Miami-Dade County Property Tax Appeal — Florida

Rob Hartley·Updated February 16, 2026

Miami-Dade County is the most populous county in Florida with an estimated 2.97 million residents as of 2026, serving as the economic and cultural hub of South Florida. The county seat is Miami, with other major population centers including Hialeah, Miami Beach, Coral Gables, and Homestead. Miami-Dade has one of the highest property tax burdens in Florida, making appeals particularly important for homeowners seeking tax relief. The median home value is approximately $675,000, significantly higher than the national average, while the county's effective property tax rate of 1.02% to 1.41% results in substantial annual tax bills that exceed both state and national medians.

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

Median Home

$675,000

Tax Rate

1.02%

Annual Tax

$4,552

Population

2,966,883

2026 Appeal Deadline: 25 days from the mailing date of the TRIM Notice (typically September 16, 2026)

Appeals must be filed within 25 days of the TRIM Notice mailing date. For 2027 tax year, TRIM Notices were mailed on August 22, 2026, with the petition deadline of September 16, 2026. The 2026 deadline will follow the same pattern, approximately 25 days after the August 2026 TRIM Notice mailing.

Property in Miami-Dade County, Florida — local tax assessment and appeal guide

How Miami-Dade County Assesses Property

100%of market value

Assessed by: Property Appraiser of Miami-Dade County

Assessment cycle: annual

Notices typically mailed: August (typically mailed August 22)

In Florida, properties are assessed at 100% of market value as of January 1st each year. If your home's market value is $675,000, at Florida's 100% assessment ratio your assessed value would initially be $675,000. However, with the homestead exemption of up to $50,000 and the Save Our Homes cap limiting annual assessment increases to 3%, your taxable value may be significantly lower. At the county's effective rate of 1.02%, a $625,000 taxable value (after $50,000 homestead exemption) would result in approximately $6,375 in annual taxes.

The Appeal Process

Appeals are heard by the Value Adjustment Board (VAB). Hearings are conducted by Special Magistrates who are qualified appraisers or attorneys. Hearings typically occur between October and May, conducted telephonically or in-person at 8:30 AM on weekdays at the Stephen P. Clark Center or North Dade Justice Center. The Property Appraiser must establish presumption of correctness, and you must present evidence to overcome that presumption.

Step 1: Contact the Property Appraiser's office informally after receiving your TRIM Notice in August to discuss your assessment concerns. Many issues are resolved during this 'interview period' without filing a formal appeal.

Step 2: If the informal review does not resolve your concerns, file a petition (Form DR-486) with the Value Adjustment Board within 25 days of the TRIM Notice mailing date. Pay the $15 filing fee per property.

Step 3: Exchange evidence with the Property Appraiser's office at least 15 days before your scheduled hearing. Submit comparable sales, photographs, repair estimates, and any other documentation supporting your case.

Step 4: Upload all evidence into the VAB's AXIA computer system by 9:00 AM EST the day before your hearing. This mandatory step is separate from the evidence exchange with the Property Appraiser.

Step 5: Attend your hearing before a Special Magistrate (scheduled between October and May). Present your evidence and testimony. The Special Magistrate will make a recommendation to the Value Adjustment Board.

Step 6: The VAB reviews the Special Magistrate's recommendation and issues a final decision. If you disagree with the VAB decision, you may request reconsideration or appeal to circuit court within 30 days.

Step 7: For further appeals beyond the VAB, file an appeal to the Circuit Court or pursue mediation. You must have paid at least 75% of your taxes by March 31 to preserve appeal rights.

