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Tax Roll Administration
Tax Roll Administration Initial Certification of 2025 Tax Roll In accordance with Section 193.122, Florida Statutes, Public Notice is hereby given that the Board of County Commissioners, upon the request of the Tax Collector, ordered the extension of the 2025 Tax Rolls on September 3rd, 2025. The Property Appraiser, being satisfied that all property is properly taxed, certified the tax rolls on October 15th, 2025. This certification is the initial certification of the entire 2025 Real and Tangible Personal Property Assessment Rolls under Section 193.122(2), Florida Statutes, unadjusted by any changes to be made by the Value Adjustment Board after hearing pending tax appeals for 2025. Final Certification of 2024 Tax Roll In accordance with Section 193.122, Florida Statutes, Public Notice is hereby given that the Property Appraiser has recertified the 2024 Real and Tangible Personal Property Assessment Rolls at the close of business day on June 30th, 2025. This recertification reflects all changes made by the Value Adjustment Board prior to May 30th, 2025, together with any adjustments or changes made by the Property Appraiser. Initial Certification of 2024 Tax Roll In accordance with Section 193.122, Florida Statutes, Public Notice is hereby given that the Board of County Commissioners, upon the request of the Tax Collector, ordered the extension of the 2024 Tax Rolls on September 4, 2024. The Property Appraiser, being satisfied that all property is properly taxed, certified the tax rolls on October 18, 2024. This certification is the initial certification of the entire 2024 Real and Tangible Personal Property Assessment Rolls under Section 193.122(2), Florida Statutes, unadjusted by any changes to be made by the Value Adjustment Board after hearing pending tax appeals for 2024. Final Certification of 2023 Tax Roll In accordance with Section 193.122, Florida Statutes, Public Notice is hereby given that the Property Appraiser has recertified the 2023 Real and Tangible Personal Property Assessment Rolls at the close of business day on June 28, 2024. This recertification reflects all changes made by the Value Adjustment Board prior to May 29, 2024, together with any adjustments or changes made by the Property Appraiser. Initial Certification of 2023 Tax Roll In accordance with Section 193.122, Florida Statutes, Public Notice is hereby given that the Board of County Commissioners, upon the request of the Tax Collector, ordered the extension of the 2023 Tax Rolls on July 6, 2023. Being satisfied that all property is properly taxed, the Property Appraiser certified the tax rolls on Oct. 17, 2023. This certification is the initial certification on the entire 2023 Real and Tangible Personal Property Assessment Rolls under Section 193.122(2), Florida Statutes, unadjusted by any changes to be made by the Value Adjustment Board after hearing pending tax appeals for 2023. Final Certification of 2022 Tax Roll In accordance with Section 193.122, Florida Statutes, Public Notice is hereby given that the Property Appraiser has recertified the 2022 Real and Tangible Personal Property Assessment Rolls at the close of business day on June 26, 2023. This recertification reflects all changes made by the Value Adjustment Board prior to May 23, 2023, together with any adjustments or changes made by the Property Appraiser. Initial Certification of 2022 Tax Roll In accordance with Section 193.122, Florida Statutes, Public Notice is hereby given that the Board of County Commissioners, upon the request of the Tax Collector, ordered the extension of the 2022 Tax Rolls on September 1, 2022. The Property Appraiser, being satisfied that all property is properly taxed, certified the tax rolls on October 20, 2022. This certification is the initial certification on the entire 2022 Real and Tangible Personal Property Assessment Rolls under Section 193.122(2), Florida Statutes, unadjusted by any changes to be made by the Value Adjustment Board after hearing pending tax appeals for 2022.
