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Property Taxes in Miami-Dade County

With the addition of our new appraisal tool, it has brought up some good questions about property taxes and home appraisals in Miami-Dade County. We will do our best to answer any related questions here.

Who determines the amount of taxes I pay?
The Property Appraiser is the county officer charged with determining the value of all property within the county for tax purposes.

While the Property Appraiser determines the value of the property taxes, the local taxing authorities decide how much money is required to provide services.

The Property Appraiser’s office does not determine the amount of taxes you pay. The taxes can increase or decrease depending on the millage rate set by the school board, commissioners and other taxing authorities.

The Miami Board of County Commissioners, municipal governments and various governing bodies set the millage rates for properties within their boundaries.

How does the Appraiser arrive at the value for my property?
To find the value of a property, the Appraiser must first know what properties similar to it are selling for, what it would cost today to replace it, how much it takes to maintain, what income it may produce, and other factors affecting its value. Utilizing these factors, the Property Appraiser assesses the property’s value. The three approaches to value are:

#1. Comparable Sales Approach - One way to assess the property’s value is to find properties like yours - located in your vicinity - which have been sold recently. Their selling prices, however, must be analyzed very carefully to get at the true picture.

#2. Cost Approach - A second way is based on how much money it would take, at current material and labor costs, to replace your property with one just like it. If your property is not new, the appraiser must also determine how much it has depreciated.

#3. Income Approach - A third way is used if you happen to own property that provides you with a rental income, like an apartment house, a store, or a warehouse. Here the Property Appraiser must consider such dollar facts as your operating expenses, taxes, insurance, maintenance, and the return most people would expect to get on this kind of property.

What causes my home’s assessed values to change?
Property tax is based upon the value of your property. When the market value of your property changes, so does your appraised value.

A property’s value can change for many reasons.  The most frequent cause of a change in value is a change in the market.

As older neighborhoods with good housing stock are discovered by homebuyers, prices gradually rise as the neighborhood becomes fashionable. In a recession, larger homes may stay on the market for a long time, but more affordable homes are in demand, so their prices rise. In a stable neighborhood, with no extraordinary pressure from the market, inflation may increase property values.

If you were to increase the total market value of your property by adding a swimming pool or second bedroom, the appraised value would increase proportionately. Similarly, should your property’s value be decreased by flood or fire, the appraised value would decrease to show the downward effect of this damage on the market value of your property.

State law requires the Miami-Dade County to appraise property at 100% market value. The Florida Department of Revenue conducts an in-depth audit of the tax roll every other year to ensure compliance. If the levels of assessment do not comply to the law, the tax roll will not be approved.

What steps do I take if I don’t think my appraisal is unfair?
A Notice of Proposed Taxes is mailed to all property owners no later than August 24th. The notice states what the assessed value of your property is and how much your taxes should be.

For a period of 25 calendar days after the mailing of the notice, the Appraiser’s office will provide property owners with an explanation of their assessed value.

If your opinion of the value of your property differs from the Property Appraisal, they suggest visiting their office and discussing the matter with them. If you have information to show that the appraised value is above the market value of your property, they will conduct a review. The purpose of the review - which is not yet an appeal - will cover the following:

• To verify your property record information
• To show how your value was estimated
• To determine if you qualify for any exemptions
• To be sure you understand how to file a formal appeal
• To discover if the value is fair compared with the values of similar properties in your neighborhood

Typically, property owners who follow this process are satisfied with the end result because they are exposed to sales activity and current costs in their area that must be considered in the appraisal process.

After talking with them, if you still find a significant difference between the appraisal and what you feel your property’s market value is, you may file a petition to be heard before the Value Adjustment Board.

When you receive your assessment notice in mid-August, read it for instructions about deadlines and filing procedures. If you need clarification, call the Property Appraiser’s office. Be sure you understand and follow instructions. A missed deadline or incorrect filing can cause an appeal to be dismissed.

An assessment appeal is an attempt to prove that the estimated market value of your property is either inaccurate or unfair. You are required to present evidence supporting your estimate of market value to the Value Adjustment Board.

The Value Adjustment Board has no jurisdiction or control over taxes or tax rates. Their only function is to hear evidence as to whether or not properties called to their attention are appraised at more or less than their market value. If such is the case, the Board has the authority to change the appraised value. They cannot change your appraised value for any other reason. The Board can also hear appeals on denial of exemptions.

How can I block property information?
Certain sworn personnel can block public access of their property information. For help on who qualifies and how to apply, please visit the Property Appraiser’s block public access page.

When should I receive my tax bill?
If you live in Miami-Dade, combined Tax Notices are mailed each year in November for the calendar year January through December. Taxes become delinquent on April 1 each year, at which time additional interest and fees are added to the bill.

According to Florida Statute 197.122, the taxpayer is “held to know” when taxes are due and payable. If a taxpayer does not receive a tax notice in November, it is the taxpayer’s responsibility to contact the Tax Collector’s Office to request a duplicate tax notice.

How do they calculate how much property tax I owe?
The assessed value provides the base for the equation. The formula is a bit confusing, but I will try to explain:

One mill equals $1 per $1,000 of property value.

You can estimate your property tax by using the assessed value, minus any exemptions, multiply by the millage rate, and divide by 1,000.

