Miami Tax Assessment Search & Values

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Miami-Dade County, Florida · Property Appraiser · 2026 Assessment · TRIM · VAB

Search a Miami-Dade Assessment and Read the Property Values Correctly

A Miami tax assessment search starts with the Property Appraiser of Miami-Dade County. Search by address, owner or folio, verify the parcel, then separate its market value, assessed value and taxable value before using any number to estimate property taxes.

The difference matters in South Florida. Homestead and Save Our Homes protections can keep assessed value below market value, a sale can reset that protection, and the August TRIM notice uses proposed rates rather than the final November tax bill.

Start with the quick answer Search a Miami property Understand the values
Miami location check: this page covers property in Miami-Dade County, Florida, including the City of Miami and other municipalities within the county. If you meant Miami County, Ohio, use the Miami County Auditor property-search guide instead.

Quick answer: find the Miami-Dade folio before you compare values or taxes

Open the official Miami-Dade Property Search. Search by address, owner name, subdivision or the 13-digit folio, open the correct property, and check the three value layers: market, assessed and taxable.

1 Search Address, owner, subdivision or folio.
2 Verify Match location and 13-digit folio.
3 Read values Market, assessed and taxable differ.
4 Take action TRIM review, exemption, VAB or tax payment.

Miami-Dade 2026 property-assessment facts

Property Appraiser Tomás Regalado
Parcel identifier 13-digit folio number
2026 SOH cap 2.7%
Non-homestead cap Up to 10% annually
Valuation date January 1 each year
TRIM notice Mailed each August
2026 VAB deadline September 18, 2026
Standard VAB fee $15 per folio
Public Service 305-375-4712
Tax Collector 305-375-5448
Open official Property Search Compare 2025 vs 2026 values

Choose the Miami property question you need answered

Miami-Dade separates valuation, exemptions, tax collection and formal assessment appeals among different offices.

Miami-Dade office router

The Property Appraiser sets value; the Tax Collector does not

PA
PROPERTY APPRAISER Market value
Assessed value
Exemptions
VAB
VALUE ADJUSTMENT BOARD Formal petitions
Special magistrates
Assessment disputes
$
TAX COLLECTOR Tax bills
Payments
Delinquent taxes
TA
TAXING AUTHORITY Millage rates
Budget hearings
Local levies
Which Miami-Dade office handles the property-tax question?
Your question
Correct office
Use it for
Common mistake
What is the property worth for tax purposes?
Property Appraiser
Market, assessed and taxable value
Calling the Tax Collector about valuation
Is my Homestead Exemption on the property?
Property Appraiser
Homestead, SOH, portability and other exemptions
Waiting for the November tax bill
I disagree with the assessment.
Property Appraiser → VAB
Preliminary review, then formal petition if needed
Appealing a millage rate through VAB
How much tax do I owe?
Tax Collector
Bill, payment, discounts and delinquency
Treating TRIM as the final bill
Why did my city or school tax rate change?
Applicable taxing authority
Millage and budget questions
Asking VAB to change a tax rate
City of Miami owners: the City of Miami is one taxing authority, but the countywide Property Appraiser still determines the property value. Your final bill can include county, municipal, school and other district levies.
Miami-Dade identifier

The 13-digit folio is the safest way to keep the property straight

Miami-Dade calls its parcel identifier a folio number. The formatted number contains 13 digits and connects the property across assessment, TRIM, VAB and tax research.

