# Miami-Dade condo property tax estimator

Enter a price, pick the building or city, and say whether it will be your homestead. We estimate the first full-year tax bill a new owner would get, levy by levy, from the official millage rates.

An estimate, not tax advice. Own.Miami is not a tax adviser. Your bill depends on the value the Property Appraiser sets and on the rates adopted each September. Check the Property Appraiser’s official tax estimator (https://apps.miamidadepa.gov/PAOnlineTools/Taxes/TaxEstimator.aspx) and the Miami-Dade Tax Collector (https://mdctaxcollector.gov/).

Rates: final millage adopted for tax year 2026.

## Total millage by city

| City or area | Mills |
|---|---|
| City of Miami | 19.9544 |
| Miami Beach | 18.6681 |
| Coral Gables | 18.1518 |
| North Miami | 22.1081 |
| North Miami Beach | 21.0007 |
| Miami Shores | 22.6325 |
| Bal Harbour | 17.2213 |
| Bay Harbor Islands | 18.6029 |
| Surfside | 18.4824 |
| Golden Beach | 22.9793 |
| North Bay Village | 23.2030 |
| Key Biscayne | 15.4636 |
| Aventura | 16.7154 |
| Unincorporated Miami-Dade | 16.8983 |
| Sunny Isles Beach | 16.6407 |
| Doral | 16.9487 |

Inside the City of Miami Downtown Development Authority district, add 0.3800 mills.

## Worked examples

- A $750,000 condo in the City of Miami, homestead: about $14,115 a year ($1,176 a month).
- The same $750,000 condo, no homestead: about $14,966 a year ($1,247 a month).

## Why a new owner’s bill is often higher than the seller’s

Florida caps how fast an owner’s assessed value can rise: 3% a year or the inflation rate, whichever is lower (2.7% for 2026), for a homestead (Save Our Homes), and 10% a year on non-school levies for other homes. After years of rising prices, a long-time owner is often taxed on a value far below today’s market.

The cap ends when the unit sells. On the next January 1 the Property Appraiser reassesses the unit at its just value, so the buyer’s first bill reflects the purchase price, not the seller’s capped value. Do not budget from the seller’s bill. Portability can carry part of a previous Florida homestead’s benefit to the new home.

## Key dates

- January 1: ownership and residence on this date decide the year’s exemptions. The value is set as of this date.
- March 1: deadline to apply for the homestead exemption and portability with the Property Appraiser.
- August: the TRIM notice shows the proposed value, exemptions and rates. Hearings on the rates follow in September.
- Around November 1: bills are mailed. Paying early earns a discount: 4%, 3%, 2%, 1% for November, December, January and February.
- March 31: the full amount is due; unpaid taxes are delinquent from April 1.

## The November 2026 ballot

Amendment 3 (HJR 1F, placed on the ballot by the Legislature) goes to voters on November 3, 2026 and needs 60% of the vote to pass. If approved, it takes effect January 1, 2027. It would raise the homestead exemption for non-school taxes to $150,000 in 2027 and $250,000 in 2028, then adjust it for inflation; have the Legislature set a way for counties and cities to raise it further for their own levies; cut the yearly cap on non-homestead assessment increases from 10% to 5%; and limit what counties and cities may spend property taxes on. People who are not Florida residents on December 31, 2026 would get the existing exemption when they qualify, and the increased one from their fifth year of exemption. This estimator uses the law in force today and does not model the amendment.

## Frequently asked questions

**What is the property tax rate for a condo in Miami-Dade?**

It depends on the city. For tax year 2026 the total millage is 19.9544 mills in the City of Miami and 18.6681 in Miami Beach, that is, that many dollars per $1,000 of taxable value. The table on this page lists each levy and each city.

**How much is the property tax on a $750,000 condo in the City of Miami?**

At the tax year 2026 rates, about $14,115 a year as a homestead and about $14,966 a year without one, assuming the Property Appraiser values the unit at the price. Your bill depends on the value the appraiser sets.

**How much does the homestead exemption save?**

The first $25,000 of assessed value is exempt from every levy, and up to $26,411 more of the value above $50,000 is exempt from the non-school levies. It also caps future increases in assessed value at 3% a year or inflation, whichever is lower.

**Why will my tax bill be higher than the seller’s?**

The seller’s assessed value was capped (Save Our Homes for a homestead, 10% a year on non-school levies otherwise). The cap ends at the sale, and the unit is reassessed at its just value on the next January 1.

**Can I bring my Save Our Homes benefit from my previous Florida home?**

Yes, if you establish the new homestead within three years of leaving the old one. You can move up to $500,000 of the difference between the old home’s just and assessed values (a proportion of it when the new home is worth less). Apply with the Property Appraiser by March 1.

**Is there a discount for paying early?**

Yes. Bills go out around November 1. Paying in November takes 4% off, December 3%, January 2% and February 1%. The full amount is due by March 31.

## How the estimate works

- Value: the price you enter (times the just value % you choose) stands in for the January 1 just value. In the first year after a purchase the assessed value equals the just value, less any portability.
- Homestead: $25,000 off the assessed value for every levy, plus up to $26,411 more on the assessed value above $50,000 for non-school levies only.
- Tax: each levy’s millage times its taxable value, divided by 1,000. School levies use the school taxable value; every other levy uses the non-school taxable value.
- Not modelled: senior, veteran, disability and widow or widower exemptions, non-ad valorem assessments, and any change voted after the rates below.
- Rates: tax year 2026 millage (table mdc-millage/2026-adopted, checked 2026-10-23). A purchase that closes in 2026 is first billed to the buyer in November 2027, at the rates adopted that September.

## Official sources

- [Miami-Dade Property Appraiser, 2026 adopted millage rates (chart dated October 13, 2026)](https://www.miamidadepa.gov/resources-pa/library/reports/millage/2026-adopted-millage-chart.pdf)
- [Miami-Dade Property Appraiser, 2026 proposed millage rate comparison](https://www.miamidadepa.gov/resources-pa/library/reports/certification/2026-proposed-millage-rate-comparison.pdf)
- [Miami-Dade Property Appraiser, 2025 adopted millage rates](https://www.miamidadepa.gov/resources-pa/library/reports/millage/2025-adopted-millage-chart.pdf)
- [Florida Department of Revenue, CPI and the additional homestead exemption](https://www.floridarevenue.com/property/Documents/cpi_homestead_exemption.pdf)
- [Miami-Dade Property Appraiser, Save Our Homes](https://www.miamidadepa.gov/pa/benefit/save-our-homes.page)
- [Miami-Dade Property Appraiser, portability](https://www.miamidadepa.gov/pa/benefit/portability.page)
- [Miami-Dade Property Appraiser, folio numbers (municipality codes)](https://www.miamidadepa.gov/pa/real-estate/folio-numbers.page)
- [City of Miami GIS, Downtown Development Authority boundary](https://gis.miami.gov/gis/rest/services/Zoning/DDA_Boundary/MapServer/0)
- [Florida Statutes s. 197.162, discounts for early payment](https://www.flsenate.gov/Laws/Statutes/2025/197.162)
- [Miami-Dade Tax Collector, discounts for early payment](https://mdctaxcollector.gov/discounts-for-early-payment)
- [Florida Division of Elections, 2026 Amendment 3 (HJR 1F)](https://constitutionalinitiatives.dos.fl.gov/Home/InitDetail?account=10&seqnum=110)

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Source: Own.Miami — https://own.miami · data as of 2026-10-23
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