Taxing Authorities
Taxing Authorities The Property Appraiser of Miami-Dade County does not determine the amount of taxes you pay. The taxes can increase or decrease depending on tax rates set by the school board, commissioners, cities and other taxing authorities. Miami-Dade County issues the Notice, but many taxing authorities collect taxes against property such as the School Board, Cities, South Florida Water Management District, Children's Trust, Florida Inland Navigational District, Everglades project, etc. In addition, Miami-Dade County provides services such as Sheriff, Fire Rescue and Library to name a few. The School Board of Miami-Dade County collects property taxes to run school operations. The Property Appraiser does not set tax rates. However, the taxing authorities use the Property Appraiser's taxable value to determine the taxes they levy. Budget Hearings Before taxing authorities can levy taxes against your property they are required to have budget hearing that are open to the public. The dates, times and locations for all Miami-Dade County budget hearings are listed on the Notice. Municipalities hold their own budget hearings as well. Millage Rates See annual millage (property tax) rates for each Miami-Dade municipality, as well School Board, Countywide and other tax assessing districts. Millage Rate Archives: Millage rates available from 2000-2025
Notice of Proposed Property Taxes (TRIM Notice)
Notice of Proposed Property Taxes (TRIM Notice) TRIM Notices are sent to all property owners by August 24. The Notices include property values, exemption benefits, proposed taxes and budget hearing information. If you did not receive a TRIM Notice, please call 311 for a copy. Have your property folio number handy, which you can find by using the Property Search application and searching by address or name. You can also access your TRIM Notice online. The Property Appraiser of Miami-Dade County urges you to read your TRIM Notice carefully. Although the Notice states "This is not a bill," it reflects what your property taxes are likely to be on your November property tax bill. The Notice contains very important information pertaining to your property taxes in the following categories: Taxing Authorities Ad Valorem Taxes -- Proposed taxes based on the value of your property Non-Ad Valorem Taxes -- Proposed fees for services such as garbage, fire and lighting Please note that the Property Appraiser does not set tax rates nor does it collect taxes. Questions concerning taxes should be directed to the Taxing Authority listed on your Notice. Property Appraiser Property Values -- Value of the property as of January 1 Exemptions and Other Benefits -- All exemptions, classifications and assessment reductions applied to the property For all questions pertaining to the values and exemptions listed in your Notice, please call the Property Appraiser of Miami-Dade County at 305-375-4712. We are available to help you and address any questions and concerns about the values and exemptions in the Notice. TRIM Resources Additional assistance is available through a variety of online TRIM resources. TRIM Notice (online access to your individual TRIM Notice) TRIM Letter Non-Ad Valorem Assessments Understanding Your Assessment Assessment Review Form Real Estate TRIM Guide Tangible Personal Property TRIM Guide Tax Comparison Calculator Tax Visualizer (Illustrates how property taxes are distributed) Senior Savings Table Value Adjustment Board (information about appealing property values/exemptions) Public Hearings The TRIM Notice lists the various taxing authorities that collect property taxes and their respective budget hearing dates. In addition to the County, there are several other agencies that levy taxes against your property. These include municipal governments, the School Board, South Florida Water Management District, Children's Trust, Florida Inland Navigational District, and the Everglades Project. Before taxing authorities can levy taxes against your property, they are required to hold public budget hearings. The dates, times, and locations for all budget hearings are listed on the Notice, and you are encouraged to participate in each of the hearings. Budget hearing information will be posted prior to the September hearings. Taxing Authority Budget Hearings Appealing Your Assessment Property owners are encouraged to complete an Assessment Review Form or schedule an appointment with the Property Appraiser of Miami-Dade County to discuss concerns about values and/or exemptions, in one-on-one conferences with evaluators. If the concerns are not resolved, the property owners have 25 days to file a petition with the Value Adjustment Board. Receiving Two TRIM Notices There are several possibilities that you have received two TRIM Notices: If you own the real property, you may receive a Notice for real property and personal property. Check the folio numbers. The personal property folio number is an 8-digit number in the format. The real property folio number is a 13-digit number in the format. If there is more than one business at the location, each business owning personal property would receive a Notice. If there are back assessments involved, a Notice will be issued for the main/regular folio, and one Notice for each year back assessed. If the Property Appraiser makes a change on the assessment after the Notice is mailed, then a second Notice would be mailed with the updated information. If this is the case, the folio number will be the same on the second Notice, but the deadline date at the bottom of the second Notice would be extended. The updated Notice will have a later deadline date. You may have applied for and received an Enterprise abatement. If so, your other Notice would have ENTERPRISE ABATEMENT to the right of the property address on the form itself.
Multiple Parcel Buildings
Multiple Parcel Buildings Multiple parcel buildings are defined as a building – other than a building consisting entirely of a single condominium, timeshare or cooperative – that contains separate parcels that are vertically located, in whole or in part, on or over the same land. In other words, the statute authorizes the assignment of a separate property tax folio for each portion of a building that is separately owned but does not consist solely of a single condominium, cooperative or timeshare. When a multiple parcel building is substantially completed, the land value is allocated among the parcels in the same proportion that the just value of the improvements in each parcel bears to the total just value of all the improvements in the entire multiple parcel building. Section 193.0237 of the Florida Statutes provides for the taxation of multiple parcel buildings and applies to properties that are substantially completed as of January 1st of the respective tax year. In order for the Property Appraiser of Miami-Dade County to properly identify and assess multiple parcel buildings, please submit a copy of the following documents where applicable: - Recorded deeds containing legal description that is sufficient for record ownership - Recorded master declaration of covenants, easements, and restrictions - Declaration(s) of condominium - Survey of land, which meets the standard of practice established by the Board of Professional Surveyor and Mappers, pursuant to Section 472.027 of the Florida Statutes - Graphic description of the improvements in which units are located - Plot plan that, together with the recorded instrument, provides sufficient detail to identify the common elements, each parcel and their relative locations with approximate dimensions The information may be received in the form of plats, building plans, floor plans, maps, surveys and/or sketches. Please submit relevant documents to the following address by February 1st for consideration on the respective year's tax roll. Property Appraiser of Miami-Dade County Attention: Commercial Division/Realty Support 111 NW 1 Street Suite 710 Miami, Florida 33128
