Homestead city property tax records are public files that show who owns each parcel in the city, how much the property is worth, and how much tax is owed each year. The city of Homestead sits inside Miami-Dade County in southern Florida, near the Everglades and the Florida Keys.
All property tax work for parcels inside Homestead is run by two county offices in Miami. The Miami-Dade County Property Appraiser sets the value of every parcel. The Miami-Dade County Tax Collector sends out the bills and collects the money. Anyone can look up these records online for free, day or night. This page covers who manages the records, how to search them, what each line means, and how to pay or appeal your bill.
Who Manages Homestead Property Tax Records
Two county offices handle every property tax record for Homestead. The Property Appraiser values each parcel and keeps the tax roll. The Tax Collector bills and collects the tax. Florida state law oversees both offices through the Department of Revenue.
Miami-Dade County Property Appraiser
The Miami-Dade County Property Appraiser is the office that values every piece of real estate in Homestead. The office keeps a full record of each parcel. This record shows the owner, the size of the land, the buildings on it, and the value used for tax purposes. The main office sits at 111 NW 1st Street, Suite 710, Miami, FL 33128. You can call them at 305-375-4712. Their website is miamidadepa.gov. The appraiser’s job is to set fair values based on Florida Department of Revenue rules. Values are locked in as of January 1 each year under Florida law.
The appraiser does not set the tax rate. The appraiser does not collect money. The office only sets values and keeps the public tax roll. The tax roll is the master list of every parcel and its value. You can view the tax roll online at any time without an account.
Miami-Dade County Tax Collector
The Miami-Dade County Tax Collector sends out Homestead tax bills each November. The office also collects payments and keeps track of who has paid. The main office is at 200 NW 2nd Avenue, Miami, FL 33128. The phone number is (305) 375-5570. You can pay online at mdctaxcollector.gov/property-tax. The collector runs branch offices around the county where you can pay in person.
The collector combines rates from many taxing groups on one bill. These groups include Miami-Dade County, the Miami-Dade County School Board, the City of Homestead, and any special districts. The total rate on your bill depends on where your property sits in the city.
Florida Department of Revenue Oversight
The Florida Department of Revenue watches over every county property appraiser in the state. The DOR makes sure each appraiser follows state law. The DOR can review values and reject them if they fail state standards. For Homestead, the DOR checks that the Miami-Dade Property Appraiser meets all state rules for fair and equal value. You can learn more at the Florida Department of Revenue Property Tax Oversight page.
Florida Statutes set the rules for property tax. Chapter 192 covers property assessment. Chapter 193 covers assessments and the Save Our Homes cap. Chapter 194 covers the appeal process. Chapter 196 covers exemptions. Chapter 197 covers tax collection and tax sales.
How to Search Records Online
You can search Homestead property tax records for free online. The Miami-Dade Property Appraiser runs the main search tool. You do not need an account. You do not need to show ID. You only need an address, owner name, or parcel number. The site works around the clock.
Search by Address
To search by address, go to miamidade.gov/pa/property-search.asp. Type the full street address into the search box. The system will pull up the parcel for that address. You will see the owner name, the value, and the tax history on one page.
Search by Owner Name
To search by owner name, type the last name first, then the first name. You can also use a business name. The system will list all parcels owned by that person or business in Homestead and across Miami-Dade County. The list shows the address and parcel number for each match.
Search by Parcel Number
Every parcel in Homestead has a unique folio number, also called a parcel number. The format is 10 to 13 digits, often written with a dash. Type the folio number into the search box. You will see the full record for that exact parcel, including value, exemptions, and tax bills.
What Each Record Shows
Each property tax record shows key data about the parcel. The data helps you check value, taxes, and ownership. The record is updated as deeds are recorded, permits are pulled, and ownership changes hands.
- Owner name and mailing address
- Property address and legal description
- Parcel size in square feet or acres
- Year built and building details
- Just value, or market value estimate
- Assessed value used for tax
- Taxable value after exemptions
- Exemptions on file
- Sales history for the past 20 years
- Tax bill amounts for past years
Homestead Property Tax Exemptions
Homestead property owners can claim exemptions to lower their tax bill. An exemption removes part of the property value from tax. Florida offers several types of exemptions for people who live in their home full time, for seniors, for veterans, and for people with disabilities.
