How Florida property tax is calculated
Florida taxes the assessed value of a home, which for a homestead is its market value held down by the Save Our Homes cap; exemptions come off that value and each levy then charges its millage, one mill being $1 per $1,000.[1][2]
Tax = (Assessed value − homestead exemptions) × millage ÷ 1,000
Under the 2026 rules the first $25,000 is exempt from every levy and a second exemption of up to $25,000 covers assessed value between $50,000 and $75,000 for every levy except the school district.[2] On a $450,000 Miami home that leaves $425,000 taxable for schools and $400,000 for everything else: $2,814.78 to the school board and $5,332.57 to the city, county and districts, $8,147.34 in all, an effective rate of 1.81%.[3]
Florida homestead exemption: 2026, 2027 and 2028
Amendment 3, approved by Florida voters on November 3, 2026, raises the homestead exemption for non-school levies to $150,000 for tax year 2027 and $250,000 for 2028, adjusted for inflation from 2029; school levies keep the $25,000 exemption.[4] Owners who were permanent Florida residents on or before December 31, 2026 get the increase automatically on an existing homestead exemption.[4]
| Assessed value | No exemption | 2026 law | 2027 (A3) | 2028 (A3) | Saving 2026→2028 |
|---|---|---|---|---|---|
| $300,000 | $5,986 | $5,154 | $3,821 | $2,488 | $2,666 |
| $450,000 | $8,979 | $8,147 | $6,814 | $5,481 | $2,666 |
| $750,000 | $14,966 | $14,134 | $12,801 | $11,467 | $2,666 |
Estimates: each taxing authority will set new millage for 2027 and 2028, and implementing legislation may refine the details.
New arrivals are treated differently: people who become Florida residents on or after January 1, 2027 start with up to $50,000 off non-school levies and qualify for the larger exemption from their fifth homestead year.[4] Apply by March 1 with proof of residency such as a Florida driver's license or voter registration.[4]
| Exemption | Amount | Who qualifies |
|---|---|---|
| Homestead exemption, first $25,000 (all levies) | $25,000 | Owner who holds title and makes the home a permanent residence on January 1 March 1 (late filing possible until 25 days after the TRIM notice) |
| Additional homestead exemption, assessed value between $50,000 and $75,000 (non-school levies) | Up to $25,000, indexed to CPI from 2025 | Every homestead owner; applies to all levies except school district levies Automatic with the homestead exemption |
| Amendment 3 homestead exemption, tax year 2027 (non-school levies) | Up to $150,000 (school levies keep $25,000) | Homestead owners who were permanent Florida residents on or before December 31, 2026 Existing homestead exemptions are increased automatically |
| Amendment 3 homestead exemption, tax year 2028 (non-school levies) | Up to $250,000 (school levies keep $25,000); CPI-indexed from 2029 | Same as 2027 Automatic |
| Amendment 3, residents arriving on or after January 1, 2027 (non-school levies) | Up to $50,000 for the first four years, then the full amount from the fifth year | Owners who establish permanent Florida residency on or after January 1, 2027 March 1 of the first homestead year |
| Widow/widower | $5,000 | Un-remarried widow or widower on January 1 |
| Disabled veteran (10% or more) or civilian disability/blind | $5,000 | Service-connected rating of 10% or more, or total and permanent disability or blindness |
| Low-income senior (age 65+) | Additional exemption set by each county/city ordinance | 65 or older on January 1 with household adjusted gross income under $38,686 (2026 limit) |
Miami-Dade millage rates for 2026
Every Miami-Dade parcel pays the school board's 6.6230 mills, the county's 4.9677 and the regional water districts' 0.2571; the city or the unincorporated area, fire rescue, the library district and the Children's Trust make up the rest.[3]
| Taxing unit | Rate | Tax year | Exemptions it applies to |
|---|---|---|---|
| City of Miami (operating 7.1080 + debt 0.2536) | 7.3616 mills | 2026 | Homestead, first $25,000; Additional homestead ($50,000–$75,000); Amendment 3, 2027; Amendment 3, 2028; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Miami-Dade County Public Schools (5.4990 + voted 1.0000 + debt 0.1240) | 6.623 mills | 2026 | Homestead, first $25,000; Homestead, school levies; Homestead, school levies; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Miami-Dade County (4.5740 + debt 0.3937) | 4.9677 mills | 2026 | Homestead, first $25,000; Additional homestead ($50,000–$75,000); Amendment 3, 2027; Amendment 3, 2028; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Library district | 0.2812 mills | 2026 | Homestead, first $25,000; Additional homestead ($50,000–$75,000); Amendment 3, 2027; Amendment 3, 2028; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Children's Trust | 0.4638 mills | 2026 | Homestead, first $25,000; Additional homestead ($50,000–$75,000); Amendment 3, 2027; Amendment 3, 2028; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Water management, Everglades, Okeechobee basin, FIND | 0.2571 mills | 2026 | Homestead, first $25,000; Additional homestead ($50,000–$75,000); Amendment 3, 2027; Amendment 3, 2028; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Total | 19.9544 mills | 1.9954% of taxable value |