For instance, $100,000 in taxable value with a millage rate of 5.0000 divided by 1,000 would generate $500 in taxes.

The Property Appraiser’s office archives Millage Rate tables back to 2000.  You can download a PDF file here.

Where is the Miami Appraiser’s Main Office Located?
Miami-Dade County Government Center

111 NW 1 Street
Miami, Florida 33128
Suite 710 Public Information Counter

Phone: (305) 375-1205
Fax: (305) 375-3024
Hearing Impaired: TDD (305) 375-3607

Office Hours are 8am to 5pm.

Question and comments about Property Taxes in Miami-Dade will be answered promptly.

Gus Moore heads up Miami Beach 411 as site administrator. You can reach him at 1-305-754-2206.

By Gus Jump To Comments
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  1. • Home Appraisal in Miami, Florida

19 Responses to "Property Taxes in Miami-Dade County"

    Vera M. Jensen says:

    Based on the taxable income you show for a house assessed at $100,000 with a mill value of 5.0000, divided by 1,000, can I assume that a house assessed at 230,000, with a mill value of 10.000, divided by 1,000 would have a basic tax of a little more than $1,000 without any extras for libraries, etc., in the area which would increase the tax to a certain degree?


    Posted on 12/26 at 11:00 PM
    Vera M. Jensen says:

    Is property tax in Dade County obligatory even in the case of seniors whose combined income totals only 1000.00 a month? The asssessed value of the property is $230000.00 but the income is below the poverty line?


    Posted on 12/27 at 9:11 AM
Patrick Fuller says:

I was told that if I purchase a home in dade county today my taxes will be 2% of my purchase price. If this is correct please give me the web site where this ruling appears.


Posted on 05/29 at 7:34 PM
Michelle says:

Hi Patrick,

There is no website that states this fact. It is based on millage rates as described.

“One mill equals $1 per $1,000 of property value.

You can estimate your property tax by using the assessed value, minus any exemptions, multiply by the millage rate, and divide by 1,000.

For instance, $100,000 in taxable value with a millage rate of 5.0000 divided by 1,000 would generate $500 in taxes.”

Each year, the millage rate varies. It also depends what area of Miami you live in.

There is a link to the millage table rates (in PDF) in the last paragraph above.


Posted on 05/30 at 12:47 PM
Anonymous says:

Check out The Miami Herald’s new property tax calculator:

Works for Miami-Dade and Broward counties.


Posted on 08/15 at 3:51 PM
gardenia says:

i have 3ac of land that has cost 12,000 dollars per year i have paid lest on a home that use city services why i would like to know.


Posted on 09/22 at 12:18 PM
Luis M says:

If i buy a property appraised for taxes in $300000, but i buy the house for $180000. will my tax appraisal be on this new price?


Posted on 12/11 at 11:20 AM
Government says:

Good luck with disputing the assessment.  I’ve wasted my time showing comparables in my neighborhood and it did me no good.


Posted on 01/27 at 12:19 AM
JRA says:

Previous post in right. Don’t bother disputing, they will fight you tooth and nail for as high assessment as they can get away with. I bough (and sold) a house for 350K that was assesed at 900K, taxes alone were 21K. Stay away from real estate in Miami-Dade until taxes level off… maybe in another 2-3 years.


Posted on 04/15 at 3:45 PM
Heat says:

Is there any data on the percent of claim that are adjusted vs. filed with the VAB board.  I’m trying to determine how realistic it is to assume the will readjust our property.


Posted on 07/01 at 11:08 AM
George says:

I came across a company last year that appeals property taxes for homeowners at a fair price. the company name is real estate property tax fighters. The site is hope this helps you out.


Posted on 08/04 at 9:20 AM
N Beaton says:

I filed an appeal to reduce my taxes with Tax Savers of Miami, Inc.  They reduced my tax bill by over $6,000.


Posted on 09/03 at 12:11 PM
Juan says:

I have a house in Miami and I have an apartment in Miami Beach. May I apply homestead exception in both properties?


Posted on 09/11 at 4:48 AM
Vlad says:

I am planning to purchase apartment in Sunny Isles Beach. Current property tax is $2,565. I am Canadian citizen. Are we going to pay same tax as Americans?


Posted on 11/13 at 8:18 AM
a.zanussi says:

i need to know where i can find what i owe on property tax and the late interest alloted ,so therefore there must be a site that tells the fuu owiing amount


Posted on 01/04 at 6:34 PM
Phyllis says:

I need to know if i have to pay property taxes on a condo that i bought 4 months ago,and who could i call or where can I go online to find out if i do,and how much it would be.I tryed to get the info online,but can’t seem to get through.


Posted on 02/22 at 3:55 PM
Paul says:

Miami Beach just voted to raise the property taxes. You’ll be paying more for the country club that is run at city hall for unions and city employees.


Posted on 09/21 at 1:42 PM
Donald Wallace says:

My home value went down significantly this year. Why would the appraisal of the home be valued at less than what the house was purchased at?


Posted on 04/19 at 7:02 AM
Michelle says:

Donald, the appraisal is what the home is valued at now, not what you paid for it. It is based on current sales of homes like yours in your same area.

If you are not planning on moving soon, there is an upside to this - property taxes decrease as the value of your home decreases smile


Posted on 04/20 at 6:58 AM

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