Miami-Dade property-tax guide • 2026 official-source update
Miami-Dade County Homestead Exemption: 2026 Rules, Filing, Save Our Homes & Tax Savings
If you own a home in Miami-Dade County and made it your permanent Florida residence, homestead exemption can reduce its taxable assessment and establish eligibility for Florida’s Save Our Homes assessment limitation.
For 2026, the first $25,000 of qualifying homestead exemption applies to school and non-school ad valorem taxes. Florida’s inflation-adjusted additional exemption is $26,411 for 2026 and applies to qualifying assessed value above $50,000 for non-school levies. A sufficiently valued homestead can therefore receive up to $51,411 of assessment reduction for applicable non-school taxes.
The regular filing period has passed. Because March 1, 2026 fell on a Sunday, Florida’s filing rule moved the timely deadline to the next business day. Miami-Dade’s current late-filing form requires the applicant to explain extenuating circumstances and provide all required documents by the deadline connected to the August TRIM Notice.
The separate Miami-Dade 2026 Value Adjustment Board petition deadline is September 18, 2026. If you are late, have received a denial, or are unsure which deadline applies, contact the Property Appraiser immediately rather than waiting for the generic September 20 statutory outer date.
Fast answer
Miami-Dade Homestead Exemption Quick Facts for 2026
Even when the property is inside the City of Miami, Miami Beach, Hialeah, Coral Gables, Homestead, Doral or another municipality, the homestead exemption is administered countywide by the Property Appraiser of Miami-Dade County. Municipalities can still affect your tax bill through their own millage rates and local-option senior exemptions.
Important 2026 source update
Why Some Miami Homestead Pages Still Show Older Numbers
Miami-Dade’s current homestead webpage explains Florida’s Amendment 5 inflation adjustment using the original 2025 implementation figure. It correctly states that the amount is recalculated each subsequent year.
2025 example
$50,722 total$25,000 basic exemption plus the 2025 inflation-adjusted additional exemption of $25,722.
Current 2026 amount
$51,411 maximum$25,000 basic exemption plus the current 2026 additional exemption of $26,411.
Current SOH cap
2.7%The 2025 Save Our Homes cap was 2.9%; the official 2026 cap is 2.7%.
When an official explanatory webpage contains a prior-year example, use the latest Florida Department of Revenue annual schedule for the year you are actually calculating. For this article, the applicable year is 2026.
Not simply “$50,000 off”
How the 2026 Miami-Dade Homestead Exemption Is Calculated
Florida applies the exemption in separate assessment bands. This matters because the additional 2026 exemption does not reduce the School Board taxable value.
Understand your property record
Market Value, Assessed Value and Taxable Value Are Different
A common mistake is subtracting the homestead exemption directly from the home’s sale price. Florida property taxes use a sequence of different values.
Property Appraiser’s estimate of market value.
Save Our Homes or another applicable assessment limitation.
Value after applicable assessment limitations.
Homestead and other qualifying exemptions are deducted.
Taxing authority applies its millage rate.
Because the additional homestead exemption does not apply to School Board taxes, the school taxable value can be higher than the taxable value used by Miami-Dade County, a municipality or another qualifying non-school taxing authority.
Core requirements
Who Qualifies for Miami-Dade Homestead Exemption?
You must hold legal or qualifying equitable title in the property as of January 1.
The property must be established as the qualifying permanent Florida residence by January 1.
The facts and documents must support Miami-Dade/Florida as the genuine permanent residence.
Direct ownership, qualifying equitable interests and some trust interests can qualify.
Another homestead or equivalent permanent-residency property-tax benefit elsewhere can create a problem.
Miami-Dade publishes citizenship, permanent-resident and dependent-residence requirements that must be satisfied for the individual applicant’s situation.
Florida homestead law can recognize a qualifying permanent residence maintained for a person who is legally or naturally dependent on the owner. Miami-Dade publishes separate documentation requirements for unusual dependent or immigration-status situations, so these applications should be documented rather than assumed.
