Miami-Dade County Property Tax Appeal, Florida

Travis Bunn·Updated July 24, 2026

Miami-Dade County is the most populous county in Florida with an estimated population of 2.8 million residents, serving as the county seat for Miami and encompassing major municipalities including Hialeah, Miami Gardens, Miami Beach, North Miami, and Coral Gables. The county has one of the highest property tax burdens in Florida, with a median annual tax bill of approximately $3,516 to $4,977 depending on location and exemptions. Miami-Dade's effective tax rate of 0.83% to 1.02% exceeds both the Florida state median of 0.73% and the national median of 0.89%, making property tax appeals particularly valuable for homeowners in this high-cost real estate market. The county's unique position as an international business hub with diverse property types, foreign investment, and climate-related valuation challenges creates both assessment complexities and significant appeal opportunities for property owners.

Notable cities: Miami, Hialeah, Miami Gardens, Miami Beach, Coral Gables, North Miami

Median Home

$425,400

Tax Rate

0.83%

Annual Tax

$3,516

Population

2,800,000

On the typical Miami-Dade County home, valued near $425,400 at the county’s effective tax rate of 0.83%, an over-assessment of even 10% means you are overpaying year after year until you appeal it. Here is how to find out if yours qualifies.

2026 Appeal Deadline: September 19, 2026 (25 days from TRIM notice mailing date of August 24, 2026)

TRIM notices mail in mid-to-late August, and you will have 25 days from your notice's mailing date to petition the VAB. Order now and your evidence is ready the day your TRIM notice lands.

The deadline to file a property tax appeal in Miami-Dade County is 25 days from the date the TRIM Notice (Truth in Millage Notice) is mailed, which is typically late August. For 2026, TRIM notices will be mailed on or before August 24, 2026, with the petition filing deadline of September 19, 2026. Missing this deadline means you must show good cause to file a late petition, which is difficult to establish and requires a $15 fee.

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How Miami-Dade County Assesses Property

100%of market value

Assessed by: Miami-Dade County Property Appraiser

Assessment cycle: annual

Notices typically mailed: Late August (TRIM notices typically mailed around August 22-24)

Florida assesses all properties at 100% of market value as of January 1st each year. This means your assessed value equals the full market value determined by the Property Appraiser. For example, if your home's market value is $425,000 (Miami-Dade's median), at Florida's 100% assessment ratio your assessed value would be $425,000. After applying the standard $51,411 homestead exemption, your taxable value would be $373,589, resulting in approximately $3,101 in annual taxes at the county's effective rate of 0.83%.

The Appeal Process

Appeals are heard by the Value Adjustment Board (VAB). After filing, the VAB will schedule a hearing before a Special Magistrate, typically held between October and March. Hearings are informal but quasi-judicial proceedings where you'll present your evidence, the Property Appraiser may respond, and the magistrate will ask questions to determine fair market value as of January 1st.

Review your TRIM Notice received in late August to verify your property's assessed market value and compare it to recent comparable sales in your neighborhood

Gather evidence within 15 days of receiving your TRIM notice, including recent comparable sales (within 6 months of January 1st), photographs of your property's condition, repair estimates for any damage, and your previous year's assessment for comparison

File your petition (Form DR-486) with the Value Adjustment Board within 25 days of the TRIM notice mailing date, either online at https://vabprod.miamidade.gov/, by mail, or in person, and pay the $50 filing fee

Submit all supporting evidence to the Property Appraiser's Office at least 15 days prior to your scheduled hearing date, as required by Florida law

Consider requesting an informal conference with the Property Appraiser's Office before your formal VAB hearing to potentially resolve the dispute without a formal hearing

Attend your scheduled hearing before a Special Magistrate appointed by the Value Adjustment Board, present your evidence clearly and concisely, and answer questions about your property and comparable sales

Receive the magistrate's written decision within 20 days of your hearing, which will either uphold the assessment, reduce it to your requested amount, or set it somewhere in between

If unsatisfied with the VAB decision, you may file an appeal to the Florida Circuit Court within 60 days, though this requires legal representation and court filing fees

Required form: DR-486 Petition to the Value Adjustment Board or online petition submission

Filing Methods

online:File through the Miami-Dade Value Adjustment Board online portal at https://vabprod.miamidade.gov/ (opens in early August each year)

mail:Mail petition to: Property Appraiser of Miami-Dade County, P.O. Box 12-840, Miami, FL 33101-2840

in-person:Submit at Stephen P. Clark Center, 111 NW 1st Street, Suite 710, Miami, FL 33128

phone:Request petition form by calling 305-375-5641

Evidence to Bring

Recent comparable sales (properties similar to yours that sold within 6 months of January 1st, within 1/2 mile, similar size and condition)Photographs showing property condition, defects, needed repairs, or functional obsolescenceRepair estimates or contractor quotes for documented damage or deferred maintenancePrior year's assessment showing assessment history and any inconsistenciesAppraisal report (if recently obtained for refinancing or purchase)Property record card from the Property Appraiser showing building characteristics and land data