| Taxing unit | Rate | Tax year | Exemptions it applies to |
|---|---|---|---|
| Unincorporated Municipal Service Area | 1.909 mills | 2026 | Homestead, first $25,000; Additional homestead ($50,000–$75,000); Amendment 3, 2027; Amendment 3, 2028; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Miami-Dade County Public Schools (5.4990 + voted 1.0000 + debt 0.1240) | 6.623 mills | 2026 | Homestead, first $25,000; Homestead, school levies; Homestead, school levies; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Miami-Dade County (4.5740 + debt 0.3937) | 4.9677 mills | 2026 | Homestead, first $25,000; Additional homestead ($50,000–$75,000); Amendment 3, 2027; Amendment 3, 2028; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Fire Rescue district | 2.3965 mills | 2026 | Homestead, first $25,000; Additional homestead ($50,000–$75,000); Amendment 3, 2027; Amendment 3, 2028; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Library district | 0.2812 mills | 2026 | Homestead, first $25,000; Additional homestead ($50,000–$75,000); Amendment 3, 2027; Amendment 3, 2028; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Children's Trust | 0.4638 mills | 2026 | Homestead, first $25,000; Additional homestead ($50,000–$75,000); Amendment 3, 2027; Amendment 3, 2028; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Water management, Everglades, Okeechobee basin, FIND | 0.2571 mills | 2026 | Homestead, first $25,000; Additional homestead ($50,000–$75,000); Amendment 3, 2027; Amendment 3, 2028; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Total | 16.8983 mills | 1.6898% of taxable value |
| Taxing unit | Rate | Tax year | Exemptions it applies to |
|---|---|---|---|
| City of Hialeah | 6.3018 mills | 2026 | Homestead, first $25,000; Additional homestead ($50,000–$75,000); Amendment 3, 2027; Amendment 3, 2028; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Miami-Dade County Public Schools (5.4990 + voted 1.0000 + debt 0.1240) | 6.623 mills | 2026 | Homestead, first $25,000; Homestead, school levies; Homestead, school levies; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Miami-Dade County (4.5740 + debt 0.3937) | 4.9677 mills | 2026 | Homestead, first $25,000; Additional homestead ($50,000–$75,000); Amendment 3, 2027; Amendment 3, 2028; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Children's Trust | 0.4638 mills | 2026 | Homestead, first $25,000; Additional homestead ($50,000–$75,000); Amendment 3, 2027; Amendment 3, 2028; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Water management, Everglades, Okeechobee basin, FIND | 0.2571 mills | 2026 | Homestead, first $25,000; Additional homestead ($50,000–$75,000); Amendment 3, 2027; Amendment 3, 2028; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Total | 18.6134 mills | 1.8613% of taxable value |
| Taxing unit | Rate | Tax year | Exemptions it applies to |
|---|---|---|---|
| City of Miami Beach (operating 5.8060 + debt 0.2693) | 6.0753 mills | 2026 | Homestead, first $25,000; Additional homestead ($50,000–$75,000); Amendment 3, 2027; Amendment 3, 2028; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Miami-Dade County Public Schools (5.4990 + voted 1.0000 + debt 0.1240) | 6.623 mills | 2026 | Homestead, first $25,000; Homestead, school levies; Homestead, school levies; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Miami-Dade County (4.5740 + debt 0.3937) | 4.9677 mills | 2026 | Homestead, first $25,000; Additional homestead ($50,000–$75,000); Amendment 3, 2027; Amendment 3, 2028; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Library district | 0.2812 mills | 2026 | Homestead, first $25,000; Additional homestead ($50,000–$75,000); Amendment 3, 2027; Amendment 3, 2028; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Children's Trust | 0.4638 mills | 2026 | Homestead, first $25,000; Additional homestead ($50,000–$75,000); Amendment 3, 2027; Amendment 3, 2028; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Water management, Everglades, Okeechobee basin, FIND | 0.2571 mills | 2026 | Homestead, first $25,000; Additional homestead ($50,000–$75,000); Amendment 3, 2027; Amendment 3, 2028; Widow or widower ($5,000); Disabled veteran 10%+, disabled or blind ($5,000) |
| Total | 18.6681 mills | 1.8668% of taxable value |
Rates fell slightly from 2025: the City of Miami total went from 19.9878 to 19.9544 mills and unincorporated Miami-Dade from 16.9317 to 16.8983.[3]
Save Our Homes cap
Once a home has the homestead exemption its assessed value can rise by no more than 3% or the change in the Consumer Price Index a year, whichever is lower; the cap was 2.9% for 2025.[1] That is why the calculator asks for the assessed value from your TRIM notice: a long-held home can be assessed far below its market value.