2 digits Municipality code. Miami-Dade states that code 30 identifies unincorporated property.
4 digits Township, range and section information.
3 digits Subdivision or acreage-related portion of the folio structure.
4 digits Parcel identifier portion.
Keep the folio handy. It appears on the TRIM notice and is the key identifier for a VAB petition. It is also useful when moving from the Property Appraiser’s database to tax-payment research.
Read official folio-number guide
Miami property-value decoder

Market, assessed and taxable value answer different questions

1. Market value The Property Appraiser determines market value first, based on the property’s status and market as of January 1.
2. Assessment limits Save Our Homes, portability or the non-homestead cap can limit how much assessed value rises.
3. Assessed value This can be lower than market value when an assessment limitation applies.
4. Taxable value Applicable exemptions are subtracted. Different taxing authorities can end up with different taxable values.
How to read Miami-Dade value fields
Value
What it means
What can change it
What not to assume
Market value
Property Appraiser’s value as of January 1.
Sales, property characteristics, income or cost evidence, additions and market conditions.
That it equals taxable value.
Assessed value
Value after applicable assessment limitations.
SOH, non-homestead cap, portability and qualifying property changes.
That it must rise at the same rate as market value.
Taxable value
Value after applicable exemptions are subtracted.
Homestead and other exemptions, plus rules that vary by taxing authority.
That one taxable value necessarily applies to every authority.
Cap savings
Difference created by applicable assessment limits.
SOH history, portability, ownership changes and market changes.
That the savings automatically transfers to a buyer.
Why there may be several taxable values: Miami-Dade explains that some exemptions and assessment limits do not apply to every taxing authority. For example, the non-homestead cap does not apply to the School Board portion.
Official property-value explanation Compare 2025 and 2026 values
2026 Florida assessment limits

For 2026, the Save Our Homes cap is 2.7%

A Miami-Dade homestead does not simply receive the lower of today’s market value and last year’s value. Beginning after the property’s first qualifying Homestead year, Save Our Homes generally limits the annual assessed-value increase to the lower of 3% or the applicable CPI change.

Florida’s Department of Revenue lists the 2026 Save Our Homes cap at 2.7%. New construction and qualifying changes are not protected by that cap in the same way.

Homestead / SOH 2026 annual assessment limit: 2.7%, subject to Florida’s SOH rules and qualifying changes.
Non-homestead Annual assessed-value increase is generally limited to 10%, but that limitation does not apply to the School Board portion.
Portability Up to $500,000 of qualifying homestead assessment difference may be transferable to a new Florida homestead under the applicable timing rules.

2026 assessment-cap calculator

Enter the prior assessed value and the current market value. Choose Homestead/SOH or non-homestead to see the basic cap-limited calculation.

This is an educational screening tool. Ownership changes, portability, new construction, school-board treatment and other statutory adjustments can change the official assessed value.

Cap-limited maximum $410,800
Illustrative cap savings $89,200
Simple taxable example $360,800

The calculator never allows the cap-limited assessed value to exceed the entered market value.

Do not use the calculator for a newly purchased property without checking the reset rules. A seller’s accumulated Save Our Homes benefit generally does not simply transfer to the buyer.
Buyer warning

A seller’s Miami property-tax bill can seriously understate a buyer’s future taxes

This is one of the most important Miami-Dade assessment issues for buyers. A longtime owner may have a large Save Our Homes assessment difference, so the seller’s assessed value can sit far below current market value.

Miami-Dade’s Tax Estimator warns that a sale can remove the prior owner’s SOH cap. The property can then be assessed at current market value for the next tax year, subject to any new Homestead, portability or other benefits the buyer qualifies for.

Buying a home? Do not multiply the seller’s current tax bill by the purchase-price change. Start with the official Tax Estimator.
Moving from another Florida homestead? Check portability because a qualifying assessment difference may reduce the new property’s assessed value.
Buying from a longtime owner? Pay close attention to the difference between market and assessed value. A large gap may signal significant SOH savings.
Seeing no cap savings? The parcel may not currently have a protected assessment difference, or an ownership/status change may have reset it.
Open Miami-Dade Tax Estimator See Tax Comparison

After opening the Tax Estimator

Use the property and purchase assumptions that apply to you The estimator is only as useful as the information entered, so do not copy the seller’s current assessment assumptions automatically.
Check Homestead and portability assumptions carefully A buyer who will establish a Florida homestead may have a different future taxable value from an investor or second-home owner.
Treat the result as an estimate In September 2026, the Property Appraiser’s tax tools are using proposed 2026 millage rates. Final tax liability can change when rates are adopted and the Tax Collector issues the bill.
August TRIM notice

TRIM is the Miami-Dade notice to review before the November tax bill

The Notice of Proposed Property Taxes—commonly called the TRIM notice—is mailed each August. It shows property values, exemption information, proposed taxes, taxing authorities and budget-hearing information.