How the office tests your claim
What Miami-Dade Uses to Verify Permanent Residence
Permanent residence is determined from the overall facts—not merely from writing a Miami address on the application. The current Property Appraiser guidance and DR-501 identify several types of evidence.
Address and issuance information help establish Florida residence.
Vehicle-registration information can be compared with the claimed homestead address.
Voting residence can support permanent-residence intent.
The address used for federal tax/employment records is another residency indicator.
BCPA lists accounts registered to the property as potential supporting evidence.
Payments for utilities at the residence can support occupancy.
A recorded Miami-Dade Declaration of Domicile can support the residence claim.
The current DR-501 asks for the applicant’s current employer.
The state application can consider where dependent children attend school.
The application asks about prior non-Florida residence and when it was terminated.
Update your Florida ID and vehicle-registration information before filing when those records still show an old address. Inconsistent government records do not automatically decide the case, but they can create avoidable follow-up questions.
Prepare before opening the portal
Documents and Information Needed for Miami Homestead Exemption
The customized 2026 Miami-Dade DR-501 asks for substantially more than the homeowner’s name and address. Having the information ready makes the application faster and reduces the chance of an incomplete filing.
Property information
- Homestead property address
- Mailing address if different
- Parcel / folio number or legal description
- Type and date of deed
- Recording book/page or instrument information when applicable
Personal information
- Full applicant and co-applicant names
- Phone information
- Date of birth
- Social Security number
- Citizenship / qualifying residency information
- Percentage of ownership
Permanent-residence details
- Date homestead was established
- Florida driver’s license / ID information
- Vehicle-registration information
- Voter-registration information
- Declaration of Domicile information if applicable
- Current employer
- Address on the last federal income-tax return
Ownership and marital questions
- Names/addresses of nonresident owners
- Marital status
- Relationship between co-applicants
- Whether another residency exemption is claimed elsewhere
- Prior Florida homestead information
If title is held in trust
Miami-Dade requires trust documentation so the Property Appraiser can verify that the applicant holds sufficient legal or beneficial rights to qualify.
If you had a prior Florida homestead
Prepare the previous property address, county and homestead history. A previous Florida homestead during the qualifying period can trigger a separate Save Our Homes portability application.
The 2026 DR-501 states that Social Security number disclosure is mandatory under Florida law for exemption verification. The form also states that these numbers are confidential under the applicable property-record statute. Use Miami-Dade’s official secure filing process rather than sending sensitive information casually.
What staff currently tell applicants to bring
Miami-Dade Homestead Filing Preparation Checklist
Miami-Dade Property Appraiser outreach materials provide a useful real-world checklist for homeowners seeking exemption assistance.
Florida driver’s license or state ID showing the residence address for applicable owners.
Florida vehicle registration showing the residence address for household vehicles where applicable.
Social Security number for each owner and spouse when required—provide the number through the proper process rather than carrying the Social Security card unnecessarily.
Recorded ownership information, deed or recent property-tax information when useful.
Permanent-resident documentation when the applicant is not a U.S. citizen.
Marriage or domestic-partnership documentation when relevant to joint ownership.
Death documentation when the application involves inherited ownership or a deceased owner.
Recent closing documents when ownership was acquired recently.
Military deployment or disability documentation when applying for an additional specialized exemption.
Information about any previous Florida homestead if you may qualify for portability.
Do this before filing
Find Your Miami-Dade Property Record and 13-Digit Folio
Miami-Dade Property Appraiser assigns a unique 13-digit folio number to a property. The official Property Search can be used before filing to verify the ownership record and see existing exemptions.
Useful information shown on the property record
- Ownership information
- Property characteristics
- Sales history
- Market / just value
- Assessed value
- Exemption benefits
- Taxable values
- Aerial imagery
- Map information
- Building sketch where available
Application workflow
How to Apply for Homestead Exemption in Miami-Dade County
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1
Confirm the correct tax year
A homestead application is tied to the January 1 status for that tax year. Do not assume that moving into the property later in the year creates retroactive January 1 eligibility.
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2
Search the official property record
Verify the owner name, property address, folio and existing exemptions.
