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Miami-Dade County's assessment ratio means effective tax rates are low — but incorrect appraisals still cost money. Ownwell manages the appeal with no upfront cost.
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Frequently Asked Questions
What is the Miami-Dade property tax appeal deadline?
Miami-Dade sends TRIM Notices in August and the appeal deadline to the Value Adjustment Board is only 25 days after mailing — typically mid-September. For 2025, the deadline was September 16. This is far tighter than California counties (July to November/December) or Illinois (rolling township schedule). Missing the deadline forfeits your appeal rights for that tax year. The VAB filing fee is $45 per petition. Ownwell can manage the process and only charges if you save.
What is Save Our Homes and how does it help Miami-Dade homeowners?
Save Our Homes is Florida's constitutional protection capping annual assessment increases for homesteaded properties at 3 percent per year, regardless of how fast the market rises. In Miami-Dade, where real estate values have appreciated dramatically, longtime homeowners often have assessed values far below current market value due to decades of 3 percent caps. New buyers lose this protection and are assessed at purchase price, then begin accumulating their own cap.
What is portability and how does it work in Miami-Dade?
Portability allows Florida homeowners to transfer their accumulated Save Our Homes benefit — the difference between assessed value and market value — to a new Florida homestead. If you sell your Miami-Dade home and buy another in Florida, you can transfer up to $500,000 of that benefit to reduce your new home's assessed value. You must apply for portability with the Property Appraiser when you apply for your new homestead exemption. This is a significant benefit many Florida homeowners miss.
What is the Long-Term Resident Senior Exemption?
Homeowners 65 or older who have been Florida residents for at least 25 years, have household income below $38,686 (2025 threshold), and own a home worth less than $250,000 may qualify for a 100 percent exemption on the county and city portion of their property tax bill. This can eliminate most of the tax bill for qualifying long-term Miami-Dade residents. Apply by March 1 at the Property Appraiser's Office or online at miamidadepa.gov.
How does Florida homestead affect probate in Miami-Dade?
Florida homestead property has unique probate rules. It cannot be forced to pay debts (other than mortgages and liens) and special descent rules govern how it passes at death. If the deceased had a surviving spouse or minor children, the homestead cannot be freely devised away from them. These rules differ significantly from other states and can surprise families who assumed the home could be left to any heir. Consult an attorney familiar with Florida homestead law before assuming the estate plan works as intended.
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