Market value Check whether the January 1 value appears reasonable for the property.
Assessed value Review SOH, portability or non-homestead assessment limits.
Exemptions Confirm Homestead and any other benefits you expected to receive.
Petition deadline Use the date printed on the notice; the countywide 2026 VAB deadline is September 18, 2026.
TRIM is not a tax bill. It is an estimate based on proposed millage rates and the current assessment/exemption information. The Tax Collector issues the annual tax bill later.
View online TRIM notice Read official TRIM guidance
2026 assessment appeal

Miami-Dade’s 2026 VAB petition deadline is September 18, 2026

Before filing a formal petition, the Property Appraiser encourages owners to request a preliminary assessment review. Staff can review valuation or exemption concerns and the office says it aims to respond to inquiries within 3–5 business days.

1
Review TRIM Identify whether the issue is value, classification or exemption.
2
Contact Appraiser Call 305-375-4712 or submit an Assessment Review inquiry.
3
Prepare evidence Use property-specific market or condition evidence.
4
File VAB 2026 countywide deadline: Sept. 18.
5
Prepare hearing Follow evidence-exchange and AXIA upload rules.

Evidence worth assembling before you dispute the value

TRIM notice
Property folio number
Government-issued photo ID for in-person assistance
3–5 relevant recent comparable sales
Date-stamped photos of condition problems
Licensed contractor repair estimates
Recent independent appraisal if available
Insurance documentation when relevant
Recent closing documents for a recent purchase
Prior Property Appraiser correspondence
Request / prepare assessment review Open official VAB page

After opening the VAB page

Use the File Online option for tax year 2026 Have the correct 13-digit folio ready. Verify the property before submitting because the petition must be tied to the correct parcel.
Pay the filing fee when required The standard single-property petition fee is $15 per folio. Certain qualifying joint petitions have a different $5-per-folio fee.
Do not rely on a postmark for the deadline Miami-Dade VAB procedures treat a petition as filed when it is received by the Clerk.
Exchange evidence on time The Clerk states that the mandatory evidence exchange occurs at least 15 days before the hearing.
Upload hearing evidence to AXIA Evidence you want the special magistrate to consider must also be uploaded to AXIA by 9:00 a.m. Eastern Time on the day before the scheduled hearing.
A VAB petition does not postpone the tax-payment requirement. For a value appeal, Florida’s partial-payment rule generally requires all non-ad valorem assessments plus at least 75% of the ad valorem taxes, less applicable discounts, before the taxes become delinquent. Failure to make the required payment can cause the petition to be denied.
Useful preliminary-review script “I’m reviewing my 2026 TRIM notice for folio [number]. My concern is [market value / property facts / exemption]. I have [comparable sales, photographs, repair estimates, appraisal or other evidence]. Can the Property Appraiser review this before I decide whether to file a VAB petition?”
Homestead, SOH & portability

Check the exemption status before assuming the assessment itself is wrong

Miami-Dade’s Property Appraiser administers Homestead Exemption and related property-tax benefits. A missing exemption can raise taxable value even when the market-value calculation itself is correct.

