Lower your Miami-Dade County property taxes
The Miami-Dade Property Appraiser sets a just value for every parcel as of January 1 each year, using mass appraisal. When that value runs ahead of what your home would sell for, you pay on the difference — and only a petition to the Value Adjustment Board fixes it. 30% of first-year savings, only if you save.
What a too-high value costs you
If your home is assessed at $520,000 but similar homes point to about $480,000, you're taxed on $40,000 too much. At a 1.85% rate that's about $740 a year. Our fee would be $222; you'd keep $518.
What gets missed in Miami-Dade
- The reset after a purchase. A sale resets the home to full market value the next January 1. New owners often inherit a value built on a peak-price sale.
- Rentals and second homes. Non-homestead homes only get a 10% cap on non-school taxes, so an inflated market value hits these owners hardest.
- Save Our Homes keeps rising. If your capped value is below market value, it can still climb up to 3% a year even in a flat Miami-Dade market. Appeals matter most when the market value itself is wrong.
- Condo and waterfront comparisons. Sales from a newer tower or a better water view get used to value an older unit or an inland lot.
Insider tip: Miami-Dade hearings are currently held by phone. Upload your evidence to the AXIA system by 9:00 a.m. the day before the hearing — and exchange it with the Property Appraiser at least 15 days before.
Reviewed by the founder
Julien reviews every Miami-Dade case personally and tells you the value we’ll ask for before anything is filed.
Get my free reviewMiami-Dade County calendar
| January 1, 2027 | Valuation date — just value is measured as of this day |
| March 1, 2027 | Deadline to apply for homestead and other exemptions |
| Late August 2027 | TRIM notice (Notice of Proposed Property Taxes) mailed |
| 25 days after TRIM | Deadline to petition the Value Adjustment Board — the date is printed on your notice |
| 15 days before your hearing | Evidence must reach the Property Appraiser |
| Fall 2027 – early 2028 | Special magistrate hearings and decisions |
| November 2027 | Tax bills mailed; 4% discount for paying in November |
| April 1, 2028 | Taxes delinquent — at least 75% must be paid by then to keep a value petition alive |
*Miami-Dade Property Appraiser, 2025 preliminary roll: median homestead just value $459,631; median assessed value $232,099.
Sources: Miami-Dade Clerk — Value Adjustment Board · Miami-Dade Property Appraiser — 2025 adopted millage · Florida Department of Revenue — VAB guide. Dates are checked each year; confirm with the county for your property.
Exemptions to check
Homestead takes up to $50,000 off your home's assessed value (the second $25,000 doesn't apply to school taxes), and Save Our Homes limits yearly increases to 3% or the CPI change, whichever is lower. Widow(er), disability, disabled veteran and qualifying senior exemptions can add more; apply by March 1. We check your exemptions free at sign-up.
Miami-Dade questions
How do I file in Miami-Dade?
Online through the Clerk's Value Adjustment Board system, or at the Stephen P. Clark Center. The fee is $15 per folio. Filing is based on when the Clerk receives it — postmarks don't count.
Do I have to pay my taxes while the petition is pending?
Yes. For a value petition you must pay all non-ad valorem assessments and at least 75% of the ad valorem taxes before they become delinquent, or the petition is denied.
I missed the deadline. Now what?
A late petition needs a written explanation of good cause, and the Board decides whether to hear it. Otherwise, sign up now and we'll be ready for next August's notice.