All Florida countiesBased on the 2026 certified tax rollFlorida voters approved Amendment 3 on Nov. 3, 2026. It raises the homestead exemption for every property tax except school taxes to $150,000 in 2027 and $250,000 in 2028. That means county taxes everywhere in Miami-Dade County, plus city taxes for homes inside city limits. Search for a property to see an estimate.
These estimates use current numbers. Amendment 3 will usher in substantial changes to how local governments must tax in order to provide essential services. This tool shows only what the change means based on 2026 values and final 2026 tax rates. Non-ad valorem assessments, such as fire, solid waste and stormwater fees, are likely to rise to make up for budget shortfalls, and they are not included here.
Illustrative estimates only. The figures on this site are meant to illustrate how Amendment 3 could work based on current data. They are not official. For official information about budgets, tax rates and revenue, contact your city, town or Miami-Dade County government directly. For official property values and exemptions, contact the Miami-Dade County Property Appraiser.
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Use this if your property isn't listed or you recently bought it. Your assessed value is on your TRIM notice from the Property Appraiser.
How many of the county's 939,447 parcels, including 451,610 with a homestead exemption, would owe no property tax other than school taxes. That means no county tax, and no city tax for property inside city limits.
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Non-ad valorem assessments, such as fire, solid waste and stormwater charges, are not included. Figures are gross levies, before early-payment discounts of up to 4% and unpaid taxes; Florida law requires taxing authorities to budget at least 95% of their ad valorem proceeds. Estimated non-school ad valorem taxes on the roll if every taxing authority kept its final 2026 rate. Assessed values of homesteads rise by up to 3% a year, never above just value; other property is held at 2026 values. In practice, local governments will set new rates each year.
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Estimated ad valorem revenue for Miami-Dade County government's property taxes at final 2026 rates, before and after the new homestead exemption. Homestead assessed values rise by up to 3% a year (never above each home's just value); other property stays at 2026 values. These are illustrative estimates only.
| Levy | Millage | 2026 revenue (95%) | 2028 estimate (95%) | Change | Percent change |
|---|---|---|---|---|---|
| Countywide levy | 4.5740 | $2,243,062,337 | $1,987,270,879 | −$255,791,458 | −11.4% |
| Unincorporated Municipal Service Area | 1.9090 | $240,686,315 | $187,223,309 | −$53,463,006 | −22.2% |
| All county levies | $2,483,748,652 | $2,174,494,188 | −$309,254,464 | −12.5% |
See the Miami-Dade County government page for the full estimates, what drives them and their limitations.
Estimated ad valorem revenue for taxing authorities that are separate from Miami-Dade County government, at final 2026 rates. Homestead assessed values rise by up to 3% a year (never above each home's just value); other property stays at 2026 values. These are illustrative estimates only.
| Taxing authority | Millage | 2026 revenue (95%) | 2028 estimate (95%) | Change | Percent change |
|---|---|---|---|---|---|
| The Children's Trust | 0.4638 | $227,444,756 | $201,507,703 | −$25,937,052 | −11.4% |
| Miami-Dade County Library District | 0.2812 | $122,746,052 | $108,945,362 | −$13,800,689 | −11.2% |
Districts that cover the whole county levy on the same taxable value as Miami-Dade County government's countywide levies, so their estimated percentage changes match; districts that cover only part of the county can differ. Each page lists the full limitations.
Estimated city ad valorem revenue at each city's or town's final 2026 tax rate, before and after the new homestead exemption. Homestead assessed values rise by up to 3% a year (never above each home's just value); other property stays at 2026 values. These are estimates only: values, the number of homesteads and tax rates will change, and property taxes are one of several revenue sources. Each page lists the full limitations.
The size of the estimated change depends mostly on how much of each place's taxable value comes from homesteads. In 2026 that share ranges from 0.1% in Medley to 61.8% in Miami Shores. Lower home values also play a part, because a flat exemption removes a larger share of a lower-valued home's taxable value.