Normal application deadline Homestead and many exemption applications are normally due March 1 for the tax year.
Late application window Miami-Dade allows late filing beginning March 2 through the expiration date printed on the August TRIM notice, on or before September 20.
Track the application The Property Appraiser provides an online application-status tool so owners can confirm receipt and processing.
Homestead Exemption instructions Open Online Exemptions

After opening the Homestead page

Confirm that Homestead fits your property and residency Homestead is tied to qualifying permanent-residence ownership requirements; it is not an automatic benefit for every residential property.
Use the official application method Miami-Dade supports online filing and also provides email, mail and in-person options for applicable exemption applications.
Upload or provide the requested documentation Requirements depend on the exemption and ownership/residency circumstances. Use the Property Appraiser’s current checklist rather than an old third-party list.
Track the application Confirm the office received the submission. If filing late, pay special attention to the deadline printed on the TRIM notice and any required VAB step.
Local accessibility: Miami-Dade provides several exemption materials in English, Spanish and Haitian Creole. Use the language version that makes the eligibility and document requirements easiest to verify.
Tax Collector

When you need the final amount due, switch from the Property Appraiser to the Tax Collector

The Property Appraiser does not send tax bills or collect taxes. Miami-Dade’s elected Tax Collector handles real-estate tax billing and payment.

Miami-Dade annual property-tax payment cycle
Payment period
Normal discount / status
Practical meaning
November
4% discount
Annual tax notices are generally mailed on or before November 1.
December
3% discount
Paying earlier reduces the amount due under Florida’s discount schedule.
January
2% discount
Taxes remain payable at the reduced discount.
February
1% discount
Final early-payment discount month.
March
Gross tax
No early-payment discount applies.
April 1
Delinquent
Unpaid annual taxes become delinquent and statutory charges can apply.
Official real-estate tax page Current payment methods & fees
eCheck online The current Tax Collector payment page states that eCheck has no convenience fee.
Consumer card / mobile wallet Current online convenience fee is 2.50% with a $2.50 minimum.
Mail or in person The Tax Collector also accepts approved mail and in-person payment methods; check current instructions before sending funds.
Ad valorem vs non-ad valorem: not every charge on a Miami-Dade tax bill is based on property value. Non-ad valorem charges can include special-district, CDD, PACE or other service assessments.
No-result and value troubleshooting

What to do when the Miami assessment record does not look right

Address search finds nothing? Simplify the street entry and try the official owner or folio search instead of adding more address text.
Condo search returns the wrong unit? Verify the unit and 13-digit folio. Individual condominium units normally have separate real-estate folios.
Owner name looks outdated? Use the folio and property location for assessment research; use recorded documents for legal ownership history.
Square footage looks different from a listing? Miami-Dade uses assessment-specific building measurements such as adjusted square feet. Identify which measurement you are comparing before reporting an error.
Market value seems too high? Review recent comparable sales, property condition, building characteristics and January 1 circumstances before filing a formal petition.
Tax estimate jumped after a purchase? Check whether the previous owner’s Homestead/SOH cap was removed and whether your own Homestead or portability has been applied.
TRIM value is fine but proposed tax is high? Review millage and budget-hearing information. VAB cannot change an adopted or proposed tax rate.
Need a survey or building plans? The Property Appraiser says those records generally come from other sources; its office is not the normal repository for surveys or building plans.
Useful Property Appraiser call script “I’m reviewing folio [13-digit number] at [property address]. The record shows [specific value, exemption or property fact], and I believe it may be incorrect because [specific evidence]. Which department should review this, and what documents should I submit?”
Miami property-tax terminology

Six terms that prevent most assessment confusion

Folio Miami-Dade’s 13-digit real-estate parcel identifier.
Market value Property Appraiser’s January 1 value before assessment caps and exemptions are applied.
Assessed value Value after applicable assessment limitations such as Save Our Homes or the non-homestead cap.
Taxable value Assessed value after applicable exemptions; more than one taxable value can exist for different taxing authorities.
TRIM notice August Notice of Proposed Property Taxes showing values, exemptions, proposed taxes and appeal information.
Save Our Homes Florida assessment limitation for qualifying homesteaded property; the 2026 cap is 2.7%.
Official Miami-Dade contacts

Property Appraiser offices, VAB and Tax Collector

Property Appraiser — Downtown Miami

Office Property Appraiser of Miami-Dade County
Appraiser Tomás Regalado
Address
Stephen P. Clark Center, 111 NW 1 Street, Suite 710, Miami, FL 33128-1984
Public Service 305-375-4712
Residential 305-375-4050
Hours Monday–Friday, 8 a.m.–5 p.m., excluding holidays
Verify contact information Schedule an appointment
South Dade Property Appraiser

South Dade Government Center
10710 SW 211 Street, Suite 207
Cutler Bay, FL 33189

Public Service: 305-232-3810
Monday–Friday, 8 a.m.–5 p.m.

