Dade County / Miami-Dade County, Florida • Homestead exemption guide • reviewed September 2, 2026
Dade County Homestead Exemption: Miami-Dade Rules, Savings, Deadline, Filing Steps and Local Resources
Many homeowners search for Dade County homestead exemption, but the official county name is Miami-Dade County.
You file the homestead exemption with the Property Appraiser of Miami-Dade County, not the Tax Collector.
The Tax Collector handles tax bills, payments, discounts, delinquency, tax certificates and branch locations after the tax roll is certified.
For 2026, Florida homestead can be up to $25,000 for school taxes and up to $51,411 for non-school taxes when the full CPI-adjusted additional exemption applies.
Fast answer
Miami-Dade Homestead Exemption Quick Facts
Dade County is the common old search term. Use Miami-Dade on official forms and portals.
Use this office for homestead filing, exemptions, values, portability, TRIM and property records.
Use this office for bills, payments, discounts, tax certificates and payment questions.
Applications and required documents must be submitted by March 1 of the tax year.
The first $25,000 applies to all property taxes, including School Board taxes.
This includes the first $25,000 plus the CPI-adjusted additional exemption up to $26,411.
Search your Miami-Dade folio, confirm ownership and mailing details, then file online or contact the Property Appraiser before the deadline.
Local office decoder
Miami-Dade Offices, Addresses, Phone Numbers and Roles
Homestead approval, tax payments, official records and appeals are handled by different offices.
Use the Property Appraiser for exemption eligibility. Use the Tax Collector after the bill is issued.
Property Appraiser of Miami-Dade County
Use for: homestead filing, exemptions, property value, portability, Save Our Homes, TRIM notices and ownership records.
Main office: Stephen P. Clark Center, 111 NW 1st Street, Suite 710, Miami, FL 33128
South Dade office: 10710 SW 211 Street, Suite 207, Cutler Bay, FL 33189
Phone: 305-375-4712
General email: PAWebmail@MiamiDadePA.gov
Ownership changes: OwnershipChanges@MiamiDadePA.gov
Hours: Monday–Friday, 8:00 AM–5:00 PM, excluding holidays
Property Appraiser: Tomás Regalado
Open Property AppraiserMiami-Dade County Office of the Tax Collector
Use for: tax bills, payments, discounts, payment methods, delinquency, tax certificates and Tax Collector locations.
Downtown office: 200 NW 2nd Avenue, Miami, FL 33128
Phone: 305-375-5448
Property-tax email: use the official contact center or portal listed by the Tax Collector.
Tax Collector: Dariel Fernandez
Hours shown by office: Monday–Friday, 8:00 AM–5:00 PM; Saturday, 8:00 AM–1:00 PM; Sunday closed
Open Real Estate Tax PaymentsMiami-Dade Clerk of the Court and Comptroller
Use for: official records, deeds, declaration of domicile, property fraud alerts, VAB support and certified copies.
County recorder / clerk resources: use the official records and home-property pages.
Recorded records help: 305-275-1155
Property Fraud Alert phone: 786-463-0566
Clerk and Comptroller: Juan Fernandez-Barquin
Open Clerk Home & PropertyMiami-Dade Value Adjustment Board
Use for: petitions about value, exemption denial, classification, portability and certain late-filed issues.
VAB office: Stephen P. Clark Center, 111 NW 1st Street, Suite 1720, Miami, FL 33128
Phone: 305-375-5641
2026 timely petition deadline: September 18, 2026
Open Miami-Dade VABMiami-Dade Mayor and Board of County Commissioners
Use for: county budget, millage, public hearings, taxing authority questions and commissioner district contacts.
Address: Stephen P. Clark Center, 111 NW 1st Street, Miami, FL 33128
Mayor: Daniella Levine Cava
BCC Chair: Anthony Rodriguez
County Mayor phone: 305-375-5071
Open Board of County CommissionersFlorida Department of Revenue
Use for: statewide forms, homestead law summaries, CPI-adjusted exemption charts and property-tax oversight resources.
Address: 5050 West Tennessee Street, Tallahassee, FL 32399
Role: statewide guidance and oversight, not individual Miami-Dade exemption approval.
Open Florida DOR ExemptionsGoogle Map
Map to the Miami-Dade Property Appraiser Main Office
This is the main local office for homestead filing, exemption questions, ownership records and appraisal support.
The Property Appraiser is in Suite 710. The VAB office is in Suite 1720 at the same government center.
Property Appraiser of Miami-Dade County
Address: 111 NW 1st Street, Suite 710, Miami, FL 33128
Phone: 305-375-4712
Email: PAWebmail@MiamiDadePA.gov
Hours: Monday–Friday, 8:00 AM–5:00 PM
Content gap solved
Details Dade County Homeowners Often Miss
“Dade County” is an old/common search term: official filing and portals use Miami-Dade County.
