Florida · Miami-Dade County · Local exemptions · Updated Oct 2026
Miami-Dade County, FL property tax exemptions (2026)
The property tax breaks that are set or run locally in Miami-Dade County, on top of Florida’s statewide rules: what each is worth here, who qualifies, where to apply and the deadline.
What is different in Miami-Dade County
Miami-Dade County gives the full $50,000 low-income senior exemption and the long-term resident senior exemption on all county taxes. Most cities add $50,000 off city taxes too, but Aventura and Golden Beach give only $25,000 and Florida City, Indian Creek and Miami Shores give nothing; about two-thirds of cities also adopted the long-term resident exemption, which wipes out their city tax for qualifying seniors.
Apply at
Property Appraiser of Miami-Dade County
Phone
305-375-4712
Local breaks
Additional Homestead Exemption for Persons 65 and Older (low-income senior exemption), Long-Term Resident Senior Exemption (65+, 25 years in the home)
Additional Homestead Exemption for Persons 65 and Older (low-income senior exemption)
Up to $50,000 off the assessed value for Miami-Dade County taxes. City taxes: $50,000 in most cities, $25,000 in Aventura and Golden Beach, none in Florida City, Indian Creek and Miami Shores (see the table). Typical 2026 savings shown by the Property Appraiser: about $248-$384 in county tax plus $43-$465 in city tax.
Set by
county and most cities (not school taxes)
Tax year
2026
Who qualifies
You have the homestead exemption, at least one owner living in the home is 65 or older on January 1, and total household adjusted gross income for the prior year is at or below the limit.
Income limit
$38,686 household adjusted gross income (2026 limit, applied to 2025 income of everyone living in the home)
How to apply
Apply online through the Property Appraiser's exemption portal, or file DR-501 (age 65 and older with limited income) plus DR-501SC by email (contact form), mail, appointment or walk-in (Stephen P. Clark Center or South Dade Government Center). Each eligible senior applies individually and all household members must report income.
Renews automatically each year; the Property Appraiser mails an automatic renewal receipt with the updated income limit. Tell the office by May 1 if household income goes over the limit.
Long-Term Resident Senior Exemption (65+, 25 years in the home)
No Miami-Dade County tax at all on the home (the exemption equals the assessed value). Also no city tax in the cities that adopted it, including Miami, Hialeah, Miami Beach, Coral Gables, Miami Gardens, North Miami, Homestead, Doral and unincorporated areas; not adopted by Aventura, Miami Springs, North Miami Beach, South Miami, Surfside, Sweetwater, West Miami and others (see the table).
Set by
county and the cities marked "yes" (not school taxes)
Tax year
2026
Who qualifies
Meets the senior exemption rules (65+, household income at or below the limit) and has lived in the home as a permanent residence for at least 25 years, and the home's just (market) value was under $250,000 in the first year you apply and qualify.
Income limit
$38,686 household adjusted gross income (2026 limit, applied to 2025 income of everyone living in the home)
How to apply
File Form DR-501 (check the age 65 and older with 25 years permanent residency box) plus Form DR-501SC with the property appraiser, with proof of 25 years of residence and prior-year tax returns and W-2s for the household.
Roughly what an exemption could save you a year: the value it takes off, times your tax rate.
Eligibility finder for Miami-Dade County
Answer a few questions to see which property tax breaks may fit you. Nothing you type here is sent anywhere.
Document checklist for Miami-Dade County
Pick the breaks you plan to apply for. You get a checklist of forms, documents, steps and deadlines to print or keep on your phone.
Questions about property tax exemptions in Miami-Dade County
What property tax exemptions are there in Miami-Dade County?
Miami-Dade County gives the full $50,000 low-income senior exemption and the long-term resident senior exemption on all county taxes. Most cities add $50,000 off city taxes too, but Aventura and Golden Beach give only $25,000 and Florida City, Indian Creek and Miami Shores give nothing; about two-thirds of cities also adopted the long-term resident exemption, which wipes out their city tax for qualifying seniors. Local breaks here: Additional Homestead Exemption for Persons 65 and Older (low-income senior exemption); Long-Term Resident Senior Exemption (65+, 25 years in the home).
Where do I apply for a property tax exemption in Miami-Dade County?
Property Appraiser of Miami-Dade County Phone: 305-375-4712 Address: 111 NW 1st Street, Suite 710, Miami, FL 33128. Also: Miami-Dade County Tax Collector, which pays the tax bill.
When is the deadline to apply in Miami-Dade County?
Additional Homestead Exemption for Persons 65 and Older (low-income senior exemption): March 1. Long-Term Resident Senior Exemption (65+, 25 years in the home): March 1.
Is there an income limit for Miami-Dade County’s local breaks?
Additional Homestead Exemption for Persons 65 and Older (low-income senior exemption): $38,686 household adjusted gross income (2026 limit, applied to 2025 income of everyone living in the home) Long-Term Resident Senior Exemption (65+, 25 years in the home): $38,686 household adjusted gross income (2026 limit, applied to 2025 income of everyone living in the home)
Do I have to reapply every year in Miami-Dade County?
Additional Homestead Exemption for Persons 65 and Older (low-income senior exemption): Renews automatically each year; the Property Appraiser mails an automatic renewal receipt with the updated income limit. Tell the office by May 1 if household income goes over the limit. Long-Term Resident Senior Exemption (65+, 25 years in the home): Same as the senior exemption: report by May 1 if household income goes over the limit.
Good to know in Miami-Dade County
Late applications are accepted from March 2 until the deadline on the August TRIM notice (on or before September 20), possibly with a Value Adjustment Board petition and $15 fee.
The senior exemptions do not reduce School Board or state taxes.
Median effective tax rate for Miami-Dade County: U.S. Census Bureau, American Community Survey, 2020–2024 5-year estimates, county figures as published by Tax Foundation. The rate is property taxes paid divided by home value.