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3
Confirm permanent Florida residence
Check that your identification, residence records and actual living arrangements support the claim.
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4
Prepare identity, ownership and household information
Gather the information requested by the current DR-501 before starting the online application.
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5
Open Miami-Dade’s secure Application Portal
Use the Property Appraiser’s official portal rather than a commercial “homestead filing” service.
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6
Enter each relevant owner and spouse detail
Answer ownership, marriage, residence and Social Security questions accurately.
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7
Identify prior Florida homestead
If you previously had homestead protection elsewhere in Florida, provide the prior information so portability can be evaluated.
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8
Review other available exemptions
Senior, veteran, disability, surviving-spouse, deployed-military and other benefits can require additional applications or documentation.
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9
Submit all required documents
An incomplete application can require follow-up and can be especially risky during late filing.
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10
Save your filing confirmation
Keep the confirmation, application date and submitted documents for your records.
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11
Track the application
Use Miami-Dade’s official exemption-status tracker rather than assuming that submission equals approval.
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12
Check the August TRIM Notice
Verify that the approved exemption and taxable values are shown correctly. Contact the Property Appraiser promptly if something is missing.
Official filing channels
Online, Email, Appointment or Walk-In Filing
Online
Use the secure Miami-Dade Property Appraiser exemption application portal.
Open Application PortalElectronic Contact Form
Miami-Dade also permits completed documents to be submitted through its official Contact Form workflow.
Contact Property AppraiserAppointment
Schedule assistance at the downtown or South Dade location when the application involves unusual ownership, trust, residency or other documentation.
Office InformationWalk-In
Miami-Dade’s homestead page currently lists walk-in service at the Stephen P. Clark Center and South Dade Government Center.
2026 time-sensitive instructions
Missed the Miami-Dade Homestead Exemption Deadline?
The customized current DR-501 includes an Extenuating Circumstances for Late-Filed Exemption Application page. It says the Property Appraiser will process the late application after all required documents are supplied if the office finds sufficient evidence that the applicant was unable to file timely or otherwise establishes qualifying extenuating circumstances.
What the 2026 late-filing form requires
Provide the specific circumstances rather than simply writing “forgot.”
You still must prove the January 1 ownership/residence requirements.
An incomplete application can fail even when the underlying residence would otherwise qualify.
The late form says extenuating-circumstances information and required documentation must be supplied no later than the 25th day after the TRIM Notice is mailed.
The current 2026 VAB system lists September 18, 2026 as its petition deadline. If a VAB petition is required, missing that date can create a separate problem.
If you believe you qualified on January 1 but have not filed, call 305-375-4712 and begin the late application immediately. Do not wait until September merely because a general webpage says “on or before September 20.”
After you submit
How to Check Your Miami-Dade Homestead Application Status
Submission is not the same thing as approval. Miami-Dade provides a separate online tool for checking whether an exemption application was received and for reviewing its status.
Practical 2026 tool
Miami-Dade Homestead Exemption Savings Calculator
Miami-Dade properties can have different millage rates depending on municipality and taxing districts. Enter the rates shown on the applicable TRIM Notice instead of using a generic “Miami tax rate.”
It calculates only the direct basic/additional exemption using the entered millage rates. It does not value accumulated Save Our Homes savings, portability, senior or veteran benefits, non-ad valorem assessments, special districts or future tax-rate changes.
The long-term benefit
Save Our Homes in Miami-Dade County: 2026 Cap Is 2.7%
Florida’s Save Our Homes assessment limitation generally begins the year after the property first receives homestead exemption and continues while the property remains eligible.
Prior SOH assessed value: $400,000
A 2.7% ordinary cap produces:
This simplified example assumes no addition, ownership change, qualifying correction or other statutory adjustment that would alter the calculation.
Millage rates can change. A city, county, school district or other taxing authority may adjust its rate, and non-ad valorem assessments are calculated separately.
