Data Analysis
Nearly half of the houses for sale in Miami-Dade, 2,114 of 4,471, showed a seller's property tax bill below half of what the county's average rate implies at the asking price on November 2, 2026.
The median Miami-Dade house listing showed a $8,374 tax bill against about $13,900 at the county average rate on its $790,000 asking price.
On November 2, 2026, the median single-family house for sale in Miami-Dade County asked $790,000 and showed a 2025 property tax bill of $8,374, or 0.93 percent of the asking price. At the county's average rate of about 17.59 mills, a bill assessed at that asking price would be about $13,900 before exemptions. 2,114 of 4,471 houses with a 2025 or 2026 tax line, 47 percent, showed a bill below half of that full-value figure, and the median gap was $7,265 a year. Condos showed 1.31 percent and townhomes 1.51 percent. All MLS figures are ours, computed from MIAMI MLS (SEFMLS) records.
The timing matters because 2026 Florida tax bills went out on November 1, and buyers comparing homes this month are reading the seller's bill on every listing. Our statewide property tax reset analysis explains the mechanics. This article applies them to what is for sale in Miami-Dade right now. Recent Miami coverage on million-dollar homes under contract, condo price cuts and South Dade new construction covers supply and pricing, and monthly figures sit on the Miami market data hub.
Why is the tax bill on a Miami-Dade listing often too low for a buyer?
Florida's Save Our Homes rule caps yearly increases in a homesteaded property's assessed value at 3 percent or the inflation rate, whichever is lower. Under section 193.155 of the Florida Statutes, a change of ownership resets the assessment to just value as of the next January 1. A seller who has owned a house for years can carry an assessed value far below today's market price, and the tax line on the listing reflects that. The buyer's first full bill is based on a fresh assessment, which in a sale usually lands near the purchase price.
Our Miami-Dade property tax calculator uses the 2025-26 county average of about 17.59 mills from Florida TaxWatch. The Miami-Dade homestead exemption guide puts the full $50,000 exemption at roughly $714 a year at that rate, so a homesteaded buyer at the median asking price would still face a bill near $13,200.
How big is the gap by property type?
| Type (active listings with a 2025 or 2026 tax line) | Listings | Median asking price | Median listed tax bill | Bill as share of price | Share under 1% |
|---|---|---|---|---|---|
| Single-family houses | 4,471 | $790,000 | $8,374 | 0.93% | 54% |
| Townhomes | 1,388 | $444,900 | $6,845 | 1.51% | 23% |
| Condos | 8,549 | $460,000 | $6,000 | 1.31% | 21% |
Source: Momentum Research, computed from MIAMI MLS (SEFMLS) records, Miami-Dade County active listings, live snapshot, November 2, 2026. Listed tax bill is the seller's annual amount as reported on the listing. Deemed reliable but not guaranteed.
Houses show the widest gap because long-held houses dominate the resale supply. Condos and townhomes change hands more often and many are not homesteaded, so their listed bills sit closer to a full-value bill. Condo owners still carry association fees on top of taxes; our Miami-Dade HOA fees by community page lists them.
Where in Miami-Dade is the gap largest?
| City (single-family) | Active | Median asking price | Median listed tax bill | Bill as share of price | Share under 1% |
|---|---|---|---|---|---|
| Miami | 2,054 | $799,999 | $7,700 | 0.87% | 58% |
| Homestead | 569 | $599,000 | $7,215 | 1.15% | 42% |
| Hialeah | 266 | $675,000 | $6,510 | 1.01% | 50% |
| Miami Gardens | 225 | $550,000 | $6,903 | 1.26% | 37% |
| Miami Beach | 156 | $5,095,000 | $34,434 | 0.65% | 75% |
| Cutler Bay | 151 | $699,000 | $7,500 | 1.08% | 46% |
| Coral Gables | 128 | $3,224,500 | $20,928 | 0.63% | 80% |
| Doral | 108 | $1,254,500 | $14,414 | 1.16% | 34% |
| Pinecrest | 95 | $5,850,000 | $28,458 | 0.65% | 79% |
| Palmetto Bay | 71 | $1,575,000 | $10,388 | 0.69% | 69% |
| Florida City | 53 | $465,999 | $6,600 | 1.45% | 21% |
Source: Momentum Research, live snapshot, November 2, 2026. City follows the listing address; "Miami" includes unincorporated areas with a Miami mailing address. Deemed reliable but not guaranteed.
