All Florida countiesBased on the 2026 certified tax roll
Miami-Dade CountyAmendment 3Tax Calculator
Property search and homestead exemption estimates
All Florida countiesBased on the 2026 certified tax rollAn estimate of how Amendment 3's larger homestead exemption could change ad valorem property tax revenue for the City of South Miami, based on 2026 property values and the final 2026 city tax rate of 3.9500 mills.
Illustrative estimates only. These figures are meant to illustrate how Amendment 3 could affect the City of South Miami based on current data. They are not official. For official information about the City of South Miami's budget, tax rate and revenue, contact the City of South Miami directly. For official property values and exemptions, contact the Miami-Dade County Property Appraiser.
Homestead assessed values rise by up to 3% a year, the most Save Our Homes allows, but never above each home's 2026 just (market) value. All other property stays at its 2026 taxable value. The city's tax rate stays at its final 2026 level. The gross levy is taxable value times the tax rate. The budget basis is 95% of the gross levy, which allows for early-payment discounts and unpaid taxes; see the limitations below.
| Year | Homestead taxable value | Other taxable value | Total taxable value | Gross levy | Budget basis (95%) | Change from 2026 (95%) | Percent change |
|---|---|---|---|---|---|---|---|
| 2026 | $1,201,583,825 | $2,134,146,776 | $3,335,730,601 | $13,176,136 | $12,517,329 | — | — |
| 2027 (estimate) | $1,011,787,215 | $2,134,146,776 | $3,145,933,991 | $12,426,439 | $11,805,117 | −$712,212 | −5.7% |
| 2028 (estimate) | $844,998,902 | $2,134,146,776 | $2,979,145,678 | $11,767,625 | $11,179,244 | −$1,338,085 | −10.7% |
| Year | Homestead taxable value | Other taxable value | Total taxable value | Gross levy | Budget basis (95%) | Change from 2026 (95%) | Percent change |
|---|---|---|---|---|---|---|---|
| 2026 | $1,201,583,825 | $2,134,146,776 | $3,335,730,601 | $13,176,136 | $12,517,329 | — | — |
| 2027 (estimate) | $977,662,752 | $2,134,146,776 | $3,111,809,528 | $12,291,648 | $11,677,065 | −$840,264 | −6.7% |
| 2028 (estimate) | $780,792,742 | $2,134,146,776 | $2,914,939,518 | $11,514,011 | $10,938,311 | −$1,579,019 | −12.6% |
Of Miami-Dade County's 34 cities, towns and villages, the City of South Miami has the 17th-largest estimated percentage change in city ad valorem revenue by 2028. The estimated change is −10.7%. Two things determine its size.
How much of the city's taxable value comes from homesteads. The amendment changes the exemption only for homesteads. Property without a homestead exemption, such as rentals, businesses, second homes and vacant land, keeps its taxable value. In the City of South Miami, homesteads make up 36.0% of taxable value in 2026, the 11th-highest share of the 34. Among the 34, the share ranges from 0.1% to 61.8%.
How much of that homestead value the new exemption removes. Because the exemption is a flat dollar amount, it removes a larger share of value from homes with lower assessed values. The median homestead in the City of South Miami has an assessed value of $408,470, the ninth-highest of the 34. By 2028, the new exemption is estimated to remove 29.7% of the city's homestead taxable value. Among the 34, this ranges from −3.7% to 88.0%.
Across the county, places where homesteads make up a larger share of taxable value generally have larger estimated percentage changes. Home values matter less at this level. Medley has the lowest median homestead assessed value, and the exemption removes 88.0% of its homestead taxable value, but because homesteads are 0.1% of its tax base, its estimated percentage change is the second-smallest of the 34.
