Understand your Miami-Dade assessment, plan for taxes after a purchase, or review a bill. Start with your property record; the right next step depends on which value or exemption is in question.
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The 2026 petition deadline was September 18, 2026; check free now and monitor the next assessment cycle.
For a home in Miami, Hialeah, Doral or an unincorporated area, compare the just (market) value, assessed value and taxable values separately. They answer different questions: what the county says the property is worth, which assessment limits apply, and what each taxing authority actually taxes.
A lower market value does not automatically lower every tax base. Check school and non-school values separately, then review the rates and non-ad-valorem charges on the bill. For a purchase, the seller’s capped assessment is not a reliable forecast of your future bill.
Suppose a Miami-Dade homeowner has a $600,000 just value and a $350,000 non-school assessed value. A reduction in just value to $550,000 remains above that capped assessment, so the reduction alone would not lower the $350,000 non-school base. The school assessment and exemptions still need a separate check. These are illustrative figures, not a property valuation or promised saving.
Copy the taxable value and millage rate for the same taxing authority from your bill. School and non-school taxable values can differ. The calculation is taxable value × mills ÷ 1,000.
Illustration only: $350,000 taxable value × 6 mills ÷ 1,000 = $2,100 for one levy. These are not current local rates. This tool excludes other levies, non-ad-valorem charges, discounts and fees. It does not estimate reassessment after a purchase. For that, use the buyer estimator.
Millage formula: Florida DOR homeowner guide. Guidance reviewed October 29, 2026. Check the county’s current instructions before acting. CutMyPropTax is an independent service.
Everything below is what produced the number you see — so you, or a hearing officer, can check it rather than take our word for it.
What we cannot see. The roll records size, age, land and use — not condition. A gut-renovated house and a tired one of the same age and size look identical to us, and neither our estimate nor the comparables can account for the difference. Interior condition, recent work and anything a photograph would show are exactly the evidence you add, and are often what decides a hearing.
The timely 2026 petition deadline was September 18, 2026. A late petition requires county review; check your assessment and confirm your options directly with the VAB. Check the official county VAB resource below for current filing instructions and fees. A property check does not file a petition.
Similar homes can have different assessed and taxable values because their ownership histories, assessment limits and exemptions differ. Compare the parcel records and the taxing districts before using a neighbor’s bill as a benchmark.
Use it to understand the current property, then make a separate buyer estimate. The seller’s homestead exemption and capped assessment generally do not transfer to you. Use the county’s buyer estimator and review your own exemption and portability eligibility.
No. A reduction that stays above a capped assessment may leave that tax base unchanged. School and non-school assessments and exemptions can differ, so evaluate the actual taxable bases rather than multiplying a market-value reduction by one tax rate.
Planning a purchase or reviewing your current bill? Use our free calculators for before-you-buy tax estimates, closing prorations, homestead savings, and Save Our Homes portability.
Planning a move? Start with the official-estimate workflow to compare the current roll, projected post-purchase tax, and the seller's closing credit. If you are reviewing an existing bill, use our bill review before deciding whether an exemption or appeal review is appropriate.
County source: Florida Department of Revenue property-tax resources. For local filing instructions, confirm the current deadline and fee with the Miami-Dade County Value Adjustment Board.