Miami-Dade County property taxes
Miami-Dade runs Florida's largest property-tax roll, and its bills work like everywhere else in the state — taxable value times the millage of the districts that cover the parcel — with two local quirks worth knowing: the county levies a documentary-stamp surtax on some deeds, and local custom puts the owner's title-insurance premium on the buyer's side of the closing statement, not the seller's.
The 2025 numbers
Miami-Dade County's average total millage on the 2025 certified roll is 18.4893 mills — about $18.49 for every $1,000 of taxable value — the 7th-highest countywide average of Florida's 67 counties. It splits like this:
| Levy group | Mills | What it funds |
|---|---|---|
| School district | 6.633 | School board operating and debt levies — the portion the additional homestead exemption does not reduce |
| Non-school | 11.8563 | County commission, municipal, water management, independent and special districts |
| Average total | 18.4893 | Taxable-value-weighted countywide average, Florida DOR "Millage and Taxes Levied Report," 2025 roll |
This is a countywide average — a planning number, not your bill. Actual millage depends on the taxing districts covering the parcel (city, MSTU, special districts), and real bills add non-ad-valorem assessments (fire, solid waste, CDD) that no millage math captures.
What that means in dollars
Engine-computed examples at Miami-Dade County's average millage, using the school/non-school split above:
| Scenario | Estimated annual tax |
|---|---|
| $300,000 assessed value, homestead (both exemptions) | ≈ $4,771.42 |
| $500,000 assessed value, homestead (both exemptions) | ≈ $8,469.28 |
| $300,000 assessed value, no homestead (investment or second home) | ≈ $5,546.79 |
The homestead rows apply the first $25,000 exemption (§196.031(1)(a), all levies) and the additional exemption up to $26,411 (§196.031(1)(b), non-school levies only, 2026 CPI-indexed) — nothing else. Widow/widower, disability, veteran, senior and other programs stack on top: the buyer estimator models all eleven.
Buying in Miami-Dade County? The listing's bill is not your bill
Florida assessed values reset to market at sale (§193.155) — the seller's Save Our Homes cap dies at closing, and your first full bill is computed from what you paid, not what they paid. Non-homestead property carries its own 10 percent assessment cap (§193.1554), which also does not transfer. Run the buyer estimator with Miami-Dade County pre-selected, and if you're moving a Florida homestead, the portability calculator computes what you can carry with you.
Deed stamps are different here
Florida deeds are normally taxed at 70 cents per $100 of price (Fla. Stat. §201.02). In Miami-Dade the state rate is 60 cents — but a county surtax of 45 cents per $100 applies to property other than a single-family residence (§201.031), so a condo or multifamily deed effectively pays more than the statewide rate. The transfer-tax calculator models the surtax and the single-family toggle precisely.
Who pays for title insurance
Miami-Dade is one of the handful of Florida counties where the buyer customarily pays for the owner's title policy (most of the state puts it on the seller). It's custom, not law — the contract controls — but every local net sheet starts there. The title calculator carries the county custom.
The Property Appraiser's own estimator
Miami-Dade's Property Appraiser publishes an official online tax estimator — useful for a second opinion with district-exact millage once you have a specific parcel: apps.miamidadepa.gov tax estimator.
Look up an actual Miami-Dade County record
The property-tax lookup resolves any Miami-Dade County address to its parcel — values, homestead status, last sale, an estimated annual tax at the county average — plus the county's official links for the certified record and the current bill:
- Property Appraiser: www.miamidadepa.gov
- Tax Collector: www.miamidade.gov/taxcollector
Estimates on this page are planning figures from official DOR millage data — never a bill, never tax advice. The county's TRIM notice and tax bill control.