Miami-Dade Homestead Exemption: 2026 Amounts, Filing Rules & Property-Tax Savings
If your Miami-Dade property was your permanent Florida residence and you held legal or equitable title on January 1, 2026, you may qualify for Florida’s Homestead Exemption. For 2026, the first $25,000 applies to all ad valorem taxing authorities, while the inflation-adjusted second exemption can provide up to another $26,411 against non-school taxable value.
The immediate tax reduction is only one part of the benefit. Once a property qualifies, Save Our Homes can limit future annual increases in assessed value. The official 2026 Save Our Homes cap is 2.7%, which can become far more valuable than the base exemption over many years.
How the Miami-Dade Homestead Exemption Works in 2026
Miami-Dade does not create a separate basic homestead formula; the county Property Appraiser administers Florida’s statewide exemption rules. What matters locally is whether your Miami-Dade parcel qualifies, whether the application is filed correctly and how the exemption interacts with Miami-Dade, municipal, School Board and other taxing-authority millage rates.
| 2026 Assessed Value | First Exemption | Additional Non-School Exemption | How It Works |
|---|---|---|---|
| $20,000 | Up to $20,000 | $0 | Assessed value is below the first $25,000 exemption ceiling. |
| $45,000 | $25,000 | $0 | The second exemption begins only on assessed value above $50,000. |
| $60,000 | $25,000 | $10,000 | Only the assessed-value slice from $50,000 to $60,000 receives the additional exemption. |
| $76,411+ | $25,000 | $26,411 | The full 2026 inflation-adjusted additional exemption can apply to qualifying non-school levies. |
Who Qualifies for Homestead Exemption in Miami-Dade County?
For a 2026 Miami-Dade homestead exemption, the core facts are measured as of January 1, 2026. Buying a home or moving into it later in the year generally does not make that new owner eligible for the 2026 exemption.
Title by January 1
You must hold legal or qualifying equitable title to the Miami-Dade property as of January 1. If title is in a trust, Miami-Dade instructs applicants to provide the trust documents.
Permanent residence by January 1
The property must be your permanent Florida residence—not merely a vacation home, seasonal property or rental investment.
Florida residency evidence
Miami-Dade may use a Florida driver license or ID, vehicle registration, voter registration, tax records, bank records, utility-payment evidence, Declaration of Domicile and other facts to determine permanent residence.
Miami-Dade homestead eligibility self-check
Check the statements that accurately describe your situation for the tax year you are applying for.
Documents Needed for a Miami-Dade Homestead Exemption Application
Miami-Dade’s current exemption application guidelines emphasize two things: prove your qualifying ownership and prove that Florida/Miami-Dade was your permanent residence by January 1. Providing clean, legible documents can reduce delays.
Recorded warranty deed, or qualifying proof of equitable title such as a purchase contract and escrow-deposit evidence.
One of Miami-Dade’s primary forms of residency evidence. The property address should support your permanent-residence claim.
Can be used as supporting evidence of Florida residency.
Useful residency evidence for U.S. citizens.
Prior-year IRS return, current W-2 and employment-location information may support permanent residency.
Bank/checking records registered to the homestead property address may be considered.
Proof that utilities are paid for the claimed Miami-Dade residence can support occupancy.
A recorded Declaration of Domicile can be used as one form of permanent-residency evidence.
If title is held in a trust, Miami-Dade instructs applicants to submit a complete set of the trust documents for review.
How to Apply for the Miami-Dade Homestead Exemption
Miami-Dade supports online filing and also accepts applications through other approved channels. For most homeowners, the secure online exemption portal is the fastest route because supporting documents can be uploaded with the application.
Find your property and folio number
Use Miami-Dade’s Property Search to verify the parcel address, owner information and folio before beginning the exemption application.
Search Miami-Dade Property ↗Confirm January 1 ownership and permanent residence
Verify that the title and permanent-residence facts were established by January 1 for the tax year requested.
Create an exemption portal account
Register with the secure Miami-Dade Property Appraiser exemption system using your email address and password.
Create Filing Account ↗Complete the homestead application
Supply the owner, spouse/co-applicant, property, prior-residence and permanent-residence information requested. Paper filers use Florida Form DR-501.
