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 and the Miami-Dade Tax Collector.

Your purchase

Building (optional)The building sets the city. The price is yours to enter.City or areaDuos Wynwood: City of Miami, from the building’s address. Change it if the parcel is elsewhere.Inside the Downtown Development Authority districtA City of Miami levy on parcels in the downtown district (Downtown, Brickell Key, Brickell north of about SE 15th Road, and Omni up to about NE 20th Street; most of Edgewater is outside). Your TRIM notice shows millage code 0101 when it applies.Purchase price ($)Just value: 100% of the priceWe assume the Property Appraiser values the unit at the price. Florida law has the appraiser consider a seller’s net proceeds after the usual costs of a sale, so the value is often a little lower.

Will it be your permanent home (homestead)?

Homestead needs ownership and residence on January 1 and an application to the Property Appraiser by March 1.

Save Our Homes portability from a prior Florida homestead ($, optional)The difference between your previous homestead’s just and assessed values (smaller if you buy for less than that home was worth), up to $500,000. The Property Appraiser confirms the amount.

Estimated yearly property tax, City of Miami

$14,115 / year

About $1,176 a month. Paid in November with the 4% discount: $13,550. That is 1.88% of the price, at 19.9544 mills in total.

Without the homestead exemption: $14,966 (the exemption saves $851 a year).

Rates: final millage adopted for tax year 2026.

Just value

$750,000

Assessed value

$750,000

Taxable, school levies

$725,000

Taxable, other levies

$698,589

Homestead exemption: $25,000 off every levy, plus $26,411 off the non-school levies. Portability applied: $0.

Line by line

Levy	Mills	Taxable value	Tax
County operating Miami-Dade County	4.5740	$698,589	$3,195.35
County debt service Miami-Dade County	0.3937	$698,589	$275.03
School, state required local effort Miami-Dade County School Board	3.2510	$725,000	$2,356.98
School, local board levy Miami-Dade County School Board	2.2480	$725,000	$1,629.80
School, voted operating Miami-Dade County School Board	1.0000	$725,000	$725.00
School debt service Miami-Dade County School Board	0.1240	$725,000	$89.90
City operating City of Miami	7.1080	$698,589	$4,965.57
City debt service City of Miami	0.2536	$698,589	$177.16
Library District Miami-Dade Public Library System	0.2812	$698,589	$196.44
Children’s Trust The Children’s Trust	0.4638	$698,589	$324.01
Water management district South Florida Water Management District	0.0948	$698,589	$66.23
Okeechobee Basin South Florida Water Management District	0.1026	$698,589	$71.68
Everglades Construction Project South Florida Water Management District	0.0327	$698,589	$22.84
Inland Navigation District Florida Inland Navigation District	0.0270	$698,589	$18.86
Total ad valorem tax	19.9544		$14,114.85

Ad valorem taxes only. Non-ad valorem assessments (solid waste, special districts) appear separately on the bill; in most condo buildings garbage collection is paid through the association.

Duos Wynwood

No homestead share is published for this building (fewer than 20 units on the state roll, a declaration shared with another tower, or a building newer than the roll).

A share of units from the Florida Department of Revenue tax roll. We never show any unit’s owner or bill.

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.

Florida Division of Elections, 2026 Amendment 3 (HJR 1F)

Questions about this estimator

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

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