Two offices are involved: the Property Appraiser approves exemptions, while the Tax Collector collects the bill.
School taxes are different: the first $25,000 applies to all taxing authorities, but the second portion excludes School Board taxes.
Second exemption is CPI-adjusted: for 2026, Florida DOR lists the maximum additional exemption as $26,411.
Late filing has a short window: Miami-Dade says late applications may begin March 2 and run until the expiration date on the August notice.
2026 VAB deadline matters: Miami-Dade Clerk lists September 18, 2026 as the timely petition deadline.
Renting can affect homestead: rental property does not qualify, and partial rental can prorate the exemption.
Ownership changes can interrupt renewal: warranty deeds, quitclaim deeds, trusts and probate can require a new application or proof.
Non-ad valorem assessments remain: Community Development District, special assessment, PACE or service charges are not erased by homestead.
Miami-Dade has many taxing authorities: county, School Board, municipalities, regional authorities and special districts can all affect the bill.
Qualification checklist
Who Qualifies for Miami-Dade Homestead Exemption?
You must have legal or equitable title to the property as of January 1.
The property must be your permanent residence as of January 1.
The owner or dependent must be a U.S. citizen or permanent U.S. resident and Florida resident as of January 1.
Miami-Dade may review proof such as a Florida driver license, Florida ID, Florida vehicle registration, voter registration, prior IRS return, W-2, bank statement, utility proof or declaration of domicile.
If title is held in a trust, Miami-Dade says a copy of the trust document must be provided.
Owning a Miami-Dade home is not enough. The property must be your true permanent residence for Florida homestead purposes.
Filing workflow
How to Apply for Dade County / Miami-Dade Homestead Exemption Online
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Confirm permanent residence.
Use the Miami-Dade property only if it is your Florida permanent residence as of January 1.
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Search the property record.
Find your folio number, owner name, address, legal description, just value and exemption status.
Open Miami-Dade Property SearchAfter opening: search by address, name, folio or subdivision. Save the 13-digit folio number before starting the application. -
Open the online exemption portal.
Miami-Dade allows online filing for homestead and several additional tax benefits.
Open Online Exemption FilingAfter opening: create or access your account, select Homestead Exemption, upload proof and save every confirmation screen. -
Use DR-501 if filing by document.
Florida Form DR-501 is the statewide application for homestead and related exemptions.
Open Florida Form DR-501After opening: complete owner, spouse, property, residency and special-exemption sections, then submit the form to Miami-Dade Property Appraiser. -
Add portability if needed.
If you had a previous Florida homestead, apply to transfer the Save Our Homes assessment difference.
Open Miami-Dade PortabilityAfter opening: review the three-assessment-year rule, prior homestead details and application options before filing. -
Check special exemptions.
Senior, disability, veteran, widow, widower, deployed military and first-responder benefits may require extra proof.
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Save proof and track status.
Keep confirmations, emails, uploaded documents and screenshots until the exemption appears on your record and TRIM notice.
Deadline guide
Dade County / Miami-Dade Homestead Exemption Deadline
Ownership, legal title and permanent residence are tested as of January 1.
Applications and required documentation must be submitted by March 1.
Miami-Dade Clerk lists this as the timely petition deadline for 2026 VAB petitions.
Miami-Dade says late exemption applications can begin March 2 and continue until the expiration date shown on the August notice, which is on or before September 20.
A late application should still be filed with the Property Appraiser before any VAB late-filing petition.
Waiting can delay exemption savings, portability review, corrected bills, escrow updates, refund handling and appeal options.
Savings math
How Much Can Miami-Dade Homestead Exemption Save?
Florida homestead savings depend on assessed value, School Board millage, non-school millage, municipality and special assessments.
Miami-Dade tax estimates are not final bills, and eligibility still depends on Florida law and Property Appraiser review.
Simple 2026 example
$300,000 assessed value receives $25,000 against school taxes.
It can receive up to $51,411 against non-school taxes when the full 2026 additional exemption applies.
At 7 school mills and 11 non-school mills, estimated exemption savings are about $740.52.
Open Miami-Dade homestead savings calculator
School exemption used: $25,000.00
Non-school exemption used: $51,411.00
Estimated school-tax savings: $175.00
Estimated non-school savings: $565.52
Total estimated exemption savings: $740.52
Assessment cap
Save Our Homes and Portability in Miami-Dade
Save Our Homes is separate from the dollar amount of the homestead exemption.
Miami-Dade explains that Save Our Homes limits annual assessed-value increases to 3% or the CPI change, whichever is lower.
The base year is the first year the owner is granted homestead exemption.
The accumulated difference between assessed value and market value becomes the SOH benefit.
