Real Estate Values and Property Tax Valuation in Miami-Dade County, Florida

Miami-Dade County has a total of 780,781 properties, with a cumulative value of $282.1B. This accounts for 13.59% of all real estate value in Florida. Property taxes in Miami-Dade County total $4.3B, with an average homeowner paying $5,519 in property taxes, which is significantly higher than the state average of $3,597. The average property tax rate in Miami-Dade County is 1.53%, while the state average is 1.34%. Property taxes are based on the assessed value of the property, which is typically lower than the market value.

In Florida, property values are assessed on January 1st. Property value notices are issued in August and property tax appeal deadlines are typically 25 days from the date of the value notices, which is usually in September. Property tax bills are issued on November 1st.

Important Dates
Property Valuation Date:January 1st
Property Value Notices Issued:August
Property Tax Appeal Deadline:September or 25 days from date of value notices
Property Tax Bills Issued:November 1st
Real Property Tax Bill Due (1st of #):March 31st
Available Exemptions
Early Payment DiscountAvailable

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Real Estate Statistics in Miami-Dade County

Total Real Estate Value
Total Real Property Taxes
Average Property Tax Rate
# of Real Properties

Residential Property Taxes by Cities in Miami-Dade County

Miami-Dade County has an average property tax rate of 1.53%, which is slightly lower than the national average of 1.89%. This rate is applied to all properties in the county, regardless of their location. However, the effective property tax rate can vary significantly from city to city. For example, the city of Medley has an effective property tax rate of 2.01%, which is the highest in the county, while the city of Hialeah has the lowest effective property tax rate of 1.27%. This means that property owners in Medley will pay more in taxes than those in Hialeah.

Overall, Miami-Dade County has a relatively low property tax rate compared to other counties in the state. This is beneficial for property owners, as it allows them to keep more of their money in their pockets. However, it is important to note that the effective property tax rate can vary significantly from city to city, so it is important to research the rates in each city before making a decision on where to purchase a property.

Tax Assessment Value

The following table shows the 10th, 25th, 50th, 75th, and 90th percentile of property assessment value in each city in Miami-Dade County. The tax assessment value may differ from the potential sale value, and is used to calculate the property tax for each piece of real estate.

City10th Percentile25th PercentileMedian75th Percentile90th Percentile
Bal Harbour$197,800$343,900$722,250$1,813,800$3,216,250
Bay Harbor Islands$140,000$169,375$264,250$494,800$918,934
Biscayne Park$290,863$323,894$365,137$430,474$546,721
Coral Gables$211,631$287,400$482,608$903,566$1,551,328
Cutler Bay$142,583$204,501$248,284$298,264$350,850
El Portal$299,018$337,991$384,668$458,864$568,726
Florida City$113,283$134,959$168,083$209,600$278,764
Golden Beach$962,374$1,277,596$2,319,024$4,190,752$6,967,306
Hialeah Gardens$120,000$120,000$120,000$130,000$150,000
Key Biscayne$334,000$500,000$757,400$1,454,301$2,253,200
Miami Beach$126,500$175,440$285,300$593,613$1,446,848
Miami Gardens$153,891$182,521$209,410$240,240$274,375
Miami Lakes$155,000$230,000$317,400$422,665$533,233
Miami Shores$229,315$348,783$447,611$589,850$756,356
Miami Springs$239,635$287,385$330,877$381,406$457,357
North Bay Village$104,700$140,400$205,600$269,800$422,549
North Miami Beach$86,520$122,000$206,654$268,226$384,731
North Miami$82,700$118,700$205,469$263,910$366,517
Opa Locka$124,000$148,885$174,276$204,781$244,839
Palmetto Bay$243,886$382,048$475,164$555,652$662,572
South Miami$145,000$252,578$422,845$535,536$740,894
Sunny Isles Beach$143,000$194,000$300,000$693,000$1,391,080
Virginia Gardens$110,000$240,621$264,483$297,682$350,640
West Miami$280,766$300,934$325,731$359,403$405,884

Property Tax Bill

This table shows the percentiles of actual property tax paid on residential properties for each city in Miami-Dade County.