Required form: DR-486 Petition to the Value Adjustment Board (available from the Property Appraiser or VAB Clerk)

Filing Methods

online:https://vabprod.miamidade.gov/ - Online filing typically opens in early August each year

in-person:Stephen P. Clark Center, 111 NW 1st Street, Suite 1720, Miami, FL 33128

mail:Miami-Dade County Clerk of Courts, Value Adjustment Board, 111 NW 1st Street, Suite 1720, Miami, FL 33128

Evidence to Bring

Comparable sales of similar properties sold within the past yearPhotographs showing property condition or defectsRepair estimates or inspection reports documenting needed repairsIncome and expense statements (for income-producing properties)Independent appraisal reports

Miami-Dade County Assessor Contact

Property Appraiser of Miami-Dade County

Phone: (305) 375-4712

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

Website: https://www.miamidade.gov/pa/

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

Hours: Monday through Friday, 8:00 AM - 5:00 PM (Closed on county holidays)

Tax Exemptions in Miami-Dade County

Homestead Exemption

Up to $50,000 ($25,000 applies to all taxes; additional $25,000 applies to non-school taxes on assessed value between $50,000-$75,000)

The primary property tax exemption for Florida residents who make a property their permanent residence

Eligibility: Must own and occupy property as primary residence as of January 1st; must be a legal Florida resident with Florida driver's license or IDDeadline: March 1st annually

Save Our Homes Assessment Cap

3% annual cap on assessed value increases (or CPI, whichever is lower)

Limits annual assessment increases for homesteaded properties to protect against rapid tax increases

Eligibility: Automatically applies to properties with homestead exemptionDeadline: Automatic with homestead exemption

Senior Exemption (Additional)

Additional exemption up to $50,000 for qualified seniors

Additional exemption for seniors 65 and older with limited income

Eligibility: Age 65+, gross household income of $32,561 or less (income limits may vary)Deadline: March 1st annually

Disability Exemption

$500 exemption

Property tax exemption for totally and permanently disabled residents

Eligibility: Total and permanent disability certified by a physician or governmental agency; Florida residentsDeadline: March 1st annually

Veterans Disability Exemption

Partial or total exemption depending on disability percentage (10% or more disability qualifies for partial; 100% service-connected disability may qualify for total exemption)

Exemption for disabled veterans with service-connected disabilities

Eligibility: Honorably discharged veterans with service-connected disabilityDeadline: March 1st annually

Widow/Widower Exemption

$500 exemption

Additional exemption for widows and widowers

Eligibility: Florida resident who is widowed; exemption terminates upon remarriageDeadline: March 1st annually

Portability

Transfer up to $500,000 of assessment difference from previous homestead to new homestead

Allows homeowners to transfer accumulated Save Our Homes benefit (assessment cap savings) to a new homestead

Eligibility: Must have had homestead exemption on previous property; must apply within 2 years of abandoning previous homesteadDeadline: March 1st for the tax year (file Form DR-501T after establishing new homestead)

Official Resources

Miami-Dade County Property Appraiser Official Website →

Access property search tools, exemption applications, tax estimators, and comprehensive property information.

Miami-Dade Value Adjustment Board Online Filing Portal →

File property tax appeals online, check case status, and upload evidence through the AXIA system.

Florida Department of Revenue - Property Tax Information →

Comprehensive information on Florida property tax exemptions, homestead benefits, and statewide requirements.

Miami-Dade County Clerk - Value Adjustment Board Resources →

Official VAB information including procedures, hearing schedules, forms, and contact information for the VAB Clerk.

Miami-Dade County Appeal Statistics

Success Rate

approximately 70% (based on industry estimates)

Avg Reduction

$1,457

Check Your Miami-Dade County Assessment

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Frequently Asked Questions

What is the deadline to file a property tax appeal in Miami-Dade County for 2026?

The deadline to file a property tax appeal in Miami-Dade County is 25 days from the date the TRIM Notice (Notice of Proposed Property Taxes) is mailed, which is typically in late August. For the 2027 tax year, TRIM Notices were mailed on August 22, 2026, with a petition deadline of September 16, 2026. The 2026 deadline will follow the same pattern, with TRIM Notices expected to be mailed in late August 2026 and the filing deadline approximately 25 days later. Missing this deadline means you must show good cause to file a late petition, which is difficult to establish and not guaranteed.

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. You'll need to create an account, complete Form DR-486 electronically, and pay the $15 filing fee per property by credit card. Make sure to file within 25 days of receiving your TRIM Notice. You can also file in person at the Stephen P. Clark Center at 111 NW 1st Street, Suite 1720, Miami, or by mail. Keep your confirmation receipt as proof of timely filing.