Multiple Parcel Buildings
Multiple Parcel Buildings Multiple parcel buildings are defined as a building – other than a building consisting entirely of a single condominium, timeshare or cooperative – that contains separate parcels that are vertically located, in whole or in part, on or over the same land. In other words, the statute authorizes the assignment of a separate property tax folio for each portion of a building that is separately owned but does not consist solely of a single condominium, cooperative or timeshare. When a multiple parcel building is substantially completed, the land value is allocated among the parcels in the same proportion that the just value of the improvements in each parcel bears to the total just value of all the improvements in the entire multiple parcel building. Section 193.0237 of the Florida Statutes provides for the taxation of multiple parcel buildings and applies to properties that are substantially completed as of January 1st of the respective tax year. In order for the Property Appraiser of Miami-Dade County to properly identify and assess multiple parcel buildings, please submit a copy of the following documents where applicable: - Recorded deeds containing legal description that is sufficient for record ownership - Recorded master declaration of covenants, easements, and restrictions - Declaration(s) of condominium - Survey of land, which meets the standard of practice established by the Board of Professional Surveyor and Mappers, pursuant to Section 472.027 of the Florida Statutes - Graphic description of the improvements in which units are located - Plot plan that, together with the recorded instrument, provides sufficient detail to identify the common elements, each parcel and their relative locations with approximate dimensions The information may be received in the form of plats, building plans, floor plans, maps, surveys and/or sketches. Please submit relevant documents to the following address by February 1st for consideration on the respective year's tax roll. Property Appraiser of Miami-Dade County Attention: Commercial Division/Realty Support 111 NW 1 Street Suite 710 Miami, Florida 33128
Understanding Your Assessment
Appealing Your Assessment Understanding Your Assessment Each August, the Property Appraiser of Miami-Dade County mails a Notice of Proposed Property Taxes (TRIM Notice) to property owners. After TRIM Notices are mailed, our office begins what we refer to internally as the "interview period." During this time, property owners are encouraged to contact us to review and discuss their assessment or exemption concerns. This is an opportunity to go over the details of your TRIM Notice with our staff and resolve any discrepancies or questions you may have—often without needing to take further action. You're also welcome to reach out outside of this period, at any time during the year, to speak with us about your property's information. Contact Us for a Preliminary Review Call us at 305-375-4712 Submit an inquiry through our Contact Form Our team aims to respond within 3–5 business days. Submit an Assessment Review Form If further review is needed, complete the form and submit it online via the Contact Form: Download the Assessment Review Form (PDF) Submit through the Contact Form Application Or visit us in person: Stephen P. Clark Center (Main Office) 111 NW 1 Street Suite 710 Miami, FL 33128 South Dade Government Center 10710 SW 211 Street 2nd Floor Cutler Bay, FL 33189 Please include relevant supporting documents: Date-stamped photos of damage Repair estimates, invoices, or receipts Insurance documentation Comparable recent sales Commercial Properties: January 1st rent roll 12-month operating statement Federal tax return (related to the property) Appraisal and related documentation Filing a Formal Appeal If your concerns remain unresolved, you may file an appeal with the Value Adjustment Board (VAB). Appeals must be filed within 25 days of the TRIM Notice mailing date. Confidential Records Reminder Confidential records cannot be discussed with third parties without written authorization from the property owner. Download the Confidential Information Authorization Form (PDF)
Property Tax Exemptions
Property Tax Exemptions Miami-Dade County property owners – in particular, permanent residents of a primary home – are eligible for various types of property tax exemptions. (See the list of available exemptions and application requirements Property Tax Exemption Guidelines.) Homestead Exemption This property tax benefit is available to permanent owners of their primary residence. Read about the Homestead Exemption Senior Citizen Exemptions Residents older than 65 with a homestead exemption can qualify for income-related property tax savings. Read about Senior Citizen Exemptions Disability Exemptions Property tax exemptions are available for residents with certain disabilities, as well as veterans and first responders. Read about Disability Exemptions Widow/Widower Exemption A widow/widower can apply for a $5,000 reduction in property assessment. Read about the Widow/Widower Exemption Deployed Military Exemption Military personnel deployed outside the continental United States are eligible for a property tax exemption. Read about the Deployed Military Exemption Institutional Exemptions Property tax exemptions are available for affordable housing developments, as well as religious, educational and other facilities. Read about Institutional Exemptions Affordable Housing Exemptions There are various property tax exemptions, such as the Florida Live Local Act exemptions, afforded to property used to provide affordable housing for persons or families within certain income limits, including nonprofits. Read about Affordable Housing Exemptions Related Resources Track Your Exemption Application Status Check your exemption application status if you've applied for a Homestead Exemption, Senior Citizen Exemption, Widow/Widower Exemption, various Disability Exemptions, Portability or a Granny Flat assessment reduction. Schedule an Appointment If you need to meet with Property Appraiser of Miami-Dade County staff, make an online appointment to visit one of our two offices at a time that is convenient for you. Save Our Homes Homeowners with a homestead exemption have property tax increases capped annually at 3%. Portability Homeowners can transfer the difference between the assessed and market values from their previous homestead property to a new homestead property. Helpful Documents Property Tax Exemption Guidelines: Read the guidelines required to qualify for property tax exemptions (also in Spanish and Creole) Documents required to apply for property tax exemptions (in Spanish) Documents required to apply for property tax exemptions (in Creole)
Assessment Reductions
Assessment Reductions Residential properties are eligible for various tax and assessment benefits, including Save Our Homes and Portability, which are available for properties with Homestead Exemptions. Save Our Homes Homeowners with a homestead exemption have property tax increases capped annually at 3%. Portability Homeowners can transfer the difference between the assessed and market values from their previous homestead property to a new homestead property. Non-Homestead Cap This cap limits increases in the annual assessment of non-homestead properties to 10%. Granny Flat Homesteaded property owners can apply for an assessment reduction after adding living quarters for a parent or grandparent. Related Resources Calculating Save Our Homes Get examples on calculating how Save Our Homes benefits permanent residents with tax savings. Calculating Portability Find out how transferring your Homestead Exemption to a new property affects your tax savings.
