Miami-Dade County, Florida • Homestead exemption application guide • reviewed September 8, 2026
Miami-Dade County FL Homestead Exemption Application Guide: Deadline, Online Filing, Documents, Savings and Local Contacts
The Miami-Dade homestead exemption application is filed with the Property Appraiser of Miami-Dade County.
It can reduce taxable value on a Florida home you own and use as your permanent residence.
The normal filing deadline is March 1. Late filing may be possible from March 2 until the deadline shown on the August TRIM notice.
The Tax Collector handles tax bills and payments. The Property Appraiser handles exemptions, values, portability and exemption status.
Fast answer
Miami-Dade Homestead Exemption Quick Facts
Use this office for homestead, senior, portability, disability, veteran and widow/widower exemptions.
Applications and required documents must normally be submitted by March 1.
Miami-Dade allows late exemption applications until the expiration shown on the August TRIM notice.
Florida’s 2026 total includes the first $25,000 plus a CPI-adjusted additional non-school amount.
After the first homestead year, assessed value increases are limited by Save Our Homes.
Use the folio number for property search, application tracking, tax bills and VAB petitions.
Apply online through the official Miami-Dade Property Appraiser portal, save the confirmation, then check your exemption status before relying on the November tax bill.
Local office decoder
Miami-Dade Offices, Addresses, Phone Numbers and Roles
Property Appraiser of Miami-Dade County
Best for: homestead applications, exemption status, property values, TRIM notice, portability and assessment questions.
Property Appraiser: Tomás Regalado
Downtown office: Stephen P. Clark Center, 111 NW 1 Street, Suite 710, Miami, FL 33128
Phone: 305-375-4712
Email: PAWebmail@MiamiDadePA.gov
Hours: Monday–Friday, 8:00 AM–5:00 PM, excluding holidays.
Open Property Appraiser contact pageSouth Dade Property Appraiser Office
Best for: in-person exemption and property-value help for South Miami-Dade homeowners.
Address: South Dade Government Center, 10710 SW 211 Street, Suite 207, Cutler Bay, FL 33189
South Dade phone: 305-232-3810
Residential exemptions: 305-375-4712
ADA accommodation email: ADA@MiamiDadePA.gov
Schedule a Property Appraiser appointmentMiami-Dade County Office of the Tax Collector
Best for: property tax bills, payments, discounts, receipts, delinquency, tax certificates and homestead tax deferral.
Tax Collector: Dariel Fernandez
Address: 200 NW 2nd Ave, Miami, FL 33128
Phone: 305-375-5448
Hours: Monday–Friday, 8:00 AM–5:00 PM; Saturday, 8:00 AM–1:00 PM.
Open Tax Collector websiteMiami-Dade Value Adjustment Board
Best for: petitions after a value dispute, exemption denial, portability denial or late-file exemption issue.
Clerk: Juan Fernandez-Barquin, Esq., Clerk of the Court and Comptroller
VAB office: 111 NW 1st Street, Room 1720, Miami, FL 33128
Phone: 305-375-5641
2026 value petition deadline: September 18, 2026.
Open Miami-Dade VAB pageCounty policy and commissioner contact path
County Mayor: Daniella Levine Cava.
Board of County Commissioners: 13-member commission that sets county policy and adopts countywide budget decisions.
Use for: budget, millage hearing, public meeting and district representation questions.
Do not use for: individual homestead approval, exemption status or property value corrections.
Open Board of County CommissionersMap to the main homestead filing office
The main Property Appraiser office is inside the Stephen P. Clark Center in Downtown Miami.
Use Suite 710 for Property Appraiser services. Bring your folio, Florida ID and any application documents.
Content gap fix
Details Many Miami-Dade Homestead Guides Miss
The Tax Collector is not the filing office: exemption applications go to the Property Appraiser, while tax bills and payments go to the Tax Collector.
The late-file rule is important: Miami-Dade says late applications may be filed from March 2 until the expiration shown on the August TRIM notice.
The 2026 exemption is CPI-adjusted: Florida’s additional non-school homestead amount is $26,411 for 2026, making the possible regular homestead total up to $51,411.