Miami-Dade County Assessor Contact

Miami-Dade County Property Appraiser

Phone: 305-375-4712

Address: Stephen P. Clark Center, 111 NW 1st Street, Suite 710, Miami, FL 33128-1984

Website: https://www.miamidadepa.gov/

Online Portal: https://vabprod.miamidade.gov/

Hours: Monday-Friday, 8:00 AM - 5:00 PM (excluding holidays)

Tax Exemptions in Miami-Dade County

Homestead Exemption

$51,411 total (2026) - $25,000 applies to all taxes including school district; additional $26,411 applies to county, municipal, and special district taxes only (adjusted annually for inflation)

The primary property tax exemption available to Florida homeowners who own and occupy a property as their permanent residence as of January 1st

Eligibility: Must be a permanent Florida resident, own the property, occupy it as primary residence on January 1st, and be a U.S. citizen or permanent resident. Also provides Save Our Homes benefit capping annual assessment increases at 3%.Deadline: March 1

Senior Citizen Exemption (Additional Homestead)

Up to $50,000 additional reduction in assessed value (applies only to county and city taxes, not school district taxes)

An additional exemption for low-income seniors that can reduce taxable value by up to $50,000 for county and municipal taxes (not school taxes)

Eligibility: Must be age 65 or older as of January 1st, have a homestead exemption, and total household adjusted gross income cannot exceed $38,686 (2026 limit based on 2025 income). All household members' income is counted.Deadline: March 1

Long-Term Resident Senior Exemption

Up to 100% of county and municipal ad valorem taxes (does not apply to school taxes)

Miami-Dade County may offer up to 100% exemption on county and city ad valorem taxes for qualifying low-income seniors who have maintained homestead for 25+ years

Eligibility: Must be 65 or older, have homestead exemption, maintained permanent residence for 25+ years, property just value less than $250,000, and household income below $38,686Deadline: March 1

Disabled Veteran Exemption (10% or greater disability)

$5,000 reduction in assessed value

Property tax reduction for veterans with a VA-certified service-connected disability rating of 10% or more

Eligibility: Must be a Florida resident, honorably discharged veteran with 10% or greater VA-certified service-connected disability, and have homestead exemption. Unremarried surviving spouse also qualifies.Deadline: March 1

Total and Permanent Disability Exemption (100% Disabled Veterans)

100% exemption from all ad valorem property taxes

Complete property tax exemption for veterans certified as 100% permanently and totally disabled due to service-connected injuries

Eligibility: Must be a permanent Florida resident, honorably discharged, certified by VA as having service-connected total and permanent disability, and property must be homesteaded. Unremarried surviving spouse also qualifies.Deadline: March 1

Widow/Widower Exemption

$5,000 reduction in assessed value

An additional exemption for unremarried surviving spouses

Eligibility: Must be an unremarried widow or widower with homestead exemption on the propertyDeadline: March 1

Miami-Dade County Appeal Statistics

Success Rate

25%

Avg Reduction

$1,457

% Who Appeal

less than 7%

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Miami-Dade County for 2026?

The deadline to file a property tax appeal in Miami-Dade County is 25 days from the date your TRIM Notice is mailed, which is typically in late August. For the 2026 tax year, TRIM notices will be mailed on or before August 24, 2026, making the petition filing deadline September 19, 2026. This is a strict deadline enforced by Florida law. If you miss this deadline, you must file a late petition showing 'good cause' for the delay, which requires a $15 fee and is difficult to establish. The VAB has discretion to deny late petitions, so it's critical to file within the 25-day window to preserve your right to appeal.

How do I file a property tax appeal online in Miami-Dade County?

To file a property tax appeal online in Miami-Dade County, visit the Value Adjustment Board's online portal at https://vabprod.miamidade.gov/. Online filing typically opens in early August each year when TRIM notices are sent. You'll need your property folio number (found on your TRIM notice), contact information, and the market value you believe is correct for your property. You must pay a $50 filing fee when submitting your petition electronically. After filing online, you are still required to submit all supporting evidence (comparable sales, photos, appraisals) to the Property Appraiser's Office at least 15 days before your scheduled hearing date. The online system will provide confirmation of your filing and eventually notify you of your hearing date.

What is the homestead exemption worth in Miami-Dade County in 2026?

The homestead exemption in Miami-Dade County for 2026 is worth $51,411 in total assessed value reduction, which translates to approximately $427 to $526 in annual tax savings depending on your local millage rate. This exemption consists of two parts: the first $25,000 applies to all taxes including school district levies, and the additional $26,411 (adjusted for inflation from the original $25,000) applies only to county, city, and special district taxes. Beyond the dollar amount, the homestead exemption also provides the Save Our Homes benefit, which caps your annual assessment increase at 3% or the Consumer Price Index, whichever is lower. For a home at Miami-Dade's median value of $425,400, the exemption reduces your taxable value to $373,989, providing substantial ongoing savings especially as property values increase over time.

What happens at a Value Adjustment Board hearing in Miami-Dade County?