A counterintuitive Florida rule
Why Miami-Dade Assessed Value Can Rise When Market Value Falls
Save Our Homes can create a gap between a property’s just value and its lower capped assessed value. When that gap exists, Florida’s recapture rules can allow the assessed value to increase by the permitted annual amount even when just value falls, as long as assessed value does not exceed just value.
Looking only at “market value decreased” does not tell you whether a Save Our Homes assessment should also decrease.
Critical for Miami homebuyers
Do Not Estimate Your Future Taxes From the Seller’s Tax Bill
A home’s current taxable assessment may contain years of accumulated Save Our Homes protection belonging to the seller. A sale can trigger reassessment for the next tax year.
Run a new-owner estimate using the purchase/current market-value assumptions and your own portability facts.
Moving from another Florida homestead
Miami-Dade Save Our Homes Portability
Your old homestead exemption itself does not move to a Miami-Dade property. You apply for a new homestead exemption.
What may transfer is some or all of the difference between the just value and the lower Save Our Homes assessed value of the previous Florida homestead.
Important Miami-Dade portability rules
- The previous property must have received a qualifying Florida homestead exemption.
- You must establish and apply for homestead on the new Miami-Dade residence.
- Florida’s maximum transferable assessment difference is generally $500,000.
- The new homestead generally must be established by January 1 of the third year after the prior homestead was abandoned.
- Moving to a more valuable home and moving to a less valuable home use different statutory calculations.
- Joint owners, former spouses and split ownership can require allocation of the prior assessment difference.
- Miami-Dade’s portability material states that all owners of a jointly owned prior homestead must satisfy the applicable abandonment/transfer rules.
New home worth at least as much
The eligible prior assessment difference can generally be carried forward up to the statutory maximum.
New home worth less
The benefit is generally reduced proportionally rather than transferring the entire dollar difference.
Ownership is not always simple
Trusts, Co-Owners and Fractional Interests
Owner on deed
Conventional legal ownership can qualify when the remaining residence requirements are met.
Qualifying beneficial ownership
Florida homestead law can recognize qualifying equitable ownership rather than requiring only a conventional fee-simple deed structure.
Trust documents required
Miami-Dade’s current homestead page specifically says a copy of the trust document must be provided when title is held in trust.
Ownership shares can matter
Homestead treatment can be affected by the applicant’s percentage of ownership and how title is held. The current DR-501 specifically asks for each applicant’s percentage interest.
Do not assume the exemption will automatically continue unchanged. Miami-Dade says automatic renewal receipts are not sent following ownership changes such as warranty or quitclaim deeds. A qualifying prior owner who remains an owner and continues residing at the property can sometimes retain the exemption, but the updated title must be reviewed.
Airbnb, tenants and moving out
Renting a Miami Homestead Can Put the Exemption at Risk
Florida law treats rental of all or substantially all of a homesteaded dwelling as potentially inconsistent with the permanent-residence requirement when the owner no longer occupies the property.
A limited or partial rental is not automatically identical to abandoning the entire residence. Facts matter.
This can constitute abandonment of homestead and cause the exemption and SOH benefit to be removed.
Florida law includes a special rule involving rentals exceeding 30 days during two consecutive calendar years.
Miami-Dade tells owners to report changes affecting eligibility. An exemption remaining temporarily on the property record does not make an ineligible claim valid.
After the first approval
Does Miami-Dade Homestead Exemption Renew Automatically?
Yes, the basic exemption is generally automatically renewed while the owner and property continue to qualify. Miami-Dade mails a Residential Renewal Receipt in late December.
Keep the renewal receipt for your records.
The office can send a follow-up questionnaire when USPS returns the renewal receipt.
Warranty and quitclaim deed changes trigger review.
Do not continue claiming an exemption after you stop qualifying.
Miami-Dade says that if the prior homestead applicant remains an owner and continues residing at the property after the ownership change, the exemption can still renew. This is why a deed change should be reviewed rather than assuming either automatic cancellation or automatic continuation.
Report eligibility changes
Improper Miami-Dade Homestead Claims Can Become Expensive
Miami-Dade tells owners that failure to report an eligibility change can result in back taxes for prior affected years plus statutory interest and penalties.