Open DR-501 ↗Upload supporting documents
Include clear proof of ownership and Florida residency. Add trust documents, immigration/residency documentation or other evidence when your situation requires it.
Request any additional benefits you qualify for
Review senior, long-term resident senior, disability, veteran, surviving-spouse, deployed-military and portability benefits before submitting. Missing a related benefit can mean leaving substantial tax savings unclaimed.
Submit, save confirmation and track the application
Keep your submission confirmation. Miami-Dade provides an online exemption-status service so you can verify that the application was received and follow its review.
Track Exemption Services ↗Miami-Dade Late Homestead Exemption Filing in 2026
Missing March 1 does not necessarily mean you should give up. Miami-Dade specifically states that late property-tax exemption applications may be filed from March 2 until the expiration date printed on the August Notice of Proposed Property Taxes, commonly called the TRIM Notice.
March 1
This is the statutory filing deadline for Homestead Exemption and other property-tax exemptions.
March 2 → TRIM deadline
Miami-Dade accepts qualifying late exemption applications until the expiration shown on the August TRIM Notice, which is on or before September 20.
VAB petition
A Value Adjustment Board petition may be required for a late application, and Miami-Dade states that a $15 fee may apply.
Estimate Your Miami-Dade Homestead Exemption Tax Savings
Your savings depend on your assessed value and the millage rates where your home is located. The first $25,000 can reduce taxable value for school and non-school ad valorem taxes. The inflation-adjusted additional exemption—up to $26,411 in 2026—applies only to non-school levies and only to assessed value above $50,000.
Estimate only. Enter the millage rates relevant to your parcel. The calculator does not include non-ad valorem assessments, special assessments, every exemption, rounding, assessment caps, portability or future rate changes. Your TRIM Notice and final tax bill control.
Save Our Homes Can Be More Valuable Than the Base Homestead Exemption
Once a property receives Homestead Exemption, Save Our Homes limits how quickly the homestead’s assessed value can rise from regular annual reassessment. The cap is the lower of 3% or the applicable CPI change.
Miami-Dade Homestead Portability: Transfer Up to $500,000 of Save Our Homes Difference
The Homestead Exemption itself is not transferred from one property to another. What may transfer is the accumulated Save Our Homes assessment difference between a prior homestead’s just value and assessed value.
Maximum transfer
Up to $500,000 of eligible assessment difference may be ported to a new Florida homestead.
Three-assessment-year rule
Miami-Dade states that the new Homestead Exemption must be established within three assessment years after abandoning the previous homestead.
March 1 application
Portability is applied for with the new homestead. Florida uses Form DR-501T, and Miami-Dade’s portability application deadline is March 1.
| Move Type | General Portability Treatment | Simple Example |
|---|---|---|
| Upsizing | Eligible prior assessment difference can generally transfer dollar-for-dollar, subject to the $500,000 limit and ownership rules. | Prior home: $250k market / $150k assessed → $100k difference. New $400k home may receive a $100k portability reduction. |
| Downsizing | The portable difference is proportionally reduced because the new home has a lower just value. | Miami-Dade’s published example reduces a $100k prior difference to $60k when moving from a $250k property to a $150k property. |
| Joint owners split | The assessment difference may be divided based on ownership/share rules. | Divorcing spouses may need Form DR-501TS to designate qualifying shares. |
| Two prior homesteads join | Miami-Dade states that the highest eligible assessment limitation from the prior homesteads is used, subject to law. | Two homeowners sell separate homesteads and establish one new joint homestead. |
Renting Your Miami-Dade Homestead Can Put the Exemption and SOH Cap at Risk
Homestead is based on permanent residence. Converting the property into a rental—or renting all or substantially all of it—can be treated as abandonment of the homestead.
Full-property rental
Florida Statute 196.061 provides that rental of all or substantially all of a dwelling previously claimed as homestead can constitute abandonment until the owner physically occupies it again.
Partial rental or duplex
Miami-Dade states that a homeowner renting only part of the primary residence may receive a prorated exemption for the owner-occupied portion. A duplex or similar property can therefore require allocation between homestead and income-producing space.
When You May Need to Reapply, Update or Cancel Homestead
I refinanced my Miami-Dade home
Miami-Dade says refinancing by itself does not require a new homestead application. However, if the refinance also changes title, a new application may be necessary. When uncertain, the office recommends filing an application listing all residing owners so there is a record for review.