The second exemption does not reduce school taxes: the additional homestead amount applies to non-school levies only.
Seller savings can mislead buyers: a seller’s Save Our Homes cap can be removed the next tax year after sale.
Portability is not automatic: Florida movers should file the portability request with the new homestead application.
Trusts need extra review: if title is held in a trust, Miami-Dade requires trust documentation.
Rental use can reduce or cancel benefits: rental property does not qualify, and partial rental may receive only a prorated exemption.
TRIM notice is not a tax bill: it is used to check proposed values, exemptions, tax authorities and appeal deadlines.
Non-ad valorem assessments may remain: special assessments and service charges are not always reduced by homestead.
Filing workflow
How to Apply for Miami-Dade Homestead Exemption Online
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Confirm January 1 eligibility.
You must have legal or equitable title and use the property as your permanent residence as of January 1.
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Update Florida residency documents.
Your Florida driver license, Florida ID, vehicle registration or voter registration should support the Miami-Dade residence.
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Find the 13-digit folio number.
Use the Property Appraiser search to confirm the folio, address, owner, sales history, values and existing exemptions.
Open Miami-Dade Property SearchAfter opening: search by address, owner name or folio. Open the matching parcel and review ownership, assessed value, taxable value, exemptions, TRIM notice and tax districts. -
Open the official exemption portal.
Create or access your account, then start the homestead exemption application.
Open Miami-Dade exemption portalAfter opening: register or log in, choose Homestead Exemption, enter the folio, answer residency questions, upload proof and submit before the deadline. -
Add related benefits when eligible.
Miami-Dade’s portal also supports senior, portability, widow/widower, veteran and disability benefits.
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Save proof and track status.
Keep the confirmation, uploaded files and application number. Check status before the tax bill arrives.
A login, draft, appointment or uploaded document is not enough unless the application is actually submitted and accepted for review.
Prepare before filing
Documents Miami-Dade Homestead Applicants Should Prepare
Original Application for Homestead and Related Tax Exemptions.
Use the Miami-Dade homestead address when possible.
Florida vehicle registration or voter registration may support permanent residence.
Required when title is held in a trust.
Needed when transferring Save Our Homes assessment difference from a prior Florida homestead.
Used for the senior household-income sworn statement.
Disabled veteran, first responder and disability benefits require category-specific proof.
Use official recording book/page or Clerk file number if the property record has not updated.
Needed for status checks, late filing, corrections, refunds or VAB questions.
Deadline guide
Miami-Dade Homestead Exemption Deadline and Late Filing
Applications and required documents must normally be submitted by March 1.
Miami-Dade says late applications can begin March 2.
The late application period runs until the expiration on the August TRIM notice, on or before September 20.
A late application may require a Value Adjustment Board petition.
Miami-Dade states that a $15 fee may apply for late-file exemption review.
For 2026 value petitions, the VAB page listed September 18, 2026 as the timely petition deadline.
Read Miami-Dade homestead deadline guidanceSavings math
How Much Can the Miami-Dade Homestead Exemption Save?
Homestead does not create one fixed refund amount.
It reduces taxable value before tax rates are applied.
For 2026, Florida’s additional non-school homestead exemption is CPI-adjusted to $26,411.
Simple example
The first $25,000 generally applies to all ad valorem tax lines.
The additional 2026 amount can apply above $50,000 of assessed value, but not to school district levies.
Estimated savings are calculated as exemption value × millage rate ÷ 1,000.
Open simple homestead savings calculator
First $25,000 estimate: $450.00
2026 additional non-school estimate: $290.52
Illustrative total: $740.52
Save Our Homes
Save Our Homes Cap and Portability in Miami-Dade
A Miami-Dade homestead exemption can qualify the home for Save Our Homes.
Beginning in the second year, the assessed value increase is generally limited to no more than 3% or CPI.
If you move from one Florida homestead to another, portability may allow you to transfer up to $500,000 of eligible assessment difference.
The first year usually establishes the assessed value before the cap protects future increases.