Miami-Dade specifically says you must cancel the Miami-Dade homestead when applying for homestead exemption in another Florida county. Portability and cancellation are separate steps: portability transfers eligible assessment benefit; it does not mean you continue claiming two homesteads.
Suspected homestead fraud can be reported to Miami-Dade Property Appraiser’s investigation unit at 305-375-3402.
Additional 2026 relief
Miami-Dade Senior Homestead Exemption
Homeowners age 65 or older may qualify for an additional local-option senior exemption when the property already qualifies for homestead and the household income requirement is met.
2026 senior application requirements
- At least one qualifying homeowner must be age 65 or older as of January 1.
- The property must qualify for regular homestead exemption.
- Combined household adjusted gross income for 2025 cannot exceed $38,686.
- Use the applicable DR-501 senior selection.
- Complete the Household Income Sworn Statement and Return, DR-501SC.
- Each eligible senior should apply individually.
- Income of household members must be included under the applicable rules.
This is a local-option benefit. Miami-Dade County and individual municipalities can adopt different senior exemption levels, while the School Board is excluded. Do not use a prior-year city chart as proof of the 2026 municipal benefit; verify the current taxing-authority treatment on Miami-Dade’s current senior guidance and your TRIM Notice.
25-year residency benefit
Miami-Dade Long-Term Resident Senior Exemption
Florida also allows participating county and municipal governments to provide a larger exemption to qualifying low-income seniors who have remained in the same residence for at least 25 years.
Where an eligible local government has adopted the long-term option, it can eliminate that participating county or municipal government’s ad valorem portion for a qualifying homeowner. It does not automatically eliminate School Board taxes, other independent taxing-authority levies or non-ad valorem assessments.
Check before submitting
Other Miami-Dade Property-Tax Benefits That May Apply
Widow / Widower
Separate Florida exemption for qualifying widowed residents.
Blind Person
Qualifying blind residents can apply for the statutory exemption.
Total & Permanent Disability
A basic disability exemption exists in addition to more extensive full-exemption categories.
Disabled Veteran
Qualifying service-connected disabled veterans can receive a separate exemption.
Qualifying Totally Disabled Veteran
Certain service-connected total and permanent disabilities can qualify for complete ad valorem relief.
Combat-Disabled Veteran Age 65+
The qualifying discount can correspond to the veteran’s service-connected combat disability percentage.
Qualifying Totally Disabled Civilian
Certain total/permanent disability categories can qualify subject to statutory and income requirements.
Disabled First Responder
Qualifying total and permanent line-of-duty disability can produce full ad valorem relief.
Deployed Servicemember
A separate exemption can be calculated using qualifying deployment days.
Parent / Grandparent Living Quarters
Qualifying “granny flat” construction can receive a reduction generally limited by the construction value and statutory 20% cap.
Different from an exemption
Need Cash-Flow Relief? Miami-Dade Also Has Homestead Tax Deferral
Property-tax deferral is not another exemption. An exemption reduces taxable value; a deferral postpones payment of qualifying taxes and creates a lien that generally accrues interest.
Reduces taxable assessment
- Can reduce annual ad valorem tax
- No repayment of the legitimate exemption
- Administered by Property Appraiser
Postpones payment
- Tax remains owed
- Deferral becomes a lien
- Interest applies
- Administered through Miami-Dade Tax Collector process
Miami-Dade’s current Tax Collector guidance includes income-based deferral options and statutory equity/mortgage limitations. Homeowners considering deferral should review the current application carefully because it is a financing/cash-flow mechanism rather than permanent tax forgiveness.
Miami-Dade Homestead Tax DeferralUse the correct office
Property Appraiser vs. Tax Collector vs. VAB
Miami-Dade Property Appraiser
- Homestead exemption
- Save Our Homes assessment
- Portability
- Senior exemptions
- Property value
- Property records
- Exemption status
Miami-Dade Tax Collector
- Property-tax bills
- Tax payments
- Payment discounts
- Delinquent-payment matters
- Homestead tax deferral
Property-tax line: 305-375-5448
Value Adjustment Board
- Denied homestead exemption
- Other exemption disputes
- Assessment-value petitions
- Classification disputes
- Portability disputes
Taxing authorities adopt rates. The Property Appraiser determines values and qualifying exemptions. The Tax Collector issues/collects the resulting taxes.
