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 three figures off the notice and tells you whether an appeal could actually reach your bill, priced at the 2025-26 adopted millage for your area.

Run the gap on your own notice

Three numbers off your TRIM and the area you are in. Everything stays in your browser.

Market value on your TRIM

Assessed value on your TRIM

If your notice shows two, use the county or non-school one.

What you would argue it is worth

A rough figure is fine. Start with what you would list it for today, or what a similar house nearby last sold for.

Where the property is

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

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

Save Our Homes gap$0

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.

When a reduction would reach your taxable value, the tool prices the win at your area's 2025-26 combined millage. It then shows what you would keep filing the DR-486 yourself, after the $15 county filing fee, next to what remains after a contingency firm's typical 33% cut plus $125 up front.

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. If the gap on your notice is bigger than any realistic reduction, a win changes nothing about your bill. The calculator runs that check 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, while a typical firm takes 33% of the first-year saving plus about $125 up front, so smaller wins usually net you more without one. The calculator shows both numbers side by side for your inputs.

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

A rough figure is fine for a first pass. Start with what you would realistically list the home for today, or what a similar house nearby sold for recently. If the result clears the math, the next step is pulling real comparable sales, 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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