Miami-Dade Property Tax and Amendment 3 Calculator
Florida voters approved Amendment 3 on November 3, 2026, so the homestead exemption on Miami-Dade bills changes in 2027 and again in 2028. I built this calculator to show what that does to one specific bill: look up an address or folio and it puts the 2026 tax next to the 2027 and 2028 estimates. If you are shopping and do not have a house picked yet, the second tab takes a purchase price instead and runs it across the eight neighborhoods I cover.
Rates are the 2026 adopted combined millage from the Miami-Dade Property Appraiser's millage chart, verified November 2026.
How this works
Each bill is figured in two parts. The school district taxes the assessed value minus $25,000 at 6.6230 mills, and Amendment 3 does not change that. Everything else on the bill taxes the assessed value minus the homestead exemption: $51,411 in 2026, $150,000 in 2027 and $250,000 from 2028. Annual Tax = Taxable Value × Millage Rate ÷ 1,000.
On the first tab the assessed value is held at this year's figure so the exemption is the only thing that moves. Save Our Homes can still raise a homestead's assessed value by up to 3% a year, and non-ad valorem charges like garbage and stormwater are not included. To find the parcel, the address you type goes to the county's parcel records; nothing is stored.
The buyer tab starts from the purchase price. I estimate the first fully reassessed value at 85% of the price as a planning assumption; Florida law sets no fixed ratio, and the Property Appraiser sets the real number. A buyer who closes, moves in and is a Florida resident before January 1, 2027 is first taxed on the new value in 2027, with $150,000 off. A closing in 2027 starts at the 2028 figure. Someone who arrives in Florida in 2027 or later gets $50,000 off non-school taxes for the first four years of the exemption and the full amount from the fifth. A second home or rental gets no homestead exemption at all, and the only Amendment 3 change it sees is the cap on its non-school assessed value, 5% a year from 2027, down from 10%.
The full explanation, the savings in each neighborhood and what could take some of the saving back are in the companion article below, and the millage guide breaks every area's rate down levy by levy.
Common Questions
Frequently Asked Questions
It looks up the folio in the Miami-Dade Property Appraiser's 2026 record, which also shows whether the home has a homestead exemption. If that record does not answer, it uses the county's open-data parcel file, which can run a little off your TRIM notice. You can always type the assessed value from your TRIM notice instead.
I use 85% of the purchase price as a planning assumption. Florida law does not set a universal 85% assessment ratio, and the Miami-Dade Property Appraiser determines the assessed value, which can be higher or lower. The seller's capped value does not carry over; the new value starts on the January 1 after closing. Check the assessed value on your first TRIM notice.
The new exemption is a flat dollar amount. Once a homestead is assessed at $250,000 or more, the whole $250,000 comes off its non-school taxes from 2028, so the saving depends only on the non-school rate where the house sits.
Yes. The I am buying tab compares a buyer who was a Florida resident on December 31, 2026, who gets the full exemption, with one who arrives later and gets $50,000 off non-school taxes for the first four years of the exemption. The table under it runs both for each area.
Yes. Uncheck primary residence on the I am buying tab, or the homestead box on the first tab, and the calculator drops the homestead exemption, which is how a non-homesteaded property is taxed under Amendment 3 too. What changes for it is the cap: from 2027 its non-school assessed value can rise no more than 5% a year, down from 10%.
No. Charges like solid waste fees and special district assessments are flat amounts that do not move with your home's value, so the calculator leaves them out. They show up as separate line items on the real bill, and the amount depends on the address.
Every figure on this page is an estimate for planning, none of it is tax or legal advice, and anything you plan to act on should be confirmed with the Miami-Dade Property Appraiser or a CPA.
Want the Numbers on a Specific Address?
Send me the address and I will pull its assessment and exemptions and run 2027 and 2028 the same way, including what a purchase would reset.