| City or town | Homestead share of taxable value, 2026 | Median homestead assessed value | Homestead taxable value removed by 2028 | Estimated revenue change by 2028 |
|---|---|---|---|---|
| Village of Miami Shores | 61.8% | $403,052 | 30.7% | −19.0% |
| Village of Pinecrest | 59.5% | $805,308 | 11.5% | −6.8% |
| Village of Palmetto Bay | 58.5% | $457,723 | 35.0% | −20.5% |
| Village of Biscayne Park | 53.5% | $331,992 | 42.9% | −23.0% |
| Town of Cutler Bay | 51.5% | $242,522 | 65.4% | −33.7% |
| City of Miami Springs | 45.4% | $299,484 | 55.4% | −25.2% |
| City of Coral Gables | 44.2% | $672,781 | 12.0% | −5.3% |
| Village of El Portal | 43.1% | $273,021 | 45.9% | −19.8% |
| Town of Golden Beach | 41.3% | $2,429,821 | 0.3% | −0.1% |
| Town of Miami Lakes | 40.2% | $318,364 | 51.5% | −20.7% |
| City of South Miami | 36.0% | $408,470 | 29.7% | −10.7% |
| Village of Key Biscayne | 34.1% | $933,545 | 8.3% | −2.8% |
| City of Homestead | 33.0% | $231,514 | 74.7% | −24.7% |
| Town of Bay Harbor Islands | 31.1% | $325,880 | 19.1% | −5.9% |
| City of Miami Gardens | 29.4% | $151,076 | 79.2% | −23.3% |
| Village of Indian Creek | 27.1% | $18,999,730 | −3.7% | +1.0% |
| City of North Miami | 26.7% | $144,136 | 45.7% | −12.2% |
| City of West Miami | 25.5% | $244,544 | 62.3% | −15.9% |
| City of Aventura | 25.2% | $292,005 | 38.4% | −9.7% |
| Village of Virginia Gardens | 25.0% | $202,936 | 71.4% | −17.8% |
| City of Florida City | 24.0% | $254,000 | 76.9% | −18.4% |
| City of Miami Beach | 22.9% | $382,413 | 12.9% | −2.9% |
| City of North Miami Beach | 22.7% | $149,558 | 49.8% | −11.3% |
| Town of Surfside | 21.9% | $497,883 | 13.9% | −3.1% |
| City of Hialeah | 21.3% | $177,816 | 73.4% | −15.6% |
| City of Hialeah Gardens | 21.1% | $161,259 | 70.3% | −14.8% |
| City of North Bay Village | 19.4% | $262,441 | 49.5% | −9.6% |
| Village of Bal Harbour | 17.7% | $1,107,906 | 5.0% | −0.9% |
| City of Sunny Isles Beach | 17.2% | $343,995 | 17.7% | −3.0% |
| City of Miami | 17.1% | $289,842 | 33.3% | −5.7% |
| City of Doral | 17.1% | $359,476 | 46.5% | −7.9% |
| City of Opa-locka | 8.1% | $119,643 | 83.8% | −6.8% |
| City of Sweetwater | 5.5% | $153,170 | 73.9% | −4.0% |
| Town of Medley | 0.1% | $119,445 | 88.0% | −0.1% |
Sorted by homestead share of taxable value. Estimates use homestead assessed values rising by up to 3% a year, capped at just value and the final 2026 municipal tax rates.
| Year | Homestead exemption | Homesteads with $0 city taxable value | Share of homesteads | Median city tax per homestead | Homestead share of city taxable value |
|---|---|---|---|---|---|
| 2026 | up to $51,411 | 36 | 1.5% | $1,404 | 36.0% |
| 2027 (estimate) | $150,000 | 219 | 9.2% | $1,063 | 32.2% |
| 2028 (estimate) | $250,000 | 567 | 23.7% | $717 | 28.4% |
Estimates use homestead assessed values rising by up to 3% a year, capped at just value. Median city tax counts only the city's own millage, not county, school or other taxes.
Florida cities and towns also receive money from other sources. Depending on the place, these can include state revenue sharing, the local government half-cent sales tax, local option sales and fuel taxes, public service taxes on utilities, the communications services tax, franchise fees, charges for services such as utilities and permits, and state and federal grants. The mix differs from place to place. The City of South Miami's adopted budget shows its full set of revenue sources and how much each provides.
Property values and exemptions: The Miami-Dade County Property Appraiser's 2026 final tax roll, as published by the Florida Department of Revenue. Tax rates: the Property Appraiser's 2026 adopted millage rates. Parcel tax districts: the millage codes on the same tax roll.
For each homestead, the estimated taxable value is its assessed value minus the new homestead exemption ($150,000 in 2027, $250,000 in 2028) and any other exemptions, but not less than zero. The gross levy is the city's total taxable value times 3.9500 mills. The budget basis is 95% of the gross levy, following section 200.065, Florida Statutes, and the Department of Revenue's 2026 TRIM Compliance Workbook. Early-payment discounts: section 197.162, Florida Statutes.