Value Adjustment Board

Stephen P. Clark Center
111 NW First Street, Suite 1720
Miami, FL 33128

VAB: 305-375-5641

VAB information
Miami-Dade Tax Collector

200 NW 2nd Avenue
Miami, FL 33128

Phone: 305-375-5448
Mon–Fri: 8 a.m.–5 p.m.
Saturday: 8 a.m.–1 p.m.

Tax Collector website
Exactly 10 Miami-specific answers

Miami tax assessment search and values FAQs

1. What is the official Miami-Dade property assessment search?

Use the Property Appraiser of Miami-Dade County’s official Property Search at apps.miamidadepa.gov/propertysearch/. It supports searches by address, owner name, subdivision and 13-digit folio.

2. Does “Miami tax assessment” mean the City of Miami or Miami-Dade County?

Real-estate assessment for property in the City of Miami is handled by the Property Appraiser of Miami-Dade County. The City of Miami can be one of the taxing authorities on the property, but it does not replace the county Property Appraiser.

3. Can I search a Miami property by owner name or folio?

Yes. Miami-Dade’s Property Search supports owner-name and folio searches in addition to address and subdivision searches. The 13-digit folio is the best identifier for keeping the parcel consistent across assessment, TRIM, VAB and tax research.

4. What is the difference between market, assessed and taxable value in Miami-Dade?

Market value is determined first as of January 1. Assessment limitations such as Save Our Homes or the non-homestead cap can reduce the amount used as assessed value. Applicable exemptions are then deducted to determine taxable value for the relevant taxing authority.

5. What is the Miami-Dade Save Our Homes cap for 2026?

Florida’s 2026 Save Our Homes assessment increase limit is 2.7%. The limitation applies under the SOH rules to qualifying homesteaded property and does not protect new construction or every property change in the same way.

6. Can I use the seller’s current Miami property-tax bill to predict my taxes after buying?

Not safely. A seller may have years of Save Our Homes protection. After a qualifying ownership change, the prior cap can be removed and the property can be reassessed closer to current market value. Use Miami-Dade’s official Tax Estimator with your own Homestead and portability assumptions.

7. What is the 2026 Miami-Dade VAB deadline and filing fee?

The countywide deadline for tax-year 2026 VAB petitions is September 18, 2026. The standard filing fee for a single real-property petition is $15 per folio, while certain qualifying joint petitions have different fees.

8. Can I still file a late 2026 Homestead Exemption application in Miami-Dade?

Miami-Dade allows late exemption filing beginning March 2 through the expiration date shown on the August TRIM notice, which is on or before September 20. A VAB petition and fee may be required depending on the circumstances, so use the deadline printed on your actual notice.

9. When are Miami-Dade property-tax bills mailed and what are the payment discounts?

Annual tax notices are generally mailed on or before November 1. The normal early-payment discounts are 4% in November, 3% in December, 2% in January and 1% in February. March is paid at the gross amount, and unpaid taxes become delinquent April 1.

10. What is a Miami-Dade folio number?

A folio is Miami-Dade’s 13-digit real-estate parcel identifier. The first two digits identify the municipality code; Miami-Dade states that code 30 represents unincorporated property. Keep the folio when moving between assessment, TRIM, VAB and tax records.