Building Recertification of Real Estate Property
Building Recertification of Real Estate Property Unincorporated Miami-Dade County, along with various municipalities, occasionally mail letters to owners of properties over 30 years old. To better assist our residents' concerns with the building recertification under the Miami-Dade County building code, please find the building information file maintained by the Property Appraiser. Each municipality is responsible for the recertification process within their respective jurisdiction. Any questions regarding the requirements for building recertification should be directed to the municipality where the property is located. If you believe your property information is incorrect, call 305-375-4712 or email [email protected]. If your property is located within unincorporated Miami-Dade County, you may contact the Department of Regulatory and Economic Resources directly: Miami-Dade County Department of Regulatory and Economic Resources (RER) Miami-Dade County Permitting & Inspection Center 11805 SW 26th Street, Room 220 Miami, Florida 33175-2474 Phone: 786-315-2373 Office Hours: Monday through Friday, 7:30 a.m. to 4 p.m. Recertification Reporting Forms for Unincorporated Miami-Dade County Below are recertification forms for unincorporated Miami-Dade County. Each municipality may have their own forms, in which you should visit their respective website to obtain. General Consideration & Guidelines Minimum Inspection Procedural Guidelines Structural Recertification Minimum Inspection Procedural Guidelines Electrical Recertification Certification of Compliance with Parking Lot Illumination Standards Certification of Compliance with Parking Lot Guardrails Requirements Exemption from Recertification Requirement Single-family homes, duplexes and non-residential farm buildings are exempt from recertification requirements. All other buildings with an occupant load of 10 or less and 2,000 square feet or less are also exempt from recertification requirements.
Understanding Your TPP Assessment
Appealing a Tangible Personal Property Assessment Understanding Your Tangible Personal Property Assessment Each year, business owners in Miami-Dade County receive a Notice of Proposed Property Taxes (TRIM Notice), which includes the assessment of their Tangible Personal Property (TPP). This includes assets like furniture, equipment, and other items used in the operation of a business. We encourage you to talk to or visit the Property Appraiser first, before the deadline on your Notice of Proposed Property Taxes, for a review of your folio and an explanation of the assessment. You don't have to wait for a deadline or a formal process. We're here to help clarify, correct, or update your account at any time during the year. An assessment may not be contested unless a timely Tangible Personal Property Tax Return is filed. Note: Inquiries must be made no later than the deadline date printed on the notice. Taxpayers may inquire about their assessment in person by going to the address listed on the bottom of their notice. Contact Us for a TPP Assessment Review You may reach out in any of the following ways: Call us at 305-375-4712 Submit an inquiry through our Contact Form Or visit us in person: Stephen P. Clark Center (Main Office) 111 NW 1 Street Suite 710 Miami, FL 33128 South Dade Government Center 10710 SW 211 Street 2nd Floor Cutler Bay, FL 33189 Confidential Records Reminder Due to the confidential nature of your tax records, we can only discuss your account with: The business owner A company officer A partner or corporate officer An employee with authorization (a letter on company letterhead authorizing employee access to confidential records) An attorney who is a member of the Florida Bar and who is representing the owner An Authorized Personal Property Tax Consultant. If you are authorizing someone to speak on your behalf, please complete and submit the Confidential Information Authorization Form. What to Bring if You Visit in Person To help us resolve your inquiry efficiently, please bring: Picture identification for verification of Owner or Corporate Officer Letter of authorization (if not owner/officer) Copy of current year's Tangible Personal Property Tax Return amended with the corrected figures A copy of the company's federal income tax return, including an itemized fixed asset listing, for the period covering the assessment date of January 1st. This would typically be the previous year federal income tax return Copies of leases for all leased furniture and equipment for the period in question (as of January 1st) Complete insurance binder, including endorsement page, documents and claims Appraisals Documents such as sales documents, moving documents, bills of lading and shipping The taxpayer must bring all additional information and/or documentation they would like to be considered in the assessment of their personal property. Note: If the concerns are not resolved, property owners have the option of appealing to the Value Adjustment Board.