Miami-Dade says homeowners can port up to $500,000 of homestead assessment difference.
Extra benefits
Senior, Disability, Veteran, Widow, Widower and Other Exemptions
Miami-Dade homeowners may qualify for benefits beyond basic homestead.
Some benefits are statewide. Others depend on county or city adoption, income limits, disability proof or service records.
Senior exemption
Miami-Dade lists a senior exemption for homeowners with homestead when at least one homeowner is age 65 by January 1.
For the 2026 tax year, the previous-year household adjusted gross income limit is listed as $38,686.
Long-term senior exemption
Low-income seniors may qualify for a local-option long-term resident benefit after living in the home at least 25 years.
The first-year market value must be less than $250,000.
Widow or widower
Miami-Dade lists a widow/widower exemption as a $5,000 reduction in property assessment.
Unremarried status and proof requirements matter.
Disability exemptions
Miami-Dade lists civilian disability, blind-person, total and permanent disability and first-responder categories.
Some categories require income proof or medical documentation.
Veterans and military
Veteran benefits may include 10% service-connected disability, total and permanent disability, combat-related senior discount and survivor categories.
VA letters, discharge proof and service documentation may be required.
Deployed military and granny flat
Miami-Dade lists deployed military benefits and parent/grandparent living-quarters assessment reductions.
These categories are separate from the basic homestead exemption.
After filing
How to Check Whether Your Miami-Dade Homestead Exemption Posted
Track application status: use Miami-Dade’s online exemption inquiry after submitting homestead, senior, disability or portability forms.
Check the property record: search the folio and review owner, mailing address, exemption, taxable value and assessment details.
Read the TRIM notice: Miami-Dade mails TRIM notices every August with proposed value, exemptions and tax information.
Review renewal receipt: homestead owners receive an automatic residential renewal receipt in late December if renewal applies.
Watch ownership changes: returned mail, warranty deeds and quitclaim deeds can prevent automatic renewal.
Compare the tax bill: tax bills are mailed in November and collected by the Tax Collector.
If missing: contact the Property Appraiser with your folio, filing date, confirmation and uploaded documents.
Tax bills and payments
Miami-Dade Property Tax Bills, Discounts, Payments and Locations
The Tax Collector collects real estate taxes after the Property Appraiser certifies values and exemptions.
Florida property-tax bills are generally mailed on or before November 1, with early-payment discounts available through February.
Typical discounts are 4% in November, 3% in December, 2% in January and 1% in February.
March payments receive no discount. Taxes are generally delinquent if not paid before April 1.
Unpaid prior-year real estate taxes can move toward tax certificate sale procedures.
Open Miami-Dade Tax Collector location examples
Downtown Miami: 200 NW 2nd Ave, Miami, FL 33128
Coral Gables: 224 Minorca Ave, Coral Gables, FL 33134
Coral Reef: 14653 SW 122 Ave, Miami, FL 33186
Florida City: 1448 N Krome Ave, Florida City, FL 33034
Hialeah Gardens: 11093 NW 138th St, Suite 1-9, Hialeah Gardens, FL 33018
Kendall: 11735 SW 147th Ave, Suite 23, Miami, FL 33196
Miami Beach: 100 16th Street, Miami Beach, FL 33139
Miami Central: 3721 NW 7th St, Miami, FL 33126
Miami Gardens: 18326 NW 7th Ave, Miami Gardens, FL 33169
North Dade Justice Center: 15555 Biscayne Blvd, North Miami Beach, FL 33160
Confirm first: services, appointment rules and hours can vary by location.
Appeals and corrections
Homestead Exemption vs. Value Appeal in Miami-Dade
A missing exemption and a wrong property value are different problems.
Start with the Property Appraiser, then use the Value Adjustment Board if the issue is not resolved and the deadline has not passed.
Exemption missing or denied
Contact the Property Appraiser first with your folio, filing confirmation and residency proof.
If denied, review the VAB petition window and whether a late-filing petition is required.
Value too high
Review just value, assessed value, SOH benefit, taxable value and property characteristics.
Use comparable sales, condition evidence and correction requests before filing a petition.
Portability problem
Confirm that the portability application was filed by March 1 with the new homestead.
Ask whether the prior county verified the old market value and assessed value.
Deed or ownership problem
Use Clerk official records for deeds, declaration of domicile and recorded documents.
Use legal help if title, trust, probate or ownership must be corrected.
Local tax districts
Why Miami-Dade Homestead Savings Vary by Municipality and Taxing Authority
The same homestead exemption can save different amounts because millage rates vary by taxing authority.
Your bill may also include non-ad valorem assessments that are not reduced by homestead exemption.
Two nearby homes can have different municipality, district, SOH, portability, senior exemption and non-ad valorem charge combinations.