City10th Percentile25th PercentileMedian75th Percentile90th Percentile
Bal Harbour$3,524$6,078$11,546$28,668$54,260
Bay Harbor Islands$1,535$2,722$4,202$8,326$14,613
Biscayne Park$2,932$4,285$7,016$9,302$11,466
Coral Gables$2,561$4,280$7,033$12,985$23,524
Cutler Bay$1,564$2,265$3,837$5,351$6,789
El Portal$1,719$2,625$5,216$8,402$11,106
Florida City$420$1,031$2,649$4,118$6,401
Golden Beach$13,931$18,119$35,335$80,960$142,308
Hialeah Gardens$192$719$1,860$2,487$2,563
Key Biscayne$4,794$7,146$11,062$21,844$35,791
Miami Beach$1,883$2,895$4,852$9,575$22,797
Miami Gardens$1,170$1,707$2,772$4,337$5,487
Miami Lakes$1,938$2,748$4,256$6,148$8,420
Miami Shores$2,501$4,184$7,572$11,341$15,786
Miami Springs$2,750$3,712$5,346$7,299$9,027
North Bay Village$1,650$2,515$3,979$5,627$8,135
North Miami Beach$709$1,268$2,535$4,417$7,257
North Miami$690$1,226$2,316$4,251$6,623
Opa Locka$1,113$1,363$3,041$4,240$5,287
Palmetto Bay$2,533$4,274$6,218$8,558$10,807
South Miami$1,768$2,967$4,799$7,873$11,100
Sunny Isles Beach$2,080$3,050$4,907$11,733$23,586
Virginia Gardens$1,422$1,931$2,600$4,884$5,899
West Miami$1,677$2,357$4,173$6,397$7,513

Effective Property Tax Rate

The effective property tax rate is calculated by dividing the property tax bill by the assessed value. For the percentiles below, the calculation is performed using the percentiles for property tax bill and assessed value above. Therefore, each consecutive percentile doesn't necessarily show a larger value.

City10th Percentile25th PercentileMedian75th Percentile90th Percentile
Aventura 1.02% 1.37% 1.57% 1.74% 1.78%
Bal Harbour 1.78% 1.77% 1.60% 1.58% 1.69%
Bay Harbor Islands 1.10% 1.61% 1.59% 1.68% 1.59%
Biscayne Park 1.01% 1.32% 1.92% 2.16% 2.10%
Coral Gables 1.21% 1.49% 1.46% 1.44% 1.52%
Cutler Bay 1.10% 1.11% 1.55% 1.79% 1.94%
Doral 1.48% 1.72% 1.89% 1.97% 1.99%
El Portal 0.57% 0.78% 1.36% 1.83% 1.95%
Florida City 0.37% 0.76% 1.58% 1.96% 2.30%
Golden Beach 1.45% 1.42% 1.52% 1.93% 2.04%
Hialeah Gardens 0.16% 0.60% 1.55% 1.91% 1.71%
Hialeah 0.51% 1.06% 1.03% 1.41% 1.68%
Homestead 0.98% 1.26% 1.68% 1.94% 2.04%
Key Biscayne 1.44% 1.43% 1.46% 1.50% 1.59%
Medley 1.81% 1.95% 1.97% 2.07% 2.22%
Miami Beach 1.49% 1.65% 1.70% 1.61% 1.58%
Miami Gardens 0.76% 0.94% 1.32% 1.81% 2.00%
Miami Lakes 1.25% 1.19% 1.34% 1.45% 1.58%
Miami 0.87% 1.17% 1.37% 1.60% 1.71%
Miami Shores 1.09% 1.20% 1.69% 1.92% 2.09%
Miami Springs 1.15% 1.29% 1.62% 1.91% 1.97%
North Bay Village 1.58% 1.79% 1.94% 2.09% 1.93%
North Miami Beach 0.82% 1.04% 1.23% 1.65% 1.89%
North Miami 0.83% 1.03% 1.13% 1.61% 1.81%
Opa Locka 0.90% 0.92% 1.74% 2.07% 2.16%
Palmetto Bay 1.04% 1.12% 1.31% 1.54% 1.63%
Pinecrest 1.67% 1.01% 1.33% 1.45% 1.61%
South Miami 1.22% 1.17% 1.13% 1.47% 1.50%
Sunny Isles Beach 1.45% 1.57% 1.64% 1.69% 1.70%
Surfside 1.49% 1.54% 1.29% 1.79% 1.53%
Virginia Gardens 1.29% 0.80% 0.98% 1.64% 1.68%
West Miami 0.60% 0.78% 1.28% 1.78% 1.85%