Building Recertification of Real Estate Property
Building Recertification of Real Estate Property Unincorporated Miami-Dade County, along with various municipalities, occasionally mail letters to owners of properties over 30 years old. To better assist our residents' concerns with the building recertification under the Miami-Dade County building code, please find the building information file maintained by the Property Appraiser. Each municipality is responsible for the recertification process within their respective jurisdiction. Any questions regarding the requirements for building recertification should be directed to the municipality where the property is located. If you believe your property information is incorrect, call 305-375-4712 or email [email protected]. If your property is located within unincorporated Miami-Dade County, you may contact the Department of Regulatory and Economic Resources directly: Miami-Dade County Department of Regulatory and Economic Resources (RER) Miami-Dade County Permitting & Inspection Center 11805 SW 26th Street, Room 220 Miami, Florida 33175-2474 Phone: 786-315-2373 Office Hours: Monday through Friday, 7:30 a.m. to 4 p.m. Recertification Reporting Forms for Unincorporated Miami-Dade County Below are recertification forms for unincorporated Miami-Dade County. Each municipality may have their own forms, in which you should visit their respective website to obtain. General Consideration & Guidelines Minimum Inspection Procedural Guidelines Structural Recertification Minimum Inspection Procedural Guidelines Electrical Recertification Certification of Compliance with Parking Lot Illumination Standards Certification of Compliance with Parking Lot Guardrails Requirements Exemption from Recertification Requirement Single-family homes, duplexes and non-residential farm buildings are exempt from recertification requirements. All other buildings with an occupant load of 10 or less and 2,000 square feet or less are also exempt from recertification requirements.
Land Use Benefits
Land Use Benefits Properties with specific land use designations – agricultural, environmentally endangered, historic and working waterfronts – are eligible for tax or assessment reductions. Agricultural Classification Only lands that are used primarily for bona fide agricultural purposes shall be classified agricultural. Environmentally Endangered Lands Properties designated environmentally endangered can receive a property tax exemption. Historic Properties Property tax exemptions are available to owners of designated historic residential or commercial properties who restore or make improvements to their buildings. Working Waterfronts Waterfronts used for commercial-dependent activities and businesses are eligible for property assessment reductions.
Property Search
Welcome to the Office of the Property Appraiser Property Search application. This application has been created with the valuable input of our citizens and business community. The Office of the Property Appraiser has incorporated many of your recommendations and encourages you take the opportunity to provide us with more of your comments and suggestions. Features The Property Search application allows users to: - Search by Address, Name, Folio, and Subdivision name - View key property characteristics, ownership, and sales information - View assessment, exemption benefits, and taxable value information - View current and prior year aerial imagery - View building sketch (if available) - Zoom in/out map features - Apply layers to the map - Detach the aerial map into its own window allowing for a larger viewing window - On the map, double click on a condominium complex to list the individual property owners - Print the matching results of a partial search - Copy matching results from the print page to a spreadsheet or other application - Links to "Other Governmental Jurisdictions" such as cities, the School Board, the South Florida Water Management District (SFWMD), etc. - Links to other Property Appraiser applications If you need more assistance, the Property Search Help webpage has valuable information that may answer your questions. Disclaimer The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. If you encounter any discrepancies, we encourage you to report any discrepancies to our office. The Office of the Property Appraiser and Miami-Dade County assume no liability. Read the Liability Disclaimer and User Agreement.