The gap tracks how long owners have held their homes and how far prices have risen since. In Coral Gables, Pinecrest and Miami Beach, about four in five houses for sale show a bill under 1 percent of the asking price. In Florida City, Doral and Miami Gardens, where more of the supply is newer or recently traded, listed bills sit closer to a full-value bill.
Does the gap change with price?
| Single-family asking price | Active | In contract | Bill as share of price | Share under 1% |
|---|---|---|---|---|
| Under $500,000 | 466 | 150 | 1.30% | 33% |
| $500,000 to $749,999 | 1,597 | 348 | 1.09% | 44% |
| $750,000 to $999,999 | 784 | 93 | 0.98% | 51% |
| $1 million to $1,999,999 | 747 | 111 | 0.86% | 62% |
| $2 million and up | 877 | 106 | 0.60% | 81% |
Source: Momentum Research, live snapshot, November 2, 2026. In contract counts pending listings. Deemed reliable but not guaranteed.
The higher the price, the larger the share of listings carrying a capped bill. A buyer stepping up to a $2 million house will most likely see the steepest jump between the seller's bill and their own.
One caution on new construction: 150 of the 558 houses built in 2020 or later were marked new construction, and their median listed bill was only 0.74 percent of price. A newly built house is often taxed on the lot alone until the January 1 after it is finished, so a new-build listing can understate the bill even more than a resale.
What should buyers and sellers do with this?
For buyers, budget taxes from the price, not the listing. Multiply the expected purchase price, less any homestead exemption, by the local millage, or run the number in our Florida property tax calculator. Homes in cities with their own millage and in special districts can run above the county average.
For sellers, a low tax line can make a listing look cheaper to own than it will be for the next owner, and lenders will escrow on the new figure. Pricing that ignores a buyer's real monthly cost can stall a sale, which our Miami Market Pulse tracks month by month.
People also ask
What is the property tax rate in Miami-Dade County?
The 2025-26 county average is about 17.59 mills, or 1.76 percent of taxable value, based on the Florida TaxWatch county average used in our Miami-Dade calculator. City and special-district levies vary.
Will my Miami-Dade property taxes go up after I buy?
Usually, if the seller had owned the home for several years. Florida law resets the assessed value to just value on the January 1 after a sale, so the buyer's bill is based on a fresh assessment rather than the seller's capped value.
How much are taxes on a typical Miami-Dade house for sale?
On November 2, 2026, the median house listing in Miami-Dade showed a 2025 tax bill of $8,374 on a median asking price of $790,000. At the county average rate, a bill based on that price would be about $13,900 before exemptions.
Limitations
Tax amounts are the figures entered on each listing and can be incomplete or out of date; listings without a 2025 or 2026 tax amount, and listings under $50,000, are excluded. The full-value comparison uses one county average rate, while actual bills depend on the city, special districts, non-ad valorem assessments and exemptions, and the assessed value the property appraiser sets, which can differ from the price paid. This is a live snapshot of MIAMI MLS records for Miami-Dade County and can differ from monthly inventory counts. Nothing here is tax or legal advice; the Miami-Dade Property Appraiser and Tax Collector set actual bills.
Sources and links
- Momentum Research, computed from MIAMI MLS (SEFMLS) records, Miami-Dade County active and pending listings, live snapshot, November 2, 2026. Information is deemed reliable but is not guaranteed by the MLS to be accurate.
- Florida Statutes, section 193.155 (homestead assessment limit and change of ownership).
- Florida TaxWatch 2025 county average millage, as used in our Miami-Dade property tax calculator.
- Related: Florida property tax reset analysis, Miami-Dade homestead exemption, Miami market data.
Disclosure: Jon Brooks is a co-founder of Momentum Realty, a Florida real estate brokerage that owns and funds Florida Housing Intelligence. Momentum has a financial interest in Florida real estate transactions, including in markets named here. See our editorial standards.
Market statistics in this article are computed from MLS data licensed by Momentum Realty, and are current as of the date shown. Data may be preliminary and subject to revision by its source. This article is general information, not advice about any specific property, transaction, or financial decision, and is not a representation about any specific property, community, builder, or association.
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