Florida property tax due dates and discounts
Bills go out on November 1 and pay less the earlier you pay: 4% off in November, 3% in December, 2% in January, 1% in February, full amount in March; taxes are delinquent on April 1.[7][6]
- November 1, 2026 (or when the roll is certified) — Bills due; 4% discount if paid in November
- December / January / February — Discount drops to 3% / 2% / 1%
- March 31, 2027 — Last day to pay without penalty (no discount)
- April 1, 2027 — Delinquent
A $8,147 bill paid in November costs $7,821, a $326 saving. Other counties' calendars are on property tax due dates.
How to appeal in Miami-Dade
Talk to the Property Appraiser first, then petition the Value Adjustment Board within 25 days after the TRIM notice is mailed.[4] A late homestead application can also be filed up to that deadline.[4]
What Miami-Dade homeowners typically pay
Census figures for 2024 put the median property tax paid by Miami-Dade County homeowners at $4,141 on a median home value of $547,200, an effective rate of about 0.76%.[8][9]
Florida's effective rate is compared with other states on property tax rates by state, and senior programs on property tax exemptions for seniors.
Common mistakes
- Using the market value. Save Our Homes caps the assessed value; use the figure on your TRIM notice.
- Applying $150,000 to school taxes. Amendment 3 covers non-school levies only; schools still exempt $25,000.
- Expecting the new exemption on the November 2026 bill. Amendment 3 takes effect January 1, 2027 and first shows on bills mailed in November 2027. Compare other counties with the property tax calculator.
Value too high? Try the free property tax assessment appeal calculator before the Miami-Dade Value Adjustment Board deadline (not legal advice).
Frequently asked questions
How much is the Florida homestead exemption?
For 2026, $25,000 off all levies plus up to $25,000 off non-school levies on assessed value between $50,000 and $75,000. Under Amendment 3 it becomes $150,000 for non-school levies in 2027 and $250,000 in 2028; schools keep $25,000.
How much will Amendment 3 save on a $450,000 home?
At Miami's 2026 millage, about $1,333 in 2027 and $2,666 in 2028 compared with 2026.
When are Florida property taxes due?
Bills are payable from November 1 with a 4% discount in November, falling to 0% in March; unpaid taxes become delinquent on April 1.
What is the property tax rate in Miami-Dade County?
For 2026, 19.9544 mills in the City of Miami, 16.8983 in unincorporated Miami-Dade, 18.6134 in Hialeah and 18.6681 in Miami Beach.
Sources
- Save Our Homes
- Florida Statutes §196.031, Exemption of homesteads
- 2026 Adopted Millage Rates
- Homestead Exemption (Amendment 3, 2026)
- Exemption Requirements (2026 income limits)
- Florida Statutes §197.333, When taxes due; delinquent
- Florida Statutes §197.162, Tax discount payment periods
- Table B25103: Mortgage Status by Median Real Estate Taxes Paid (American Community Survey 2024 1-year)
- Table B25077: Median Value (Dollars), owner-occupied housing units (American Community Survey 2024 1-year)