Calculators

Miami-Dade Property Tax Appeal Calculator

If a TRIM notice just landed and the number looks wrong, this calculator is the first check I would run before filing anything. It takes the figures off the notice, both assessed values if it shows two, and tells you whether an appeal could actually reach your bill, priced at the 2025-26 adopted millage for your area with the school and non-school portions run separately.

Run the gap on your own notice

The numbers off your TRIM and the area you are in. If your notice shows two assessed values, enter both. Everything stays in your browser.

Market value on your TRIM

Non-school assessed value on your TRIM

The county and city figure. If your notice shows one assessed value, this is it.

School assessed value on your TRIM

Leave blank if your notice shows one assessed value. On a rental or second home this figure usually matches market value, because the 10% cap does not apply to school levies.

What you would argue it was worth on January 1

A rough figure is fine. What a similar house nearby sold for around January 1, 2026 is the evidence the board weighs; today's list price is a starting point at best.

Where the property is

2025-26 adopted combined millage. Full breakdown in the millage guide.

Homestead status

The standard homestead exemption is modeled in its two tiers. Senior, veteran, widow and disability exemptions are not, so treat the result as an estimate if you carry one.

A reduction to this number would reach both taxable values. That clears the economic test. Whether the value is actually too high is the legal one, and comparable sales decide it.

Gap to your non-school assessment$0

Gap to your school assessment$0

Non-school taxable value a win removes$70,000

School taxable value a win removes$70,000

First year tax saving$1,185

You keep, filing the DR-486 yourself$1,170

You keep, at 33% plus $125 up front$654

First year only, and it assumes the board agrees with your number in full. Non-ad valorem assessments do not move with value. This tells you whether a reduction could reach your bill. Whether the value is actually too high is a separate question that comparable sales answer. It is not tax advice.

Rates last verified August 2026 against the Miami-Dade Property Appraiser's 2025-26 adopted millage chart.

How this works

Assessed value can never rise above market value, so an appeal only touches your bill once the value you argue for drops below the assessed number on your notice. The calculator measures that distance first, because it is the step most owners skip, and long-held homesteads often fail it since Save Our Homes already holds their assessment far below market. Rentals and second homes are different. Their 10% cap skips school levies, so the school assessment usually sits at market and a reduction reaches the school portion of the bill even when the county portion stays capped. That is why the tool takes both assessed values.

When a reduction would reach either taxable value, the tool prices the win at your area's 2025-26 adopted rates, applying the school millage to the school reduction and the rest to the non-school reduction. It then shows what you would keep filing the DR-486 yourself, after the $15 county filing fee, next to what remains under an illustrative fee assumption of a 33% contingency plus $125 up front. Fee agreements vary, so use the one you are actually offered.

The calculator is free and runs entirely in your browser, so the numbers on your notice stay on your screen. The appeal guide below covers the deadlines, the evidence, and the comparable sales that actually decide these cases.

Frequently Asked Questions

What does the Save Our Homes gap have to do with my appeal?

Assessed value can never sit above market value, so a reduction has to use up the gap between the two before it reaches the number you are taxed on. Your notice can carry two assessed values, one for school levies and one for everything else, and the gap can differ between them. On a homestead the Save Our Homes cap holds both down. On a non-homesteaded property the 10% cap applies only to the non-school assessment, so the school assessment usually sits at market value and a reduction reaches that part of the bill right away. The calculator runs that check on each base before anything else.

Is it worth paying a firm to handle the appeal?

It depends on the size of the win. Filing the DR-486 yourself costs $15. The calculator compares that against an illustrative fee assumption of a 33% contingency on the first-year saving plus about $125 up front, so smaller wins usually net you more without a firm. Fee agreements vary, so use the terms you are actually offered.

What should I enter for the value I would argue for?

A rough figure is fine for a first pass, as long as it is tied to the right date. The appraiser values every property as of January 1 of the tax year, so for a 2026 notice the question is what the home was worth on January 1, 2026. Start with what similar houses nearby sold for around that date. If the result clears the math, the next step is pulling real comparable sales from that window, because those are what the Value Adjustment Board rules on.

Miami-Dade Property Tax Appeal Calculator

How this works

Frequently Asked Questions

Related Reading

How to Appeal Property Taxes in Miami-Dade, and When Not To Bother

Why Isn't My House Selling in Miami? What the 2026 Data Shows

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