| City or town | City millage | Homesteads | Homestead share of taxable value | 2026 city revenue (95%) | 2028 estimate (95%) | Change | Percent change |
|---|---|---|---|---|---|---|---|
| City of Aventura | 1.7261 | 9,417 | 25.2% | $22,743,452 | $20,540,400 | −$2,203,052 | −9.7% |
| Village of Bal Harbour | 2.5132 | 700 | 17.7% | $18,193,940 | $18,034,036 | −$159,904 | −0.9% |
| Town of Bay Harbor Islands | 3.6136 | 1,123 | 31.1% | $8,477,626 | $7,974,443 | −$503,183 | −5.9% |
| Village of Biscayne Park | 9.2000 | 742 | 53.5% | $4,411,107 | $3,398,263 | −$1,012,843 | −23.0% |
| City of Coral Gables | 5.5590 | 10,887 | 44.2% | $143,155,429 | $135,543,915 | −$7,611,514 | −5.3% |
| Town of Cutler Bay | 2.8332 | 10,349 | 51.5% | $11,782,796 | $7,816,463 | −$3,966,333 | −33.7% |
| City of Doral | 1.5994 | 10,330 | 17.1% | $32,947,998 | $30,333,197 | −$2,614,801 | −7.9% |
| Village of El Portal | 8.0500 | 559 | 43.1% | $2,984,666 | $2,394,995 | −$589,672 | −19.8% |
| City of Florida City | 6.4304 | 2,113 | 24.0% | $9,939,733 | $8,108,210 | −$1,831,523 | −18.4% |
| Town of Golden Beach | 7.5110 | 242 | 41.3% | $15,949,754 | $15,930,024 | −$19,730 | −0.1% |
| City of Hialeah | 6.3018 | 31,835 | 21.3% | $133,537,789 | $112,693,861 | −$20,843,928 | −15.6% |
| City of Hialeah Gardens | 4.6782 | 3,713 | 21.1% | $11,319,179 | $9,643,321 | −$1,675,858 | −14.8% |
| City of Homestead | 5.9604 | 11,767 | 33.0% | $36,653,642 | $27,611,619 | −$9,042,023 | −24.7% |
| Village of Indian Creek | 4.9833 | 15 | 27.1% | $6,686,331 | $6,753,927 | $67,595 | +1.0% |
| Village of Key Biscayne | 2.8708 | 2,831 | 34.1% | $33,351,824 | $32,407,929 | −$943,895 | −2.8% |
| Town of Medley | 3.8500 | 51 | 0.1% | $22,621,552 | $22,607,647 | −$13,905 | −0.1% |
| City of Miami | 7.1080 | 45,294 | 17.1% | $716,857,446 | $676,036,907 | −$40,820,539 | −5.7% |
| City of Miami Beach | 5.8060 | 14,348 | 22.9% | $339,708,123 | $329,721,250 | −$9,986,873 | −2.9% |
| City of Miami Gardens | 6.9363 | 20,558 | 29.4% | $61,281,903 | $47,014,384 | −$14,267,520 | −23.3% |
| Town of Miami Lakes | 2.1577 | 6,760 | 40.2% | $10,680,308 | $8,467,360 | −$2,212,949 | −20.7% |
| Village of Miami Shores | 7.8000 | 2,882 | 61.8% | $16,699,764 | $13,528,728 | −$3,171,036 | −19.0% |
| City of Miami Springs | 6.8100 | 2,978 | 45.4% | $12,167,552 | $9,106,135 | −$3,061,417 | −25.2% |
| City of North Bay Village | 6.0478 | 1,254 | 19.4% | $10,758,688 | $9,725,133 | −$1,033,555 | −9.6% |
| City of North Miami | 7.4000 | 8,086 | 26.7% | $46,220,005 | $40,593,717 | −$5,626,287 | −12.2% |
| City of North Miami Beach | 6.1000 | 6,506 | 22.7% | $33,658,880 | $29,844,734 | −$3,814,146 | −11.3% |
| City of Opa-locka | 8.9797 | 1,564 | 8.1% | $17,391,109 | $16,203,305 | −$1,187,805 | −6.8% |
| Village of Palmetto Bay | 2.3500 | 6,293 | 58.5% | $11,114,128 | $8,836,795 | −$2,277,332 | −20.5% |
| Village of Pinecrest | 2.5030 | 4,505 | 59.5% | $20,826,917 | $19,400,832 | −$1,426,085 | −6.8% |
| City of South Miami | 3.9500 | 2,390 | 36.0% | $12,517,329 | $11,179,244 | −$1,338,085 | −10.7% |
| City of Sunny Isles Beach | 1.6514 | 4,329 | 17.2% | $30,464,879 | $29,540,215 | −$924,664 | −3.0% |
| Town of Surfside | 3.7743 | 1,187 | 21.9% | $20,376,384 | $19,754,744 | −$621,640 | −3.1% |
| City of Sweetwater | 3.5634 | 1,764 | 5.5% | $14,414,942 | $13,832,593 | −$582,349 | −4.0% |
| Village of Virginia Gardens | 5.2131 | 408 | 25.0% | $1,509,804 | $1,240,329 | −$269,475 | −17.8% |
| City of West Miami | 5.7700 | 1,148 | 25.5% | $5,594,618 | $4,707,577 | −$887,040 | −15.9% |
Revenue is shown on a budget basis: 95% of the gross levy (taxable value times the city tax rate). Florida law requires taxing authorities to plan on at least 95% of ad valorem proceeds, which allows for early-payment discounts of up to 4% and for unpaid taxes. Percent changes are the same on either basis. Compare cities and towns side by side.
Have a question about the calculator, or think a property's numbers are wrong? Send a message. For official corrections to your property record, contact the Miami-Dade County Property Appraiser.