade to provide an accurate estimate of your property tax bill. This valuable tool not only helps you understand your potential tax liabilities but also showcases how Ownwell can assist in reducing property taxes in Miami-Dade. For more localized trends, scroll down to explore city-specific information. Your property assessed value is determined by the county and includes any exemptions you may qualify for, ensuring a precise calculation for your tax planning needs.
Property Tax Rates Across Miami-dade County, Florida
Property taxes in Miami-Dade play a crucial role in funding essential local services like public schools, road maintenance, and emergency services. The median tax rate in Miami-Dade is 1.41%, which is higher than both the Florida state median and the U.S. national median of 0.99%. Local government entities within Miami-Dade set these rates annually, and they can vary significantly between different areas within the county. Each year, Miami-Dade estimates its required budget to maintain services for the upcoming fiscal year and divides this budget by the total value of all taxable property in the jurisdiction, resulting in the property tax rate. Although tax rates and budgets are influenced by laws and voter input, this calculation forms the basic process for setting property tax rates. The following data compares Miami-Dade's effective property tax rate with other counties in Florida and the national median. For comparison, the city of North Bay Village has one of the higher property tax rates in Florida at 1.89%, while the city of Palmetto Bay boasts one of the lowest at 1.01%. Analyzing how Miami-Dade's tax rates stack up against these benchmarks can give homeowners a better understanding of the local tax landscape.
Average Miami-dade County Tax Rate
1.41%
Average Florida Tax Rate
1.14%
Average United States Tax Rate
0.99%
Property Tax Rates Across Miami-dade County, Florida
| City | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Aventura | 0.64% | 0.98% | 1.43% | 1.54% | 1.69% |
| Bal Harbour | 0.97% | 1.37% | 1.49% | 1.58% | 1.70% |
| Bay Harbor Islands | 0.47% | 1.00% | 1.56% | 1.72% | 1.83% |
| Biscayne Park | 0.55% | 0.76% | 1.39% | 2.09% | 2.51% |
| Coconut Grove | 0.56% | 0.86% | 1.39% | 1.88% | 1.94% |
| Coral Gables | 0.56% | 0.80% | 1.25% | 1.67% | 1.84% |
| Cutler Bay | 0.52% | 0.70% | 1.22% | 1.69% | 2.00% |
| Doral | 0.93% | 1.27% | 1.59% | 1.83% | 2.05% |
| El Portal | 0.34% | 0.50% | 1.18% | 1.90% | 2.30% |
| Florida City | 0.22% | 1.20% | 1.78% | 2.16% | 2.59% |
| Golden Beach | 0.55% | 0.86% | 1.38% | 1.92% | 2.23% |
| Hialeah | 0.29% | 0.56% | 1.19% | 1.68% | 1.83% |
| Hialeah Gardens | 0.17% | 0.36% | 1.45% | 1.90% | 1.98% |
| Homestead | 0.43% | 0.95% | 1.57% | 1.97% | 2.36% |
| Indian Creek Village | 0.70% | 0.80% | 1.70% | 2.00% | 2.16% |
| Key Biscayne | 0.71% | 1.05% | 1.36% | 1.49% | 1.59% |
| Medley | 0.26% | 0.49% | 1.19% | 1.71% | 1.84% |
| Miami | 0.45% | 0.72% | 1.33% | 1.71% | 1.91% |
| Miami Beach | 0.71% | 1.39% | 1.69% | 1.83% | 1.89% |
| Miami Gardens | 0.46% | 0.62% | 1.14% | 1.85% | 2.20% |
| Miami Lakes | 0.67% | 0.84% | 1.11% | 1.62% | 1.77% |
| Miami Shores | 0.50% | 0.72% | 1.24% | 1.88% | 2.29% |
| Miami Springs | 0.76% | 0.88% | 1.19% | 1.91% | 2.17% |
| North Bay Village | 0.69% | 1.34% | 1.89% | 1.99% | 2.21% |
| North Miami | 0.29% | 0.48% | 1.42% | 1.93% | 2.16% |
| North Miami Beach | 0.29% | 0.53% | 1.45% | 1.81% | 2.14% |
| Opa Locka | 0.48% | 0.63% | 1.54% | 2.13% | 2.47% |
| Palmetto Bay | 0.62% | 0.76% | 1.01% | 1.47% | 1.71% |
| Pinecrest | 0.53% | 0.69% | 1.04% | 1.50% | 1.71% |
| Pompano Beach | 1.89% | 1.89% | 1.89% | 1.89% | 1.89% |
| South Miami | 0.40% | 0.70% | 1.31% | 1.70% | 1.88% |
| Sunny Isles Beach | 0.89% | 1.40% | 1.49% | 1.58% | 1.70% |
| Surfside | 0.59% | 1.11% | 1.60% | 1.75% | 1.90% |
| Sweetwater | 0.80% | 1.20% | 1.51% | 1.70% | 1.80% |
| Unincorporated County | N/A | N/A | N/A | N/A | N/A |
| Virginia Gardens | 0.43% | 0.56% | 1.06% | 1.66% | 1.80% |
| West Miami | 0.44% | 0.57% | 1.02% | 1.84% | 1.93% |
Source: Ownwell
$1,148
Average Miami-dade County Tax Savings
Save on your property taxes & more with Ownwell.