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Real Estate Values in Miami-Dade County

The median home price in Miami-Dade County has increased by 9.38% from October 2022 to October 2023, from $480.0K to $525.0K. This indicates that the housing market in Florida is strong and that prices are continuing to rise. Additionally, the home inventory in Miami-Dade County has decreased from 12.5K in October 2022 to 11.1K in October 2023, indicating that demand for housing is high and that homes are selling quickly.

Median Sale Value
Total Active Listings
Annual percent change in median sale price

Average Home Value in Miami-Dade County, Florida

Last updated: November 2023

Percent Change in Total Home Sales in Miami-Dade County

Last updated: November 2023

Percent Change in New Home Listings in Miami-Dade County

Last updated: November 2023

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Mortgage Rates in Miami-Dade County

Mortgages in Miami-Dade County are a significant part of the local economy. As of 2021, there is an estimated total of $86.9 billion in outstanding home mortgage loans in the county. This represents a significant percentage of the total home value in the area, with 333,300 outstanding loans. The median mortgage rate in Miami-Dade County varies significantly across cities, with the highest rate being 5.89% in Hialeah Gardens and the lowest rate being 3.73% in Florida City. This wide variation in rates allows potential homebuyers to find a mortgage that fits their budget and financial goals.

Overall, mortgages in Miami-Dade County are an important part of the local economy. With the total outstanding loan amount reaching $86.9 billion and the wide range of mortgage rates available, potential homebuyers have the opportunity to find a loan that fits their needs. This allows them to purchase a home and become part of the Miami-Dade County community.

# of Outstanding Loans
Total Outstanding Loan Amount
Properties with Loans

Outstanding Mortgages

The table below shows the percentile distribution of outstanding loans on residential properties in Miami-Dade County by city.

City10th Percentile25th PercentileMedian75th Percentile90th Percentile
Bal Harbour$121,088$217,021$449,958$1,126,642$2,271,732
Bay Harbor Islands$47,144$106,807$192,722$388,688$773,830
Biscayne Park$40,890$133,182$272,294$393,706$509,589
Coral Gables$72,319$154,857$300,508$556,218$1,056,949
Cutler Bay$60,476$111,101$185,921$280,712$361,640
El Portal$34,090$137,450$266,513$396,847$523,617
Florida City$55,095$105,364$201,288$304,902$354,664
Golden Beach$203,452$488,181$933,661$1,765,420$4,166,542
Hialeah Gardens$11,624$29,076$67,167$115,227$160,540
Key Biscayne$83,003$188,319$393,201$833,188$1,594,424
Miami Beach$50,746$110,003$199,101$408,252$952,142
Miami Gardens$24,621$69,458$133,722$224,836$299,699
Miami Lakes$34,478$71,595$167,647$299,962$419,668
Miami Shores$49,718$159,057$314,464$481,074$673,047
Miami Springs$40,781$115,680$215,039$331,839$420,016
North Bay Village$64,840$108,771$178,490$275,660$404,574
North Miami Beach$20,988$59,394$122,823$244,790$368,539
North Miami$20,105$54,004$114,568$229,830$360,116
Opa Locka$26,387$69,252$131,491$214,007$276,276
Palmetto Bay$61,819$168,132$308,681$445,421$587,967
South Miami$50,083$125,292$248,884$401,197$587,542
Sunny Isles Beach$52,617$115,284$219,224$475,615$1,051,670
Virginia Gardens$25,304$86,536$173,439$295,455$357,142
West Miami$43,190$134,121$218,810$330,220$414,807

Mortgage Rates

The following table shows the 10th, 25th, 50th, 75th, and 90th percentile of mortgage rates in cities across Miami-Dade County.

