These tax estimates are based on Proposed 2014
Current or previous year’s taxes may not accurately forecast future property
taxes. Property taxes can increase from one year to the next for various
reasons. Some of these reasons may be that the market value has changed, that
(also known as the
tax rate) has changed, that the property has lost an exemption, or a property
that was receiving an Amendment 10 “Save Our Homes
” cap on assessed value has had the cap
removed because it was sold.
The purpose of the real property tax estimator is to provide an estimate of real
property taxes based upon the information you enter. The estimate is only as
accurate as the information entered and it is only an approximation. The
estimator will not provide actual taxes.
There are two components, ad valorem taxes and non-ad valorem assessments, which
comprise this estimate:
Ad Valorem Taxes – These are property taxes based on the
property value. The real property tax estimator will calculate the ad valorem
portion of property taxes by multiplying the amount entered in Step 1 times the
previous year's adopted
millage rates (also known as
the tax rate) of the local governments that taxed the property in the previous
year. In the appropriate box, you should enter the most accurate estimate of the
market value of the property on January 1st of the tax year for which you are
estimating taxes. You may obtain this value by referring to a recent appraisal
or a recent sales price of the property.
Keep in mind, however, that an appraisal or sales price that takes place months
before the statutory assessment date of January 1st may not reflect market value
on that date. This could be a problem with pre-construction sales prices, which
may need to be adjusted to reflect the increase in value from the date of the
contract to the January 1st appraisal date of the tax year for which you seek an
estimate. Additionally, prior year assessment values found in the property
appraiser’s records should not be used to estimate future taxes.
Non-Ad Valorem Assessments – These are assessments against the
property that are not based on market value. They include special assessments
and service charges for items such as solid waste districts, lighting districts,
landscape districts, guard districts and
Community Development Districts (CDD). See the
listing of CDDs.
These non-ad valorem assessments are included in the estimate only if the local
government charging them has arranged for them to be collected by the Miami-Dade
Tax Collector as part of the annual real property tax bill.
New subdivisions (or parcels) not currently found in the Property Appraiser’s
file after entering the folio number or address may be subject to non-ad valorem
assessments that are not reflected in this estimate. Contact the developer or
current owner/agent for additional information on applicable non-ad valorem
1. Homestead Exemption Time lag
If you purchase a home after January 1st, you may inherit the previous owner’s
Homestead Exemption and assessment limitation for that year. The following year,
however, the homestead exemption and assessment limitation will be removed
resulting in a higher assessed value.
If this property is your permanent residence to the exclusion of all others, you
will have to file an original exemption application by March 1st. For additional
information on deadlines and application forms, please contact the Property
Appraiser’s office at 305-375-4125.
Obtaining a homestead exemption will qualify you for two tax benefits: (1) a
reduction of $25,000 off of your assessed value and (2) beginning in the 2nd
year, a limitation on any annual increase of your assessed value at no more than
3% regardless of the increase in the property’s market value.
Please note that any final determination of eligibility for Homestead Exemption
depends on applicable Florida law.
If you are buying a home in which the seller had a homestead exemption, you
should be aware that the seller’s assessed value may be artificially low due to
the “Save Our Homes” limitation on
the increase in assessed value. When the property is sold, this limitation is
removed and the property is appraised at market value for the next tax year.
This fact may result in a significant increase in taxes.
2. Disclaimer of Liability
(in addition to
County’s Disclaimer and User Agreement)
The accuracy of this estimate is dependent upon the information you enter and
the previous year’s millage rates. Millage rates are annually adopted by
ordinance usually by October 8th. The Miami-Dade County Property Appraiser and
Miami-Dade County expressly decline to warrant the accuracy of the estimates
produced by this real property tax estimator. The property appraiser’s office
and Miami-Dade County disclaim liability for any errors, either by omission or
commission, regarding this real property tax estimator and the estimates
produced by its use.
Last year's total taxes (both Ad-Valorem and Non Ad-Valorem) can be viewed on
Tax Collector's Web Site.
Use this site at your own risk.
If you cannot view PDF
files, you can download
for free from
Adobe Systems, Inc. In order to use PDF files, you must have Acrobat installed
on your computer.