If something is missing or denied
How to Challenge a Miami-Dade Homestead Exemption Decision
Start by contacting the Property Appraiser during the TRIM review period. Miami-Dade encourages owners to discuss exemption or assessment concerns with staff because some issues can be corrected without a formal Value Adjustment Board proceeding.
Current 2026 petition deadline: September 18, 2026
Stephen P. Clark Government Center
111 NW 1st Street, Suite 1720
Miami, FL 33128
Phone: 305-375-5641
Email: vabemail@miamidade.gov
Local filing help
Miami-Dade Property Appraiser Offices & Contacts
Stephen P. Clark Center
111 NW 1 Street
Suite 710
Miami, FL 33128
Public Service / Residential Exemptions:
305-375-4712
Hours:
Monday–Friday
8:00 a.m.–5:00 p.m.
excluding published holidays
South Dade Government Center
10710 SW 211 Street
2nd Floor / Suite 207
Cutler Bay, FL 33189
Public Service – South Dade:
305-232-3810
Hours:
Monday–Friday
8:00 a.m.–5:00 p.m.
excluding published holidays
Stephen P. Clark Center
If your application involves a trust, complicated co-ownership, immigration documentation, late-filing circumstances or a denied exemption, call before traveling so you know which documents staff need to review.
Miami-Dade Property Appraiser asks persons needing accessible materials, sign-language interpretation or another accommodation to contact ADA@miamidadepa.gov or 305-375-1210 approximately five days in advance. Florida Relay users may dial 711.
Miami-Dade warns that email addresses and electronic communications can be public records under Florida law. If you do not want your email address released in response to a public-records request, use phone or written contact as directed by the office.
Problems homeowners actually encounter
Miami Homestead Exemption Troubleshooting Guide
Check the official exemption-status tracker first, then review the property record and TRIM Notice.
The seller’s current-year exemption can remain visible during the sale year. It does not mean your own application has been approved.
Check Save Our Homes, recapture and whether the property had a change in ownership or qualifying improvement.
The additional $26,411 exemption for 2026 does not apply to School Board taxes.
File your new homestead and separately apply for portability when eligible.
Review the current Miami-Dade late-filing form immediately; 2026 late filing requires extenuating-circumstances evidence and is tied to TRIM/VAB deadlines.
Supply the trust documentation requested by the Property Appraiser so beneficial ownership can be reviewed.
Ownership changes can interrupt automatic renewal processing. Contact the PA rather than assuming the old exemption remains valid.
Review the permanent-residence and rental-abandonment rules immediately.
The basic homestead does not automatically convert into every senior benefit. Review the separate senior application and annual income limit.
Contact the PA first and preserve the separate Value Adjustment Board deadline.
Review Miami-Dade’s separate homestead tax-deferral program rather than assuming another exemption exists.
Frequently asked questions
Miami-Dade County Homestead Exemption FAQs
How much is the Miami-Dade homestead exemption in 2026?
The first $25,000 applies to qualifying school and non-school ad valorem taxes. Florida’s additional 2026 homestead exemption is $26,411 and applies to qualifying assessed value above $50,000 for non-school levies. The maximum applicable non-school assessment reduction is therefore $51,411 when the property’s assessed value is sufficient to use both layers.
Why does the Miami-Dade Property Appraiser page mention $50,722?
That figure is the 2025 implementation example following Florida’s Amendment 5. The Miami-Dade page explains that the additional exemption is recalculated annually. Florida Department of Revenue’s January 2026 schedule sets the 2026 additional exemption at $26,411, making the current maximum applicable non-school reduction $51,411.
Does the full $51,411 Miami homestead exemption reduce School Board taxes?