Land Splits or Groupings
Land Splits or Groupings You may request to group or split folios with the Property Appraiser of Miami-Dade County (PAMDC) using the Request for Parcel Split/Grouping form. The request must be based on a valid instrument recorded in the public records of Miami-Dade County. Valid recorded instruments include the following: Warranty Deed Special Warranty Deed Quit Claim Deed Plat Waiver of Plat Declaration of Condominium Amendment to a Declaration of Condominium Unity of Title Covenant in lieu of Unity of Title A complete list of requirements and instructions are included on page 1 of the Request for Parcel Split/Grouping form. Please read them carefully before submitting your request. Some Important Information Please submit page 2 along with the signed and notarized page 3 The deadline to file requests for the current assessment roll is July 1st. Requests received after July 1st will be processed for the next assessment year (starting November) due to tax roll and statutory deadlines. Please allow 8-16 weeks for complete processing of the request; including updates to the PAMDC website and GIS Interactive Map. This may be extended due to heavy workloads. Processing time also varies throughout the year due to tax roll production and processing of data for submission to the Florida Department of Revenue and Miami-Dade County Tax Collector (MDCTC). Ensure all taxes due or delinquent have been paid to MDCTC. Parcel splits/groupings processed by PAMDC are for tax roll purposes only and do not imply that the surviving or created parcels comply with local zoning or building requirements. Any change that affects a parcel's characteristic, ownership or use may also affect the parcel's assessed value. If the property is encumbered by a mortgage, it is the property owner's responsibility to seek prior approval from the mortgage company for any legal changes to the property. Submit the completed form and all relevant documents, including recorded documents, surveys, and site plans by email, mail, or fax to PAMDC. Email: [email protected] Mail: Property Appraiser of Miami-Dade County Attn: Realty Change 111 NW 1st Street Suite 710 Miami, FL 33128 Fax: 305-375-4533 For questions, contact our office at 305-375-4060
Property Value
Property Value There are three types of value associated with each property: market, assessed and taxable value. The Office of the Property Appraiser of Miami-Dade County always calculates the market value first. This is the value of your property as of January 1st each year after considering certain reductions required by law (read Section 193.011 of the Florida Statutes). How market value is determined as of January 1st each year: Comparable Sales (Market) Approach – compares properties similar to your property by reviewing property sales in your neighborhood. Adjustments are made to account for differences between the properties such as size and extra features including fences and swimming pools. Cost Approach – considers how much it would cost, at current material and labor costs, to replace your property and takes into account any applicable depreciation. Income Approach – considers the income derived from income-producing properties such as rental apartments and warehouses. Specific facts evaluated are operating expenses, taxes, insurance, maintenance costs, the degree of financial risk taken in earning income from the property, and the return on the investment. How assessed value is calculated Homestead Exemption Cap – Beginning in the second year a property receives a Homestead Exemption, the assessed value increase is limited to no more than 3% or the current consumer price index, whichever is lower, regardless of how much the market value increases. This limit excludes new construction, additions, and other qualified changes to the property. As the market value increases greater than the assessed value, the difference between these two numbers is the homestead assessment difference (commonly known as the Save Our Homes cap). Portability – Up to $500,000 of a homestead assessment differential (difference between the market and assessed values) of a property may be transferred to a new homesteaded property. The new homestead must be established within two years, that is, two consecutive January 1st after the abandonment of the previous homestead. Non-Homestead Cap – Properties without a Homestead Exemption automatically benefit from a Non-Homestead Cap. This limits the increases in the assessed value to no more than 10% each year regardless of how much the market value increases. This limitation does not apply to the School Board portion of property valuation and corresponding taxes. How taxable value is calculated The taxable value is the end result of market value minus the homestead cap, non-homestead cap, portability and any exemptions. Properties often have more than one taxable value because certain exemptions and cap limitations do not apply to all taxing authorities. For example, the senior exemptions and Non-Homestead Caps do not apply to the School Board.
Real Property
Real Property Real Property is defined as land, buildings and all other permanent improvements on the land and is broadly classified, based on land use. Real property values are calculated using the three approaches to value - market, cost, and income. In arriving at these values the property also considers Factors in Deriving Just Valuation. The below list illustrates the general classifications of property. Property Classifications: - Agricultural - Condominiums - Cooperatives - Government - Improved commercial - Improved industrial - Institutional - Mobile homes - Multi-family residential - Non-agricultural acreage - Retirement homes and misc. residential - Single family residence - Vacant commercial - Vacant industrial - Vacant residential In August, a Notice of Proposed Property Taxes (also called a TRIM - Truth in Millage Notice) is mailed to each property owner. Upon receipt of this Notice, property owners are urged to read it carefully, especially to review values and exemptions. Those who have questions are encouraged to call or visit the Office of the Property Appraiser. Appeals to the Value Adjustment Board must be filed by the deadline stated on the Notice. In November the Tax Collector mails tax bills. For information about tax bills, visit the Tax Collector website. Real Property Income Information The actual income from a commercial property may be considered under the income approach to value. By providing this income information the Property Appraiser will be able to develop a more accurate assessment. Letters are mailed to commercial property owners according to the Office records. Ultimately, the assessed value is a reconciliation of three approaches to value (income, cost and market). By providing this income information the Property Appraiser will be able to develop a more accurate assessment. In accordance with Florida Statute 195.027(3), all financial documents submitted to the Office of the Property Appraiser for consideration are deemed confidential. This request is for income associated with the rental of your property. Income generated by a business operation (For example; restaurant, cruise line, flower, import/export, etc.) is not needed. Typical documents needed: - Prior Year Federal Income Tax Return - January (Current year) Rent Rolls - Year Ending Prior Year Income and Expense Statements - Copy of typical lease, Operating Agreements and other documents per letter Send requested documentation to: Property Appraiser of Miami-Dade County P.O. Box 10591 Miami, FL 33101 Or by fax: 305-375-4533