The seller’s low assessed value can be removed in the next tax year after sale.
Portability transfers eligible assessment difference from a prior Florida homestead.
Related exemptions
Senior, Disability, Veteran, Widow/Widower and Military Benefits
Senior exemption
Miami-Dade lists a senior exemption for homeowners age 65 or older who already qualify for homestead.
For 2026, household adjusted gross income for 2025 cannot exceed $38,686.
Long-term resident senior exemption
This local-option benefit is for qualifying seniors who lived in the home for at least 25 years.
The home must meet the first-year market value test and income rule.
Widow or widower exemption
Florida offers a widow/widower exemption category.
Use DR-501 and provide the required relationship and remarriage-status proof.
Disabled veteran and survivor benefits
Veteran benefits may require VA disability proof, DD214, age proof or combat-related documents.
Use the specific Miami-Dade and Florida DOR forms for your category.
Civilian disability exemptions
Disability exemptions may require physician, optometrist, income or official disability documentation.
Do not assume one letter covers every category.
Deployed military exemption
Florida provides an additional exemption for qualifying deployed servicemembers.
Use the current deployed military application and official deployment records.
After filing
How to Track Miami-Dade Homestead Application Status
After filing, do not wait until the tax bill to check the exemption.
Use the Property Appraiser’s online services, property search and TRIM notice tools.
Application inquiry: check whether the exemption application was received and processed.
Property search: review the parcel’s exemption benefits, taxable value and property characteristics.
TRIM notice: check proposed values, exemption benefits, tax authorities and VAB deadline.
Tax estimator: estimate current tax impact, but remember final adopted rates may change the bill.
Contact form: use it when you need to upload documents or ask staff to review an exemption question.
Phone support: call 305-375-4712 for residential exemption questions.
Ownership and use changes
When You Must Update, Reapply or Cancel Homestead
Moved to another Florida county: cancel the Miami-Dade homestead before claiming a new one elsewhere.
Rental property: a rental-only property does not qualify for homestead.
Partial rental: the exemption may be prorated for the part you occupy as your permanent residence.
Duplex issue: rental income from part of the property can affect the exemption calculation.
Refinance: refinancing alone usually does not require re-filing, but title changes may.
Trust title: if title changes into a trust, file an application and attach the trust document.
Inheritance: inherited exemption can be temporary; the new owner may need an original application for the next year.
Probate: file immediately even if waiting for an order determining homestead.
Appeal path
What If Your Miami-Dade Exemption Is Denied or Your Value Looks Too High?
A missing exemption and a high market value are different problems.
Start with the Property Appraiser before filing a petition if the issue may be corrected informally.
Missing or denied exemption
Check your application confirmation, denial notice, folio record and TRIM notice.
If late filing is involved, file the late exemption application before the VAB petition.
Value or assessment dispute
Review market value, assessed value, property characteristics, sales and comparable properties.
For 2026, Miami-Dade VAB listed September 18, 2026 as the timely value petition deadline.
Value petition timing: Miami-Dade says market or assessed value petitions are due no later than 25 days after TRIM mailing.
Exemption denial timing: Florida law gives a separate petition path after a property appraiser denial notice.
Evidence exchange: VAB guidance requires evidence exchange at least 15 days before hearing.
Axia upload: Miami-Dade also requires evidence upload into the VAB system by the stated deadline before hearing.
Payment while petition pending: certain petitions require timely good-faith tax payment to avoid rejection.
Tax bill and payments
When the Miami-Dade Tax Collector Becomes the Right Office
The Property Appraiser does not send tax bills and does not collect taxes.
Miami-Dade property tax bills are normally mailed in November and payments are handled by the Office of the Tax Collector.
Use the Tax Collector for: real estate tax payments, receipts, delinquency, tax certificates and payment processing.
Use the Property Appraiser for: exemption status, property value, ownership record, TRIM notice and portability questions.
Payment caution: online payment transactions may not be canceled after checkout, so verify folio and amount first.
Mailing caution: if paying by mail, write the folio and phone number on the check and allow processing time.