Official Miami-Dade and Florida sources used

Independent property-information guide: CountyAuditors.org is not the Property Appraiser of Miami-Dade County, Miami-Dade County Office of the Tax Collector, Miami-Dade County Value Adjustment Board, Clerk of the Court and Comptroller, City of Miami or Florida Department of Revenue. Property-search data and calculations are informational and do not replace an official TRIM notice, tax bill, VAB decision, title examination, survey, appraisal or legal advice. Verify time-sensitive values, deadlines, fees, exemptions and balances with the responsible government office before acting.
Ohio Auditor Tools · Tax Year 2026

10 Ohio Property Tax Calculators & Auditor Tools

Built specifically for Ohio's 35% assessment ratio, current DTE forms, and 2026 Homestead, Owner-Occupancy, CAUV, Conveyance Fee, and Board of Revision rules. Every number reflects verified Ohio Department of Taxation amounts.

Homestead: $29,000 Enhanced Vet: $58,000 OAGI limit: $41,000 Assessment: 35% of market BOR filing: Free · DTE 1

Annual Tax Bill Estimator

OHIO

Applies Ohio's 35% assessment ratio plus your county's effective millage tier — the actual math your auditor uses.

Pick a county tier and enter your market value.

Homestead Reduction Calculator

DTE 105A

2026 Ohio Homestead: $29,000 general or $58,000 enhanced (100% disabled vet, KIA spouse). OAGI under $41,000 required for non-veteran applicants.

Pick your situation and enter your home value.

Owner-Occupancy & Non-Business Credits

DTE 105C

Every Ohio owner-occupied home qualifies for the 2.5% Owner-Occupancy Credit plus the automatic 10% Non-Business Credit. Most owners don't realize these stack.

Enter your annual tax to see both credit amounts.

Conveyance Fee Calculator

ORC 322

When you sell or transfer Ohio property, the auditor collects $1 state + up to $3 county per $1,000, plus $0.50 per parcel. Counties choose their rate.

Enter sale price and pick your county rate.

CAUV Agricultural Savings

DTE 109

Ohio's Current Agricultural Use Value cuts taxable value dramatically for farmland (10+ acres, or smaller with $2,500+ annual gross income).

Enter both market and CAUV values to see savings.

Mill Rate Converter

Ohio tax rates appear three ways on auditor sites: mills, percent, or dollars per $1,000. Convert between them instantly.

Enter a rate to see all three forms.

Parcel Number Cleaner

Ohio's 88 counties each format parcels differently — Franklin uses 010-123456-00, Cuyahoga uses 001-23-456, Hamilton uses 100-0001-0001-00. Auto-detects.

Paste any Ohio county parcel to format it.

35% Ratio Sanity Check

Ohio law sets taxable value at 35% of market value. If yours is significantly higher, you're a strong BOR appeal candidate.

Enter both values to compare against Ohio's 35% target.

BOR Appeal Savings

DTE 1

A successful Board of Revision complaint typically cuts your value 10–20%. Filing is free and stays in effect until the next reappraisal.

Enter your tax bill and reduction estimate.

BOR Deadline Countdown

MAR 31

Ohio's statutory Board of Revision filing deadline is March 31 for the prior tax year. Miss it and you wait until next year — no extensions.

Set your deadline to start the countdown.

Verify with the official Ohio source

These calculators use the verified 2026 Ohio Department of Taxation amounts and statutory rules. For your exact bill, exemption status, and county-specific deadlines, always confirm with your county auditor and the Ohio Revised Code:

Ohio Dept. of Taxation — Real Property DTE Forms (105A, 105C, 1, 109) ORC 5715 — Board of Revision ORC 5713 — Taxable Real Property ORC 322.02 — Conveyance Fee ORC 319.54(F)(3) — State Fee ORC 5713.30 — CAUV tax.ohio.gov — Main Portal

Estimates use Ohio's 35% statutory assessment ratio and effective tax rate tiers averaged across major Ohio counties. Your actual bill depends on local school levies, voted millage, inside vs. outside millage splits, House Bill 920 reduction factors (HB 920), and special assessments. The 2026 Homestead general amount ($29,000) and enhanced amount ($58,000) reflect HB 187 inflation indexing — your county auditor's office may show slightly different transitional figures. Nothing here is legal or tax advice. CountyAuditors.org is an independent informational directory, not affiliated with any county government.

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