Understanding Your TPP Assessment
Appealing a Tangible Personal Property Assessment Understanding Your Tangible Personal Property Assessment Each year, business owners in Miami-Dade County receive a Notice of Proposed Property Taxes (TRIM Notice), which includes the assessment of their Tangible Personal Property (TPP). This includes assets like furniture, equipment, and other items used in the operation of a business. We encourage you to talk to or visit the Property Appraiser first, before the deadline on your Notice of Proposed Property Taxes, for a review of your folio and an explanation of the assessment. You don't have to wait for a deadline or a formal process. We're here to help clarify, correct, or update your account at any time during the year. An assessment may not be contested unless a timely Tangible Personal Property Tax Return is filed. Note: Inquiries must be made no later than the deadline date printed on the notice. Taxpayers may inquire about their assessment in person by going to the address listed on the bottom of their notice. Contact Us for a TPP Assessment Review You may reach out in any of the following ways: Call us at 305-375-4712 Submit an inquiry through our Contact Form Or visit us in person: Stephen P. Clark Center (Main Office) 111 NW 1 Street Suite 710 Miami, FL 33128 South Dade Government Center 10710 SW 211 Street 2nd Floor Cutler Bay, FL 33189 Confidential Records Reminder Due to the confidential nature of your tax records, we can only discuss your account with: The business owner A company officer A partner or corporate officer An employee with authorization (a letter on company letterhead authorizing employee access to confidential records) An attorney who is a member of the Florida Bar and who is representing the owner An Authorized Personal Property Tax Consultant. If you are authorizing someone to speak on your behalf, please complete and submit the Confidential Information Authorization Form. What to Bring if You Visit in Person To help us resolve your inquiry efficiently, please bring: Picture identification for verification of Owner or Corporate Officer Letter of authorization (if not owner/officer) Copy of current year's Tangible Personal Property Tax Return amended with the corrected figures A copy of the company's federal income tax return, including an itemized fixed asset listing, for the period covering the assessment date of January 1st. This would typically be the previous year federal income tax return Copies of leases for all leased furniture and equipment for the period in question (as of January 1st) Complete insurance binder, including endorsement page, documents and claims Appraisals Documents such as sales documents, moving documents, bills of lading and shipping The taxpayer must bring all additional information and/or documentation they would like to be considered in the assessment of their personal property. Note: If the concerns are not resolved, property owners have the option of appealing to the Value Adjustment Board.
Understanding Your TPP Assessment
Appealing a Tangible Personal Property Assessment Understanding Your Tangible Personal Property Assessment Each year, business owners in Miami-Dade County receive a Notice of Proposed Property Taxes (TRIM Notice), which includes the assessment of their Tangible Personal Property (TPP). This includes assets like furniture, equipment, and other items used in the operation of a business. We encourage you to talk to or visit the Property Appraiser first, before the deadline on your Notice of Proposed Property Taxes, for a review of your folio and an explanation of the assessment. You don't have to wait for a deadline or a formal process. We're here to help clarify, correct, or update your account at any time during the year. An assessment may not be contested unless a timely Tangible Personal Property Tax Return is filed. Note: Inquiries must be made no later than the deadline date printed on the notice. Taxpayers may inquire about their assessment in person by going to the address listed on the bottom of their notice. Contact Us for a TPP Assessment Review You may reach out in any of the following ways: Call us at 305-375-4712 Submit an inquiry through our Contact Form Or visit us in person: Stephen P. Clark Center (Main Office) 111 NW 1 Street Suite 710 Miami, FL 33128 South Dade Government Center 10710 SW 211 Street 2nd Floor Cutler Bay, FL 33189 Confidential Records Reminder Due to the confidential nature of your tax records, we can only discuss your account with: The business owner A company officer A partner or corporate officer An employee with authorization (a letter on company letterhead authorizing employee access to confidential records) An attorney who is a member of the Florida Bar and who is representing the owner An Authorized Personal Property Tax Consultant. If you are authorizing someone to speak on your behalf, please complete and submit the Confidential Information Authorization Form. What to Bring if You Visit in Person To help us resolve your inquiry efficiently, please bring: Picture identification for verification of Owner or Corporate Officer Letter of authorization (if not owner/officer) Copy of current year's Tangible Personal Property Tax Return amended with the corrected figures A copy of the company's federal income tax return, including an itemized fixed asset listing, for the period covering the assessment date of January 1st. This would typically be the previous year federal income tax return Copies of leases for all leased furniture and equipment for the period in question (as of January 1st) Complete insurance binder, including endorsement page, documents and claims Appraisals Documents such as sales documents, moving documents, bills of lading and shipping The taxpayer must bring all additional information and/or documentation they would like to be considered in the assessment of their personal property. Note: If the concerns are not resolved, property owners have the option of appealing to the Value Adjustment Board.