I transferred the property into a trust
Miami-Dade recommends filing an exemption application and providing the trust documents when title changes into a trust. Trust language and the applicant’s beneficial/equitable interest can affect eligibility.
I inherited the property
If an exempt owner dies after January 1, Miami-Dade explains that the exemption may continue for that tax year when the property was the decedent’s permanent residence on January 1. A new qualifying owner generally must file an original application for the following January 1.
The property is still in probate
Miami-Dade advises eligible residents to file the Homestead Exemption application rather than waiting for the final Order Determining Homestead. The office warns that the homestead tax exemption is not retroactive merely because a later probate order is retroactive.
I moved out before January 1
If the property was no longer your permanent residence before January 1, you should not assume the existing exemption remains valid. Miami-Dade provides a Homestead Exemption Cancellation Form for owners who need to cancel an exemption.
I moved to another property inside Miami-Dade
When applying for the new Miami-Dade homestead, provide the previous address and indicate that it received Homestead Exemption. Miami-Dade uses that information to address cancellation of the prior exemption and evaluate portability.
Additional Miami-Dade Exemptions You Should Check at the Same Time
A qualifying homestead can open the door to other exemptions. These benefits are not automatically identical throughout every municipality because some are local-option exemptions.
| Benefit | Main 2026 Qualification | Potential Benefit |
|---|---|---|
| Senior Citizen Exemption | Homestead property; at least one qualifying homeowner age 65+ on January 1; 2025 household adjusted gross income no more than $38,686. | Local-option exemption against participating county/municipal non-school levies. |
| Long-Term Resident Senior | Meets senior-income test, 25+ years in the home, and initial qualifying market value below $250,000. | Participating local governments may eliminate their ad valorem portion for qualifying homeowners. |
| Widow/Widower | Meet Florida statutory requirements for surviving spouse exemption. | Additional exemption where applicable. |
| Disability | Depends on disability type, documentation and, for some benefits, income. | Partial or total property-tax exemptions may apply. |
| Veteran / Surviving Spouse | Depends on service-connected disability, total and permanent disability, death in service or other statutory criteria. | May range from an additional exemption to complete ad valorem exemption. |
| Deployed Military | Qualifying deployment and statutory service conditions. | Additional exemption calculated under Florida law. |
Do You Have to Reapply for Miami-Dade Homestead Every Year?
Normally, no. Miami-Dade sends an automatic residential renewal receipt to owners with Homestead Exemption. If you still qualify and nothing affecting eligibility has changed, the exemption can renew without filing a brand-new original application each year.
Automatic renewal receipt
Miami-Dade says residential renewal receipts are mailed in late December. Keep the receipt for your records if the listed exemptions remain correct.
Ownership change
A warranty deed, quitclaim deed or other ownership change can affect renewal. Do not assume the exemption automatically survives every title change.
You must report disqualifying changes
Renting the home, moving, changing occupancy or another status change that affects eligibility should be reported promptly to the Property Appraiser.
Miami-Dade Homestead Problems and the Best Next Step
I applied but cannot tell whether Miami-Dade received it
Do not assume an uploaded application was accepted just because the browser page closed normally.
Next: use Miami-Dade’s exemption application status service and keep your submission confirmation.
My Homestead Exemption is missing from the TRIM Notice
This can indicate a pending application, denial, ownership/residency issue or processing problem.
Next: contact Exemptions at 305-375-4712 immediately; VAB deadlines are time-sensitive.
I missed March 1
Miami-Dade permits late applications during the statutory late-filing period.
Next: file before the expiration shown on your August TRIM Notice; a VAB petition and $15 fee may apply.
My school taxable value is higher than my county taxable value
That can be normal because the inflation-adjusted second homestead exemption does not apply to School Board taxes.
Next: compare each taxing-authority taxable-value column instead of expecting one universal taxable value.
I bought the home this year and the taxes look surprisingly low
The current roll may still reflect the prior owner’s exemption and capped assessed value.
Next: use the Property Appraiser’s tax estimator and budget for reassessment after the ownership change.
I changed the deed or added an owner
Title changes can affect Homestead Exemption and Save Our Homes treatment.