Document checklist
Documents to Prepare Before Filing
Folio number: find the 13-digit folio through Miami-Dade Property Search.
Florida driver license or Florida ID: a common primary proof of permanent residence.
Florida vehicle registration or voter registration: may support the residency record.
Prior IRS return or current W-2: may help prove residence at the property address.
Bank statement or utility proof: may support actual occupancy and residence use.
Recorded declaration of domicile: useful if residency proof needs support.
Social Security information: required on Florida homestead and related exemption applications.
Trust document: required when title is held in a trust.
Prior Florida homestead details: needed if applying for portability.
Senior income proof: needed for senior and long-term senior exemptions.
Veteran, disability or survivor proof: VA, physician, SSA, service or survivor documents may be required.
Out-of-state exemption cancellation: needed if you or a spouse previously claimed a similar residency-based benefit elsewhere.
Avoid costly errors
Common Miami-Dade Homestead Exemption Mistakes
Searching only “Dade County”: use Miami-Dade Property Appraiser on official forms and portals.
Filing with the Tax Collector: payments go there, but homestead filing belongs with the Property Appraiser.
Missing March 1: regular applications and documents must be submitted by March 1.
Ignoring late-filing rules: late exemption cases may require a Property Appraiser filing before a VAB petition.
Using the seller’s tax bill: prior-owner homestead, SOH and exemptions may not transfer to your first full tax year.
Forgetting portability: moving from another Florida homestead may require a portability application by March 1.
Renting the home: rental use can reduce, remove or jeopardize homestead eligibility.
Ignoring deed changes: quitclaim deeds, warranty deeds, trusts and probate can affect exemption renewal.
Skipping the TRIM notice: August is the best early warning for value, exemption, SOH and appeal problems.
Not reporting ineligibility: Miami-Dade warns that back taxes, 15% annual interest and a 50% penalty can apply in improper exemption cases.
Important caution
Independent Information, Tax Caution and Property-Records Notice
This page is independent informational content for Dade County and Miami-Dade County homeowners.
It is not the official website of the Property Appraiser of Miami-Dade County, Miami-Dade Tax Collector, Miami-Dade Clerk, Miami-Dade County, Florida DOR or any government agency.
It is not legal advice, tax advice, a TRIM notice, a tax bill, an exemption approval or a Value Adjustment Board decision.
Verify exemption amounts, CPI adjustments, filing dates, office hours, forms, appeal deadlines and payment rules directly with official sources.
Property records should be used only for property-tax, appraisal, ownership-reference and public-record purposes.
Do not use property-record information for employment screening, tenant screening, credit eligibility, insurance underwriting or any Fair Credit Reporting Act regulated purpose.
FAQs
Dade County / Miami-Dade Homestead Exemption FAQs
Is Dade County homestead exemption the same as Miami-Dade homestead exemption?
Yes for search intent. The common phrase “Dade County” usually refers to Miami-Dade County, Florida.
Use the Property Appraiser of Miami-Dade County for official filing.
Where do I file the Dade County homestead exemption?
File with the Property Appraiser of Miami-Dade County.
The Tax Collector handles payment after the property-tax bill is issued.
What is the Miami-Dade homestead exemption deadline?
The regular deadline is March 1 of the tax year.
Late filing may be possible from March 2 until the expiration date shown on the August notice.
How much is the Florida homestead exemption in Miami-Dade for 2026?
The first $25,000 applies to all property taxes, including school taxes.
For 2026, the additional non-school amount can be up to $26,411, making the total non-school exemption up to $51,411.
Does the second homestead exemption apply to school taxes?
No. Miami-Dade explains that the second homestead exemption excludes School Board taxes.
It applies to qualifying assessed value above $50,000 for non-school levies.
Can I apply for Miami-Dade homestead exemption online?
Yes. Miami-Dade provides an online exemption filing portal.
You can also submit by document, email/contact route or appointment where allowed by the Property Appraiser.
What is portability in Miami-Dade?
Portability lets many homeowners transfer part of the Save Our Homes assessment difference from a prior Florida homestead to a new Florida homestead.
Miami-Dade says the transferable amount can be up to $500,000 if the rules are met.
Does renting affect Miami-Dade homestead exemption?
Yes. Miami-Dade says rental property does not qualify.
If only part of the primary residence is rented, the exemption may be prorated for the portion the owner occupies.
What is the 2026 Miami-Dade VAB petition deadline?
The Miami-Dade Clerk lists September 18, 2026 as the timely petition deadline for the 2026 tax year.
Confirm the deadline directly before filing because VAB timing is strict.
What if my Miami-Dade homestead exemption is denied?
Contact the Property Appraiser first to understand the denial and correct missing documents.
If unresolved, review the Value Adjustment Board petition process and deadline.
Official resources