Building Recertification of Real Estate Property
Building Recertification of Real Estate Property Unincorporated Miami-Dade County, along with various municipalities, occasionally mail letters to owners of properties over 30 years old. To better assist our residents' concerns with the building recertification under the Miami-Dade County building code, please find the building information file maintained by the Property Appraiser. Each municipality is responsible for the recertification process within their respective jurisdiction. Any questions regarding the requirements for building recertification should be directed to the municipality where the property is located. If you believe your property information is incorrect, call 305-375-4712 or email [email protected]. If your property is located within unincorporated Miami-Dade County, you may contact the Department of Regulatory and Economic Resources directly: Miami-Dade County Department of Regulatory and Economic Resources (RER) Miami-Dade County Permitting & Inspection Center 11805 SW 26th Street, Room 220 Miami, Florida 33175-2474 Phone: 786-315-2373 Miami-Dade County RER Building Recertification Website Office Hours: Monday through Friday, 7:30 a.m. to 4 p.m. Recertification Reporting Forms for Unincorporated Miami-Dade County Below are recertification forms for unincorporated Miami-Dade County. Each municipality may have their own forms, in which you should visit their respective website to obtain. General Consideration & Guidelines Minimum Inspection Procedural Guidelines Structural Recertification Minimum Inspection Procedural Guidelines Electrical Recertification Certification of Compliance with Parking Lot Illumination Standards Certification of Compliance with Parking Lot Guardrails Requirements Exemption from Recertification Requirement Single-family homes, duplexes and non-residential farm buildings are exempt from recertification requirements. All other buildings with an occupant load of 10 or less and 2,000 square feet or less are also exempt from recertification requirements.
Land Splits or Groupings
Land Splits or Groupings You may request to group or split folios with the Property Appraiser of Miami-Dade County (PAMDC) using the Request for Parcel Split/Grouping form. The request must be based on a valid instrument recorded in the public records of Miami-Dade County. Valid recorded instruments include the following: - Warranty Deed - Special Warranty Deed - Quit Claim Deed - Plat - Waiver of Plat - Declaration of Condominium - Amendment to a Declaration of Condominium - Unity of Title - Covenant in lieu of Unity of Title A complete list of requirements and instructions are included on page 1 of the Request for Parcel Split/Grouping form. Please read them carefully before submitting your request. Some Important Information Please submit page 2 along with the signed and notarized page 3 The deadline to file requests for the current assessment roll is July 1st. Requests received after July 1st will be processed for the next assessment year (starting November) due to tax roll and statutory deadlines. Please allow 8-16 weeks for complete processing of the request; including updates to the PAMDC website and GIS Interactive Map. This may be extended due to heavy workloads. Processing time also varies throughout the year due to tax roll production and processing of data for submission to the Florida Department of Revenue and Miami-Dade County Tax Collector (MDCTC). Ensure all taxes due or delinquent have been paid to MDCTC. Parcel splits/groupings processed by PAMDC are for tax roll purposes only and do not imply that the surviving or created parcels comply with local zoning or building requirements. Any change that affects a parcel's characteristic, ownership or use may also affect the parcel's assessed value. If the property is encumbered by a mortgage, it is the property owner's responsibility to seek prior approval from the mortgage company for any legal changes to the property. Submit the completed form and all relevant documents, including recorded documents, surveys, and site plans by email, mail, or fax to PAMDC. Email: [email protected] Mail: Property Appraiser of Miami-Dade County, Attn: Realty Change, 111 NW 1st Street Suite 710, Miami, FL 33128 Fax: 305-375-4533 For questions, contact our office at 305-375-4060
Rejoice Dance Ministry: Customer Testimonial - Tunic
"I combined this classy tunic with the angelic palazzo pants. Under the tunic I wear a dirndl blouse on hot summer days. I dance in this garments with the copper angel wings of Rejoice Dance Ministry to “Hineh, Elokeinu Zeh” (Behold, this is our God) in this video: https://www.youtube.com/watch?v=07dbw6LheFo"
Rejoice Dance Ministry: Customer Testimonial - Tunic
"I combined this classy tunic with the angelic palazzo pants. Under the tunic I wear a dirndl blouse on hot summer days. I dance in this garments with the copper angel wings of Rejoice Dance Ministry to “Hineh, Elokeinu Zeh” (Behold, this is our God) in this video: https://www.youtube.com/watch?v=07dbw6LheFo"
Victor Wilde Community Center Archive Available
"Victor Wilde Community Center The Victor Wilde Community Center is dedicated to serving the residents of Hialeah by offering a variety of programs and activities that promote community engagement and personal growth. This page serves as an archive for past events and programs held at the center."
Support Amelia Earhart Park with a Donation
"Donate Your generosity helps us to provide quality parks and recreation services to the community."
Mountain Bike Trails Open at Amelia Earhart Park
"Amelia Earhart Park - Mountain Bike Trails Mountain Bike Trails These exciting off-road trails wind through the beautiful surroundings of Amelia Earhart Park and offer a scenic and challenging experience for riders of all skill levels. For hours of operation, directions, and more information, please visit the Miami-Dade County Parks website."
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