How to Apply for the Homestead Exemption in Miami-Dade (March 1 Deadline)

What is the homestead exemption in Miami-Dade?

The homestead exemption Miami-Dade owners can claim lowers the taxable value of the home you live in as your permanent residence. It also turns on the Save Our Homes cap, which limits how fast your assessed value can rise. If you bought in 2026, or plan to close before January 1, 2027, you should file with the Miami-Dade Property Appraiser by March 1, 2027. Here is how it works and how to apply.

By Erika Schell, P.A. | October 2026

Key takeaways

• To claim the homestead exemption Miami-Dade requires that you own the home and live in it as your permanent residence on January 1, and that you file by March 1.
• For 2026 the exemption is $25,000 off all taxes plus a second, inflation-adjusted amount off non-school taxes, for a combined $51,411.
• The homestead exemption Miami-Dade grants also starts the Save Our Homes cap, which limits annual assessment increases to 3% or inflation, whichever is lower.

Who qualifies on January 1

According to the Miami-Dade Property Appraiser, you qualify if, on January 1 of the tax year, you:

• Hold title to the property (a recorded deed in your name).
• Live in it as your permanent residence.
• Are a U.S. citizen or a permanent resident, and a Florida resident.

January 1 is the snapshot date. If you close on December 20 and move in before January 1, you can file for that year. If you close on January 5, you file the following year.

How much the exemption is worth in 2026

The homestead exemption has two parts:

• The first $25,000 applies to all property taxes, including school taxes.
• A second exemption applies to assessed value above $50,000 and excludes school taxes. Since 2025 it is adjusted for inflation each year.

The Miami-Dade Property Appraiser lists the combined amount as $50,722 for 2025, and the Florida Department of Revenue sets it at $51,411 for 2026. Amendment 3, on the November 3 ballot, would raise the non-school exemption to $150,000 in 2027 and $250,000 in 2028; I explain it in my Amendment 3 guide and in why December 31 matters if you are relocating.

The bigger benefit: the Save Our Homes cap

Once you have homestead, your assessed value can rise each year by no more than 3% or the change in the Consumer Price Index, whichever is lower, under Florida Statute 193.155. In a market where values climbed quickly, this cap often saves more than the exemption itself. It is also why two similar houses on the same street can pay very different taxes. I break down the numbers in my guide to Miami property taxes and the 3% cap.

Homestead exemption Miami-Dade filing: 7 steps

1. Close and record the deed. Your title company records it with the county. Keep a copy of the recorded deed.
2. Move in before January 1. The home must be your permanent residence on that date.
3. Update your Florida driver license or ID to the property address. New residents must get a Florida license within 30 days of becoming residents.
4. Update your vehicle registration and voter registration (if you are a U.S. citizen) to the same address.
5. Gather the information the form asks for. The state application, Form DR-501, asks for each owner and spouse: Social Security number, Florida driver license or ID number, Florida vehicle tag number, voter registration number, and, for non-citizens, the permanent resident card number.
6. File online through the Property Appraiser’s online filing portal. The same portal handles portability, senior, and veteran exemptions.
7. Check your TRIM notice in August. The Notice of Proposed Property Taxes should show the exemption. If it does not, call the Property Appraiser right away.

The March 1 deadline, and what happens if you miss it

The application is due to the Property Appraiser by March 1. If you miss it, Form DR-501 explains that you may still file a late application with proof of extenuating circumstances, but no later than 25 days after the TRIM notice is mailed in August. After that, the exemption for that year is lost, and so is a year of Save Our Homes protection.

Portability: bring your savings to your next home

If you already have homestead elsewhere in Florida and you are buying a new primary home, you can transfer up to $500,000 of your accumulated Save Our Homes savings, as long as you had homestead on January 1 of one of the prior three years. You apply with Form DR-501T at the same time as the new homestead. My guide to homestead portability explains the math when you move up or down in price.

Mistakes that can cost you

• Claiming homestead on two properties, including one in another state. Florida Statute 196.161 allows the county to collect up to 10 years of back taxes, plus a 50% penalty and 15% interest per year.
• Renting out the home while keeping homestead without checking the rental rules first.
• Assuming the seller’s exemption transfers. It does not. The home is reassessed at market value on January 1 after you buy, so budget taxes on your purchase price, not on the seller’s bill.

Other exemptions to ask about

Depending on your situation, you may also qualify for the senior exemption (65 and older, with an income limit), exemptions for widows and widowers, or exemptions for veterans and people with disabilities. The Property Appraiser lists each one and its requirements.

Frequently Asked Questions

When is the deadline to file the homestead exemption in Miami-Dade?

March 1 of the tax year. You must own the home and live in it as your permanent residence on January 1 of that year.

How much is the homestead exemption in Miami-Dade in 2026?

The Florida Department of Revenue sets the combined amount at $51,411 for 2026: $25,000 off all taxes plus a second, inflation-adjusted exemption that excludes school taxes.

What documents do I need to apply for homestead?

Form DR-501 asks for each owner’s Social Security number, Florida driver license or ID, Florida vehicle tag number, voter registration number if a U.S. citizen, and permanent resident card number for non-citizens.

Can I file late if I missed March 1?

Yes, with proof of extenuating circumstances, but no later than 25 days after the TRIM notice is mailed in August.

Does the seller’s homestead exemption transfer to the buyer?

No. The home is reassessed at market value on January 1 after the sale, and the new owner must file for their own homestead exemption.

Buying a primary home in Miami this year?

I walk my buyers through the closing and the homestead filing so the first tax bill has no surprises. Reach out through the contact page or call (786) 801-4442. You can also download my free Luxury Buyer’s Guide. I work in English and Spanish.

Lea esta guía en español: cómo aplicar al homestead en Miami-Dade.

About Erika Schell, P.A.
Erika Schell is a Luxury Certified REALTOR® with The Keyes Company, affiliated with Forbes Global Properties, and an 8-time Top Producer at Keyes Doral serving buyers, sellers, and investors across Miami-Dade County. Florida Real Estate License #3366404. With a Master’s in Finance and more than 20 years of corporate experience, Erika brings the precision of a financial analyst to every luxury transaction. This article is general information, not legal or tax advice; confirm your eligibility with the Miami-Dade Property Appraiser. Sources: Miami-Dade Property Appraiser, homestead exemption; Form DR-501; Florida Department of Revenue, CPI-adjusted homestead exemption; Florida Statutes 193.155 and 196.161.