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

The homestead exemption in Miami-Dade County is worth up to $50,000 off your property's assessed value. The first $25,000 applies to all property taxes including school taxes, while the second $25,000 applies only to non-school taxes on assessed value between $50,000 and $75,000. For a home assessed at $675,000 (the county median), this exemption reduces the taxable value to $625,000, saving approximately $510 to $705 annually depending on your local millage rate. Additionally, homestead exemption provides the Save Our Homes benefit, which caps annual assessment increases at 3%, providing even greater long-term savings as property values rise.

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

At a Miami-Dade VAB hearing, you present your case before a Special Magistrate (a qualified appraiser or attorney) who makes recommendations to the Value Adjustment Board. Hearings are typically scheduled between October and May, commence at 8:30 AM on weekdays, and may be conducted telephonically or in-person at the Stephen P. Clark Center or North Dade Justice Center. You must upload all evidence to the AXIA system by 9:00 AM the day before your hearing. During the hearing, the Property Appraiser presents their assessment methodology and must establish presumption of correctness. You then present your evidence (comparable sales, photos, repair estimates) to overcome that presumption. The Special Magistrate issues a recommendation, which the VAB reviews before making a final decision.

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 varies based on your property's specific circumstances and the strength of your evidence. According to available data, successful appeals in Florida save property owners an average of $1,457 annually, with approximately 70% of appeals resulting in some reduction. Given Miami-Dade's median home value of $675,000 and effective tax rate of 1.02%, even a 5% reduction in assessed value ($33,750) would save approximately $344 per year in property taxes. Larger reductions are possible with strong comparable sales evidence, especially if your property has condition issues, needed repairs, or was assessed above market value.

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

For a successful property tax appeal in Miami-Dade County, you need strong documentary evidence to overcome the Property Appraiser's presumption of correctness. The most effective evidence includes: (1) comparable sales of similar properties sold within the past year in your neighborhood showing lower values; (2) photographs documenting property condition, defects, or damage; (3) contractor estimates or inspection reports for needed repairs; (4) an independent professional appraisal; and (5) for income properties, income and expense statements demonstrating lower value. You must exchange this evidence with the Property Appraiser at least 15 days before your hearing and upload it to the VAB's AXIA system by 9:00 AM the day before your hearing. Failure to properly submit evidence can result in dismissal or denial of your appeal.

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

Yes, you can appeal your property taxes in Miami-Dade County even with a homestead exemption, but success may be more difficult. Properties with homestead exemption and the Save Our Homes cap often have a significant gap between market value and assessed value, with the assessed value capped at 3% annual increases. To succeed with an appeal on a homesteaded property, you must prove the market value is actually lower than the Property Appraiser's market value determination, which would then potentially reduce your assessed value. Properties with minimal or no gap between assessed and market value (typically recently purchased properties) have better appeal prospects. The Property Appraiser's office can review your property data to determine if an appeal would be beneficial in your situation.

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

In Miami-Dade County, there are two stages to the appeal process. First, you can contact the Property Appraiser's office for an informal review after receiving your TRIM Notice in August. This 'interview period' allows you to discuss concerns, present evidence, and potentially resolve issues without formal proceedings. Many assessment disputes are resolved at this stage at no cost. If the informal review doesn't resolve your concerns, you then file a formal petition with the Value Adjustment Board (VAB) within 25 days of the TRIM Notice mailing date, paying a $15 filing fee. The VAB process involves a formal hearing before a Special Magistrate with strict evidence rules and procedures. You can pursue both options simultaneously, and attempting the informal review does not affect your VAB filing deadline.

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.miamidade.gov/pa/ | https://www.miamidadeclerk.gov/clerk/value-adjustment-board.page | https://www.tax-rates.org/florida/miami-dade_county_property_tax | https://www.ownwell.com/trends/florida/miami_dade-county | https://www.homelight.com/blog/buyer-miami-dade-property-tax-calculator/ | https://worldpopulationreview.com/us-counties/florida/miami-dade-county

Last verified: 2026-02-16