Local tax areas
Municipal, School Board and Special Assessment Differences
Miami-Dade taxable value is used by multiple taxing authorities.
County, School Board, municipality and special district lines may not all use the same taxable value.
A nearby home can be in a different city, special district, community development district, PACE district or taxing area.
Avoid delays
Common Miami-Dade Homestead Application Mistakes
Filing with the wrong office: apply with the Property Appraiser, not the Tax Collector.
Waiting for the tax bill: file before March 1 and review the TRIM notice in August.
Using seller taxes: seller SOH savings can disappear after purchase and reassessment.
Missing portability: Florida movers should file DR-501T with the new homestead application.
Old address documents: Florida ID, vehicle and voter records should support the Miami-Dade residence.
Ignoring title changes: deed changes, trusts, inheritance and probate can require extra action.
Renting the home: rental use can reduce, cancel or jeopardize the exemption.
Missing VAB evidence rules: evidence exchange and Axia upload rules are separate steps.
Decision path
What Miami-Dade Homeowners Should Do Next
If you bought before January 1
Update residency documents, find your folio and file homestead by March 1.
If March 1 has passed
Call 305-375-4712 and ask about late filing before the TRIM notice deadline expires.
If you moved from another Florida homestead
File portability with DR-501T and review the three-assessment-year rule.
If your exemption is missing
Check the application status, property record and TRIM notice before calling the Property Appraiser.
If the value looks too high
Request a review with the Property Appraiser and file a VAB petition before the deadline if needed.
If the deed or title is wrong
Use the Clerk / County Recorder for recorded documents, then send ownership-change details to the Property Appraiser.
Important caution
Independent Information, Tax Caution and Property-Records Notice
This page is independent informational content for homeowners.
It is not the official website of Miami-Dade County, the Property Appraiser, the Tax Collector, the Clerk, the VAB or the Florida Department of Revenue.
It is not legal advice, tax advice, an official exemption approval, a TRIM notice, a tax bill, a refund decision or a VAB decision.
Verify deadlines, forms, exemption amounts, filing status, office hours, tax rates and appeal rules with the responsible government office before acting.
Property records should be used for property-tax, appraisal, ownership-reference and public-record purposes only.
Do not use property-record information for employment screening, tenant screening, credit, insurance or any purpose regulated by the Fair Credit Reporting Act.
FAQs
Miami-Dade Homestead Exemption Application FAQs
Where do I apply for the Miami-Dade homestead exemption?
Apply through the Property Appraiser of Miami-Dade County online exemption portal, by email, by appointment or in person at the Downtown or South Dade office.
What is the Miami-Dade homestead exemption deadline?
The normal deadline is March 1. Late applications may be accepted from March 2 until the expiration shown on the August TRIM notice, which is on or before September 20.
How much is the Florida homestead exemption in 2026?
For 2026, the regular Florida homestead structure can provide up to $51,411 in taxable value reduction, including the CPI-adjusted additional non-school amount of $26,411.
Does the second homestead exemption apply to school taxes?
No. The additional homestead exemption applies to non-school levies and does not apply to the School Board portion of the tax bill.
What is the Miami-Dade folio number?
The folio number is a 13-digit property identifier used for property search, exemption filing, tax bills, TRIM notices and VAB petitions.
Can I apply for portability in Miami-Dade?
Yes. If you moved from a prior Florida homestead, you may apply to transfer eligible Save Our Homes assessment difference by filing portability with the new homestead application.
Can I keep homestead if I rent the property?
Rental-only property does not qualify. Partial rental may result in a prorated exemption for the part used as your permanent residence.
Who handles Miami-Dade tax bills?
The Miami-Dade County Office of the Tax Collector handles tax bills and payments. The Property Appraiser handles exemptions, values and property records.
What if my homestead exemption is denied?
Review the denial notice, contact the Property Appraiser and file a Value Adjustment Board petition by the required deadline if the issue cannot be corrected.
Is the TRIM notice a property tax bill?
No. The TRIM notice is a Notice of Proposed Property Taxes. It shows proposed values, exemptions, tax authorities, hearing information and appeal deadlines.
Official resources