No. The first $25,000 basic exemption applies to school taxes. The additional $26,411 exemption for 2026 applies to qualifying non-school levies and does not reduce the School Board taxable value.
Who handles homestead exemption in the City of Miami?
The Property Appraiser of Miami-Dade County administers the homestead exemption countywide, including properties inside the City of Miami and other Miami-Dade municipalities.
What is the normal Miami-Dade homestead exemption deadline?
Florida’s regular filing deadline is March 1. When March 1 falls on a Saturday, Sunday or legal holiday, the deadline moves to the next business day under the rule cited on Miami-Dade’s current DR-501. March 1, 2026 was a Sunday.
Can I still file a late Miami-Dade homestead application in 2026?
Potentially. Miami-Dade’s current 2026 late-filing form requires the applicant to provide extenuating circumstances plus all required exemption documentation within the TRIM-related deadline. Contact the Property Appraiser immediately because late filing is not simply an automatic extension.
What is the 2026 Miami-Dade VAB deadline?
The current Miami-Dade 2026 Value Adjustment Board portal lists September 18, 2026 as the petition deadline. This should not be confused with the Property Appraiser’s ordinary homestead filing process.
I bought my Miami home after January 1. Can I get homestead for that same year?
Homestead eligibility for a tax year is based on ownership and permanent-residence status as of January 1. Acquiring or moving into a property after January 1 generally means the new owner prepares for the following tax year’s exemption rather than receiving retroactive January 1 eligibility.
Where do I apply for homestead exemption in Miami-Dade?
Apply through the Property Appraiser of Miami-Dade County. The office provides an official online Exemption Application Portal plus electronic and in-person filing options.
How do I check whether Miami-Dade received my application?
Use the Property Appraiser’s official Exemption Application Status tool. You should also verify the exemption on the property record and August TRIM Notice after the review is completed.
What documents prove permanent residence for Miami homestead?
Miami-Dade lists evidence such as a valid Florida driver’s license or ID, Florida vehicle registration, Florida voter registration, federal tax or W-2 information, bank statements, utility-payment evidence and a recorded Declaration of Domicile. The entire residence pattern can be considered.
Do I need a Miami-Dade Declaration of Domicile?
It is one form of permanent-residence evidence identified by the Property Appraiser, but it is not the only possible evidence. The application should be supported by the documentation appropriate to the applicant’s circumstances.
Do I have to provide my Social Security number?
The current DR-501 states that disclosure is mandatory under Florida law for verification of taxpayer identity and homestead-exemption information. The form also states that Social Security numbers are confidential under the applicable property-record statute.
Can a property in a trust receive Miami-Dade homestead exemption?
Potentially. Miami-Dade requires a copy of the trust documentation when title is held in trust so the Property Appraiser can determine whether the applicant holds sufficient qualifying legal or equitable ownership rights.
What is Save Our Homes in Miami-Dade?
Save Our Homes is Florida’s assessment limitation for qualifying homestead property. Beginning after the first homestead year, annual increases in assessed value are generally limited to the lower of 3% or the applicable CPI change, subject to statutory exceptions.
What is the Miami-Dade Save Our Homes cap for 2026?
Florida Department of Revenue’s January 2026 schedule sets the 2026 Save Our Homes assessment cap at 2.7%, because the relevant CPI change was 2.7%, which is lower than the 3% statutory maximum.
Can my assessed value go up when Miami-Dade market value goes down?
Yes. When Save Our Homes assessed value remains below just value, Florida’s recapture rules can allow the assessed value to increase by the permitted annual amount even during a year when just value declines, provided assessed value does not exceed just value.
Does the seller’s homestead exemption transfer to me?
No. A seller’s current-year exemption and Save Our Homes assessment can remain visible during the year of sale, but the buyer must separately qualify and file. A change in ownership can also cause reassessment for the following tax year.
Can I transfer my previous Florida Save Our Homes benefit to Miami-Dade?
Potentially. Florida portability allows eligible homeowners to transfer some or all of a prior homestead assessment difference to a new Florida homestead. You must file for the new homestead and submit the applicable portability application.
How much portability can I transfer?