City10th Percentile25th PercentileMedian75th Percentile90th Percentile
Aventura 2.90% 3.56% 4.50% 6.05% 7.26%
Bal Harbour 2.80% 3.33% 4.25% 5.85% 7.07%
Bay Harbor Islands 2.80% 3.14% 4.15% 5.87% 7.04%
Biscayne Park 3.00% 3.67% 4.39% 6.22% 7.60%
Coral Gables 2.90% 3.50% 4.30% 6.04% 7.33%
Cutler Bay 3.00% 3.65% 4.40% 5.71% 7.03%
Doral 2.90% 3.55% 4.40% 5.87% 7.12%
El Portal 2.90% 3.59% 4.20% 5.99% 7.46%
Florida City 2.70% 2.90% 3.73% 5.37% 7.00%
Golden Beach 2.88% 3.11% 4.00% 5.58% 7.03%
Hialeah Gardens 3.10% 4.20% 5.89% 6.99% 7.76%
Hialeah 3.11% 3.92% 5.37% 6.90% 7.76%
Homestead 2.90% 3.56% 4.26% 5.42% 6.65%
Key Biscayne 2.87% 3.44% 4.48% 6.32% 7.35%
Medley 2.90% 3.50% 4.37% 5.53% 6.22%
Miami Beach 2.88% 3.46% 4.40% 6.08% 7.31%
Miami Gardens 3.10% 3.87% 4.75% 6.62% 7.75%
Miami Lakes 3.10% 3.87% 5.11% 6.90% 7.61%
Miami 3.00% 3.75% 4.62% 6.36% 7.55%
Miami Shores 2.90% 3.50% 4.19% 5.68% 7.29%
Miami Springs 3.10% 3.75% 4.50% 6.49% 7.58%
North Bay Village 2.90% 3.45% 4.15% 5.62% 6.76%
North Miami Beach 3.00% 3.79% 4.87% 6.96% 7.85%
North Miami 3.09% 3.83% 5.04% 6.91% 7.90%
Opa Locka 3.00% 3.87% 4.75% 6.26% 7.65%
Palmetto Bay 2.90% 3.60% 4.38% 6.10% 7.38%
Pinecrest 2.90% 3.49% 4.38% 6.19% 7.34%
South Miami 2.93% 3.68% 4.45% 6.16% 7.24%
Sunny Isles Beach 2.88% 3.50% 4.50% 6.05% 7.18%
Surfside 2.90% 3.50% 4.57% 6.05% 7.48%
Virginia Gardens 3.12% 3.91% 4.83% 6.77% 7.67%
West Miami 3.00% 3.75% 4.42% 6.55% 7.53%

Housing Expenses in Miami-Dade County, Florida

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Frequently asked questions

We currently operate in Texas, California, Washington, Georgia, Florida and Illinois.
We use a private national data provider that cross-references with county recorder's offices to verify ownership. If in the event our system is unable to verify the property, our team will take further steps to investigate ownership and reach out to the customer for confirmation.
Our success rate varies across geographies; however, in any given year, we typically win more than 70% of our cases, saving clients an average of $1,457 on their property taxes.
Yes, in the market areas we serve, we have a dedicated Property Tax Consultant that is physically present in the market they are servicing. The specialist assigned to your property has the necessary geographical competence to provide exemplary service!
The average property tax rate in Miami-Dade County is 1.53%.
The following exemptions and discounts are available in Miami-Dade County: Charitable, Disabled, Early Payment Discount and Homestead