Property Tax Assessment Values Across Miami-dade County, Florida
In Miami-Dade, understanding the difference between "market value" and "assessed value" is key to comprehending property taxes. The market value represents the price a willing buyer would pay to a willing seller in an open, competitive market, considering location, property condition, and current economic trends. For tax purposes, this value is estimated by the Miami-Dade Appraisal District. The assessed value, however, is the market value minus any applicable exemptions or limits based on local laws and available programs. The assessed value is then used to calculate your property taxes by multiplying it by the combined tax rates of all relevant taxing entities. Assessment notices in Miami-Dade are typically mailed in the spring, usually by the middle of April. These notices provide homeowners with both the market and assessed values, along with an estimate of the annual property tax bill. By distinguishing between these valuation concepts, property owners can better navigate their tax responsibilities and understand how their property taxes are affected. For instance, homeowners in Indian Creek Village face the highest median tax bill at $455,156, while those in Medley have the lowest at $2,015. Being aware of these valuation processes in Miami-Dade will help you identify opportunities for appealing assessments or applying for exemptions to manage your tax burden more effectively.
Property Tax Assessment Values Across Miami-dade County, Florida
Source: Ownwell
$160,056
$16,966,420
$33,772,783
Average Miami-dade County Assessed Value
$372,000
Average Florida Assessed Value
$276,648
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Miami-dade County, Florida
| City | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Aventura | $144,040 | $220,600 | $347,200 | $606,680 | $1,241,840 |
| Bal Harbour | $296,760 | $506,875 | $1,184,040 | $2,670,465 | $5,122,950 |
| Bay Harbor Islands | $211,355 | $249,394 | $399,242 | $733,954 | $1,681,007 |
| Biscayne Park | $484,720 | $548,480 | $631,017 | $741,366 | $920,621 |
| Coconut Grove | $244,535 | $316,674 | $380,411 | $1,162,810 | $1,333,415 |
| Coral Gables | $297,192 | $434,450 | $753,604 | $1,419,930 | $2,553,357 |
| Cutler Bay | $205,380 | $319,586 | $396,000 | $471,119 | $564,481 |
| Doral | $229,460 | $290,080 | $397,235 | $517,540 | $662,974 |
| El Portal | $461,024 | $511,372 | $595,718 | $709,300 | $907,617 |
| Florida City | $196,000 | $247,000 | $293,058 | $343,535 | $392,242 |
| Golden Beach | $1,762,403 | $2,336,800 | $3,779,921 | $6,205,531 | $16,094,145 |
| Hialeah | $164,160 | $205,700 | $322,416 | $404,380 | $477,907 |
| Hialeah Gardens | $160,056 | $160,056 | $160,056 | $212,876 | $236,738 |
| Homestead | $189,000 | $264,000 | $318,356 | $387,612 | $477,811 |
| Indian Creek Village | $21,030,923 | $27,153,530 | $33,772,783 | $37,132,056 | $51,357,410 |
| Key Biscayne | $470,314 | $828,700 | $1,156,200 | $2,148,926 | $3,302,421 |
| Medley | $110,562 | $138,072 | $193,676 | $304,655 | $466,830 |
| Miami | $186,820 | $276,200 | $381,299 | $517,412 | $727,516 |
| Miami Beach | $162,476 | $231,590 | $391,790 | $912,000 | $2,442,066 |
| Miami Gardens | $237,900 | $273,472 | $312,825 | $356,914 | $401,013 |
| Miami Lakes | $198,720 | $332,072 | $421,241 | $602,825 | $776,041 |
| Miami Shores | $270,924 | $522,588 | $768,040 | $1,082,872 | $1,447,035 |
| Miami Springs | $331,963 | $426,603 | $498,613 | $581,334 | $703,539 |
| North Bay Village | $151,320 | $189,980 | $301,546 | $420,577 | $693,815 |
| North Miami | $126,000 | $171,336 | $298,150 | $386,670 | $565,346 |
| North Miami Beach | $133,888 | $191,360 | $342,135 | $439,158 | $637,560 |
| Opa Locka | $186,702 | $229,988 | $269,461 | $313,859 | $368,910 |
| Palmetto Bay | $399,412 | $590,346 | $718,988 | $849,706 | $1,055,533 |
| Pinecrest | $265,233 | $996,962 | $1,358,967 | $2,110,330 | $3,134,981 |
| Pompano Beach | $304,000 | $304,000 | $304,000 | $304,000 | $304,000 |
| South Miami | $224,379 | $343,980 | $590,382 | $777,721 | $1,087,165 |
| Sunny Isles Beach | $199,200 | $273,200 | $423,000 | $1,087,432 | $2,059,293 |
| Surfside | $333,411 | $459,945 | $880,070 | $1,074,530 | $3,784,465 |
| Sweetwater | $209,759 | $220,655 | $257,376 | $346,921 | $377,887 |
| Unincorporated County | N/A | N/A | N/A | N/A | N/A |
| Virginia Gardens | $167,706 | $362,244 | $396,172 | $444,751 | $526,290 |
| West Miami | $393,334 | $420,313 | $454,576 | $504,109 | $569,749 |
Source: Ownwell
$1,148
Average Miami-dade County Tax Savings
Save on your property taxes & more with Ownwell.