Next: file/update the exemption application if necessary and ask the Property Appraiser how the specific transfer affects the cap.
I am renting part of my home
A partial rental does not always eliminate every homestead benefit, but the exempt portion may need to be prorated.
Next: disclose the rental use instead of assuming the entire property remains homesteaded.
I disagree with my market value, not just the exemption
Homestead filing and valuation challenges are separate issues.
Next: request an assessment review and, if unresolved, evaluate a VAB petition within 25 days of the TRIM mailing date.
Miami-Dade Property Appraiser Offices, Phone Numbers & Hours
Homestead applications are handled by the Property Appraiser of Miami-Dade County. The Property Appraiser determines exemptions and assessed values; it does not send or collect the property-tax bill.
Stephen P. Clark Center
Address:
111 NW 1st Street, Suite 710
Miami, FL 33128
Hours: Monday–Friday, 8:00 AM–5:00 PM
Customer Support: 305-375-4789
Exemption Questions: 305-375-4712
TTY: 711
South Dade Government Center
Address:
10710 SW 211 Street, 2nd Floor / Suite 207
Cutler Bay, FL 33189
Hours: Monday–Friday, 8:00 AM–5:00 PM
Branch Services: 305-234-1400
Exemption Questions: 305-375-4712
TTY: 711
Miami-Dade Homestead Exemption FAQs
How much is the Miami-Dade Homestead Exemption in 2026?
The first $25,000 of qualifying assessed value is exempt from applicable school and non-school ad valorem taxes. For 2026, Florida’s inflation-adjusted additional exemption is up to $26,411 and applies to qualifying assessed value above $50,000 for non-school levies. That creates a maximum nominal non-school exemption of $51,411 for sufficiently assessed properties.
What is the deadline to file Homestead Exemption in Miami-Dade?
The regular statutory deadline is March 1. Miami-Dade also accepts qualifying late applications beginning March 2 until the expiration date shown on the August TRIM Notice, which is on or before September 20. A VAB petition and $15 fee may apply to late filing.
Can I apply for Miami-Dade Homestead Exemption online?
Yes. The Miami-Dade Property Appraiser operates a secure online Exemptions Filing Application where homeowners can create an account, submit the homestead application and upload supporting documentation.
What documents do I need for a Miami homestead exemption?
Miami-Dade requires evidence of qualifying ownership and permanent Florida residence. Useful documentation can include a recorded deed, Florida driver license or ID, vehicle registration, voter registration, IRS or W-2 records, bank statements, utility-payment records, a recorded Declaration of Domicile and trust documents when applicable.
Do I have to own and live in the property on January 1?
For the regular tax-year exemption, Miami-Dade uses January 1 as the key eligibility date. The applicant must generally have qualifying legal or equitable title and use the property as the permanent residence on January 1.
What is the 2026 Save Our Homes cap in Miami-Dade?
The official 2026 Save Our Homes regular-assessment increase limitation is 2.7%. Florida uses the lower of 3% or the applicable CPI change. Qualifying new construction and certain ownership changes are not protected from all assessment changes by that cap.
Can I transfer my Homestead Exemption when I move?
The exemption itself does not transfer. An eligible homeowner may instead transfer, or port, up to $500,000 of accumulated Save Our Homes assessment difference to a new Florida homestead, subject to timing and ownership rules.
Can I rent my Miami-Dade home and keep Homestead Exemption?
Renting all or substantially all of the homestead can constitute abandonment. Florida’s 2026 statute also addresses rentals exceeding 30 days per calendar year for two consecutive years. Partial rental may result in a prorated homestead rather than exemption for the entire property.
Do I need to renew Miami-Dade Homestead Exemption every year?
Usually not by filing a new original application. Miami-Dade provides automatic residential renewal when eligibility continues, but owners are responsible for reporting changes that could affect the exemption.
What should I do if Homestead Exemption is missing from my TRIM Notice?
Contact the Miami-Dade Property Appraiser promptly and check the application status. If an exemption or assessed-value dispute is not resolved, a Value Adjustment Board petition may be available, but the filing deadline is time-sensitive.
Miami-Dade Homestead Exemption Official Resources
The practical rules above are included directly in this guide. Use these official services when you are ready to file, verify a live application, check your parcel or confirm a rule that may have changed.