At a Miami-Dade County Value Adjustment Board hearing, you'll appear before a Special Magistrate (not the full board) in an informal but quasi-judicial proceeding, typically lasting 10-15 minutes. You'll present your evidence showing why your property's assessed value should be lower, including comparable sales, photographs, and repair estimates. The Property Appraiser's representative may attend to defend their valuation or may submit written evidence. The magistrate will ask questions about your property, your comparables, and the differences between your property and the sales you've presented. You must prove that the market value on January 1st was lower than the Property Appraiser's determination. The magistrate has presumption of correctness for the Property Appraiser's value, so you bear the burden of proof. Within 20 days after the hearing, you'll receive a written decision either upholding the assessment, reducing it to your requested value, or setting it somewhere in between based on the evidence presented.

How much can I save by appealing my property taxes in Miami-Dade County?

The amount you can save through a property tax appeal in Miami-Dade County depends on your property's overassessment and the strength of your evidence. Many Miami-Dade petitions result in some reduction each year; outcomes depend on the strength of your comparable-sales evidence. Given Miami-Dade's median home value of $425,400 and effective tax rate of 0.83%, even a modest 5% reduction in assessed value ($21,270) would save approximately $177 per year. A 10% reduction ($42,540) would save about $353 annually. These savings recur every year until the next reassessment, so a $300 annual reduction equals $3,000 in savings over 10 years. Properties with significant condition issues, needed repairs, or those assessed above comparable sales can achieve larger reductions, potentially saving thousands annually.

What evidence do I need for a successful Miami-Dade County property tax appeal?

For a successful property tax appeal in Miami-Dade County, you need strong comparable sales evidence showing properties similar to yours that sold for less than your assessed value around January 1st of the tax year. Your comparables should be within a half-mile radius, similar square footage (within 20%), same property type, and sold within 6 months of January 1st. You must submit photographs documenting your property's condition, any deferred maintenance, functional obsolescence, or damage that affects value. Include repair estimates from licensed contractors for any needed work, your property record card from the Property Appraiser to verify the accuracy of building characteristics, and your prior year's assessment to show assessment history. All evidence must be submitted to the Property Appraiser's Office at least 15 days before your hearing. The most persuasive appeals include 3-5 truly comparable sales with detailed explanations of any differences, clear photos showing condition issues, and professional repair estimates documenting needed work.

Can I appeal my Miami-Dade County property taxes if I have a homestead exemption?

Yes, you can absolutely appeal your Miami-Dade County property taxes even with a homestead exemption, though success may be more challenging depending on your situation. Properties with homestead exemption and the Save Our Homes cap often have a significant gap between market value and assessed value due to the 3% annual cap on assessment increases. To succeed with an appeal on a homesteaded property, you must prove the Property Appraiser's market value determination (not your capped assessed value) is incorrect and should be lower. If successful in reducing the market value, your assessed value will be recalculated based on the new lower market value and your Save Our Homes benefit. Recently purchased properties without significant Save Our Homes protection have better appeal prospects since their assessed value equals market value. Contact the Property Appraiser's office at 305-375-4712 to review whether an appeal would benefit your specific situation.

What is the difference between the Property Appraiser and the Value Adjustment Board in Miami-Dade County?

The Miami-Dade County Property Appraiser is the elected official responsible for determining the assessed value of all properties in the county as of January 1st each year, maintaining property records, and processing exemption applications. The Property Appraiser's office conducts annual assessments and sends TRIM notices in August. The Value Adjustment Board (VAB) is a separate quasi-judicial body composed of county commissioners and school board members that hears appeals of the Property Appraiser's valuations. The VAB doesn't conduct original assessments, it only reviews disputed assessments when property owners file appeals. You can request an informal review with the Property Appraiser's office before filing a formal VAB petition. If the informal review doesn't resolve your concerns, you then file a petition with the VAB, which schedules a hearing before a Special Magistrate who makes a recommendation to the full board. The VAB has authority to adjust assessments but cannot consider inability to pay, only whether the market value determination was correct.

Official Resources

Miami-Dade County Property Appraiser Official Website →

Access property records, apply for exemptions, view your assessment, and get official information from the Property Appraiser's office.

Miami-Dade Value Adjustment Board Online Portal →

File your property tax appeal online, check petition status, and access VAB forms and hearing schedules.

Miami-Dade Property Search Tool →

Look up property values, assessment history, exemptions, and sales data for any property in Miami-Dade County.

Florida Department of Revenue - Property Tax Information →

State-level property tax guidance, exemption forms, VAB rules, and statewide property tax resources for Florida homeowners.

For state-wide appeal information including Florida's assessment ratio and deadlines, see our Florida Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

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← All Florida property tax appeal info

Sources: https://www.miamidadepa.gov/ | https://vabprod.miamidade.gov/ | https://www.appealdesk.com/appeals/florida/miami-dade | https://www.prptytax.com/ | https://www.tax-rates.org/florida/miami-dade_county_property_tax | https://www.miamidade.gov/global/disclaimer/about-miami-dade-county.page | https://floridarevenue.com/property/Pages/default.aspx

Last verified: 2026-07-24