Property Tax Bills Across Miami-dade County, Florida
In Miami-Dade County, property tax bills are calculated based on the assessed value of your home, which is determined by the county property appraiser. This assessed value is then multiplied by the local tax rate to determine your tax bill. For example, with a median home price of $372,000, the tax bill can vary widely, from $2,657 at the 25th percentile to $11,934 at the 90th percentile. Factors such as property location, exemptions, and improvements can significantly influence the assessed value and thus the tax bill. Homeowners in Miami-Dade County face a range of tax bills, with Indian Creek Village having the highest median tax bill at $455,156, while Medley has the lowest at $2,015. This variability can create financial strain for many homeowners. Ownwell can assist by providing expert property tax appeal services, ensuring that your home's assessed value is accurate and fair. By identifying potential errors or overlooked exemptions, Ownwell can help you save significantly on your property tax bill.
Average Miami-dade County Tax Bill
$4,524
Average Florida Tax Bill
$2,953
Average United States Tax Bill
$2,690
Property Tax Bills Across Miami-dade County, Florida
| City | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Aventura | $1,269 | $2,539 | $4,406 | $8,771 | $17,602 |
| Bal Harbour | $4,577 | $7,540 | $15,497 | $36,521 | $68,144 |
| Bay Harbor Islands | $1,856 | $3,373 | $5,321 | $10,792 | $19,093 |
| Biscayne Park | $3,319 | $5,042 | $8,909 | $12,721 | $16,668 |
| Coconut Grove | $3,167 | $4,781 | $6,463 | $10,934 | $19,579 |
| Coral Gables | $3,019 | $5,055 | $8,547 | $16,008 | $30,044 |
| Cutler Bay | $1,824 | $2,677 | $4,532 | $6,636 | $8,471 |
| Doral | $2,888 | $4,132 | $5,967 | $8,235 | $11,195 |
| El Portal | $1,923 | $3,140 | $7,054 | $11,471 | $15,267 |
| Florida City | $611 | $2,684 | $4,812 | $7,387 | $8,301 |
| Golden Beach | $15,217 | $23,406 | $47,550 | $105,196 | $202,522 |
| Hialeah | $695 | $1,869 | $2,942 | $4,965 | $7,178 |
| Hialeah Gardens | $276 | $791 | $2,366 | $3,124 | $3,555 |
| Homestead | $1,308 | $2,769 | $4,597 | $6,543 | $8,286 |
| Indian Creek Village | $174,859 | $322,813 | $455,156 | $658,819 | $794,230 |
| Key Biscayne | $5,682 | $8,544 | $14,235 | $26,547 | $44,267 |
| Medley | $465 | $783 | $2,015 | $3,653 | $6,074 |
| Miami | $1,428 | $2,623 | $4,365 | $7,028 | $10,447 |
| Miami Beach | $2,283 | $3,479 | $6,004 | $12,357 | $31,454 |
| Miami Gardens | $1,345 | $1,984 | $3,479 | $5,542 | $7,253 |
| Miami Lakes | $2,312 | $3,202 | $4,764 | $6,957 | $9,693 |
| Miami Shores | $2,722 | $4,769 | $8,736 | $14,457 | $21,537 |
| Miami Springs | $3,103 | $4,091 | $5,994 | $8,800 | $11,645 |
| North Bay Village | $2,077 | $3,115 | $4,897 | $7,259 | $10,892 |
| North Miami | $779 | $1,598 | $3,013 | $5,574 | $8,662 |
| North Miami Beach | $845 | $1,692 | $3,323 | $5,988 | $9,587 |
| Opa Locka | $1,254 | $1,729 | $3,959 | $5,525 | $7,062 |
| Palmetto Bay | $3,027 | $4,776 | $7,098 | $9,997 | $13,528 |
| Pinecrest | $3,895 | $7,364 | $12,685 | $22,658 | $38,216 |
| Pompano Beach | $5,731 | $5,731 | $5,731 | $5,731 | $5,731 |
| South Miami | $2,124 | $3,543 | $5,770 | $9,400 | $13,810 |
| Sunny Isles Beach | $2,336 | $3,687 | $6,093 | $14,945 | $30,676 |
| Surfside | $3,920 | $5,913 | $9,887 | $16,758 | $46,603 |
| Sweetwater | $1,816 | $2,639 | $3,808 | $5,019 | $6,213 |
| Unincorporated County | N/A | N/A | N/A | N/A | N/A |
| Virginia Gardens | $1,556 | $2,166 | $3,353 | $6,145 | $7,930 |
| West Miami | $1,843 | $2,572 | $4,964 | $7,660 | $9,168 |
Source: Ownwell
$1,148
Average Miami-dade County Tax Savings
Save on your property taxes & more with Ownwell.