Florida generally limits the transferable Save Our Homes assessment difference to $500,000. The actual amount depends on the old property’s just and assessed values, the new property’s value, ownership shares and whether you moved to a more or less valuable residence.
How long do I have to use Florida portability?
The new homestead generally must be established by January 1 of the third year after the prior Florida homestead was abandoned. This is why calculating from the closing date alone can produce the wrong deadline.
Can I rent my Miami homestead and keep the exemption?
Renting all or substantially all of the home while no longer occupying it can constitute abandonment. Florida law also contains special rules for rentals exceeding 30 days in consecutive calendar years. Contact the Property Appraiser before converting an exempt residence into a rental.
Does Miami-Dade homestead exemption automatically renew?
Generally yes while eligibility remains unchanged. Miami-Dade sends an annual Residential Renewal Receipt. Ownership changes, returned mail and other status changes can trigger additional review.
What happens if I improperly claim Miami-Dade homestead exemption?
Miami-Dade warns that an improper exemption can result in recovery of exempted taxes for prior affected years, statutory interest, a 50% penalty and a tax lien. The office describes a potential 10-year look-back and 15% annual interest.
What is the 2026 Miami-Dade senior exemption income limit?
For 2026 eligibility, Miami-Dade states that combined household adjusted gross income for 2025 cannot exceed $38,686. At least one qualifying homeowner must also be age 65 or older as of January 1 and the property must qualify for regular homestead.
Does every Miami-Dade city give seniors the same exemption?
No. Senior exemptions are local options for county and municipal governments and do not apply to the School Board. The benefit can therefore differ according to the municipality and taxing authority.
What is the Miami-Dade 25-year senior exemption?
The long-term resident senior exemption can apply where adopted when a qualifying homeowner is at least 65, meets the annual household-income requirement, has lived in the home for at least 25 years and satisfies the initial market-value test of less than $250,000.
Does homestead exemption remove non-ad valorem assessments?
Generally no. Non-ad valorem assessments are charges not calculated from taxable property value, such as certain special district or service assessments. Reducing taxable value through homestead does not automatically eliminate those charges.
Who do I contact to pay Miami-Dade property taxes?
Property-tax billing and payment are handled by the Miami-Dade Tax Collector, not the Property Appraiser. The Property Appraiser handles values, exemptions and assessment benefits.
What is homestead tax deferral in Miami-Dade?
Homestead tax deferral is a separate program that can postpone payment of qualifying property taxes for eligible homeowners. Unlike an exemption, a deferral generally creates a lien and accrues interest, so it should not be treated as tax forgiveness.
Primary-source research
Official Sources Used for This Miami-Dade Homestead Guide
This guide prioritizes the government agency responsible for each part of the process: Miami-Dade Property Appraiser for exemptions and assessments, Florida Department of Revenue for statewide annual amounts and assessment rules, Miami-Dade VAB for petitions, and Miami-Dade Tax Collector for payment and deferral.
This article was reviewed against current official sources on August 23, 2026. The 2026 calculation deliberately uses the Florida Department of Revenue’s current $26,411 additional exemption and 2.7% Save Our Homes cap, even though some Miami-Dade explanatory content still displays prior-year figures while describing the inflation-adjustment system.
Filing deadlines, annual CPI adjustments, income limits, municipal senior options, millage rates and office procedures can change. Recheck the official tax-year source before making a consequential filing or tax decision.
Independent Property-Tax Guide: This website is an independent informational resource. It is not operated by, affiliated with, sponsored by or endorsed by the Property Appraiser of Miami-Dade County, Miami-Dade County, Miami-Dade Tax Collector, Miami-Dade Value Adjustment Board, Florida Department of Revenue, City of Miami or another government agency.
This guide explains publicly available homestead-exemption rules and government procedures. It does not make an eligibility determination or provide legal, financial or tax advice. Ownership structure, permanent residence, marital status, trust language, rental use, prior Florida homestead, immigration/residency status and other facts can change the result. Verify a consequential filing question with the Property Appraiser responsible for the property.