Want to lower your Miami-dade County property taxes?
Looking to reduce your Miami-Dade property taxes? Ownwell is the leading property tax protest company serving Miami-Dade. We specialize in helping property owners in the Miami area and beyond lower their taxes by working directly with the Miami-Dade Appraisal District. Through our tax monitoring service, we collect all necessary information to maximize your tax reductions. We navigate the complexities of the Miami-Dade property tax protest process and identify all available property tax exemptions so you don’t have to. Whether you are a homeowner, a real estate investor, or an asset manager, our local team at Ownwell has the expertise to assess your current property tax situation and identify strategic opportunities for reducing your tax burden. By managing the protest process from beginning to end, we not only simplify the procedure but also increase your chances of obtaining a favorable result. Let Ownwell be your trusted partner in lowering your Miami-Dade property tax expenses through our proven strategies and expert advocacy.
Property Tax Petitions in Florida
Navigating the property tax protest process in Miami-Dade County can be complex, but understanding the steps involved can help homeowners achieve a fair assessment. Homeowners who believe their property has been over-assessed can file an appeal with the Value Adjustment Board (VAB). The appeal process begins with submitting a petition to the VAB, typically within 25 days of receiving the notice of assessment. This petition should include evidence supporting the claim that the property's assessed value is incorrect. The VAB will schedule a hearing where the homeowner can present their case. During the hearing, both the homeowner and the county property appraiser will present evidence and arguments. The board will then review the information and make a determination. Possible outcomes include a reduction, no change, or, in rare cases, an increase in the assessed value. Ownwell can significantly ease this process for homeowners by providing expert guidance and representation. Our team of property tax consultants will handle the paperwork, compile compelling evidence, and present a strong case at the VAB hearing. By leveraging our expertise, homeowners can improve their chances of achieving a favorable outcome. In summary, while the property tax protest process in Miami-Dade County involves several steps and requires thorough preparation, homeowners do not have to navigate it alone. With Ownwell's professional assistance, the appeal process becomes more manageable, increasing the likelihood of a successful reduction in property tax assessments.
Exemptions in Florida
Miami-Dade County offers several property tax exemption programs to help homeowners reduce their tax burden. The primary residence exemption, also known as the Homestead Exemption, is available to homeowners who occupy their property as their main residence. This exemption can significantly lower the assessed value of the home, resulting in substantial tax savings. Additionally, there are exemptions for senior citizens, disabled veterans, and low-income individuals. Senior citizens aged 65 and older may qualify for an additional exemption if they meet certain income requirements. Disabled veterans can benefit from a partial or full exemption depending on their level of disability. Low-income homeowners may also qualify for various relief programs designed to ease their tax responsibilities. To apply for these exemptions, homeowners must submit the necessary documentation to the Miami-Dade Property Appraiser's Office. This typically includes proof of residency, income statements, and, for veterans, documentation of disability status. Ownwell can assist homeowners in navigating these exemption programs, ensuring they understand which exemptions they qualify for and helping them gather and submit the required paperwork. By leveraging Ownwell's expertise, homeowners can maximize their potential savings and ensure they are taking full advantage of the available property tax relief programs in Miami-Dade County.
Available Exemptions
Senior
Disabled
Home Stead
Veteran
Solar/Wind
Non-Profit
Don't miss the deadline to petition!
Dates | |
|---|---|
| Property Valuation Date | January 1 |
| Appeal Deadline | September 17 |
| Tax Bill | |
| Issued | November 1 |
Links | |
|---|---|
| Miami-Dade Property Appraiser | |
| Phone | (305) 375-4050 |
| Website | www.miamidade.gov |
| mdcpa@mdcpa.net | |
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