Standard Homestead Exemption
If your Homestead home is your main place to live, you can claim the standard homestead exemption. This removes up to $50,000 from the assessed value. The first $25,000 applies to all taxing groups. The second $25,000 applies to all groups except school taxes. You must own the home and live in it on January 1. You must file Form DR-501 with the Miami-Dade Property Appraiser by March 1. You only file once, and the exemption stays on your parcel as long as you live there.
Save Our Homes Cap
After you get the homestead exemption, your assessed value can only grow by 3% per year, or the rate of inflation if it is lower. This rule is called Save Our Homes. It stops your tax bill from jumping when the market rises fast. The cap comes off the day you sell the home or lose the exemption. A new owner then starts a fresh cap based on the sale price.
Senior and Disability Exemptions
People age 65 or older with a low income can claim an extra exemption. The amount depends on your income and the county rules. People with a permanent disability can also claim an extra exemption. You must show proof of age, income, or disability. The deadline to file is March 1 each year. You can renew the senior exemption each year at the Property Appraiser’s office.
Veteran and First Responder Exemptions
Veterans with a service-connected disability can claim a veteran exemption. The amount depends on the level of disability. The surviving spouse of a veteran, first responder, or military member killed in action can also claim an exemption. You must show proof of service or death. You file the form with the Miami-Dade Property Appraiser. Some veteran exemptions do not require renewal once granted.
How to Read a TRIM Notice
Each August, the Miami-Dade Property Appraiser mails a TRIM notice to every Homestead property owner. TRIM stands for Truth in Millage. The notice shows the proposed value for the coming tax year. It also shows last year’s taxes. The notice lists the tax rates proposed by each taxing group, so you can see how the new bill is built.
Just Value vs Assessed Value Meaning
Just value is the appraiser’s estimate of what your home would sell for on January 1. Assessed value is the value used to calculate tax. The assessed value can be lower than just value because of the Save Our Homes cap and exemptions. Taxable value is the assessed value minus all exemptions. The tax bill is based on the taxable value, not the just value.
Millage Rates Breakdown
One mill equals $1 of tax for every $1,000 of taxable value. The TRIM notice shows the millage rate for each group that taxes your property. For most Homestead parcels, this includes the City of Homestead, Miami-Dade County, the school board, the South Florida Water Management District, and any other local districts. The total millage rate is the sum of all these rates, and the total moves up and down each year based on budget votes.
| Taxing Group | What It Funds |
|---|---|
| City of Homestead | Police, fire, roads, parks |
| Miami-Dade County | County services, libraries, transit |
| School Board | Public schools |
| Water Management | Flood control, water supply |
| Special Districts | Hospital, fire rescue, library |
Key Dates on the TRIM Notice
The TRIM notice shows key dates you cannot miss. The first date is the deadline to file an appeal. You have 25 days from the date on the notice to file a Value Adjustment Board petition. The notice also shows the budget hearings for each taxing group. You can speak at these hearings to object to a tax rate before it is set.
How to Appeal an Assessment
If you think your Homestead property is worth less than the appraiser’s value, you can file an appeal. The appeal goes to the Miami-Dade County Value Adjustment Board, also called the VAB. The VAB holds a hearing where you can show why the value is too high. Many appeals lead to a lower tax bill, but you must file on time.
Filing a VAB Petition
You must file a VAB petition within 25 days of the date on your TRIM notice. You can file online at the Miami-Dade Clerk of Courts website or by mail. The form is Form DR-486, called the Petition to the Value Adjustment Board. You must pay a small filing fee, which the county sets each year. The petition is easy to fill out. You list the parcel, the value you want, and a short reason for the appeal.
Evidence to Gather
Strong evidence helps your case. The best evidence is recent sales of similar homes near your property. Photos of damage or defects can also help. An independent appraisal from a licensed appraiser is strong evidence. Gather your evidence before the hearing and bring three copies for the special magistrate. Without evidence, the magistrate will likely keep the appraiser’s value.
After the VAB Decision
A special magistrate reviews the evidence at the hearing. The magistrate makes a recommendation to the VAB board. The board makes the final decision. If you still disagree, you can file a case in Miami-Dade Circuit Court. Few cases go that far, and most appeals end at the VAB level. If the VAB lowers your value, the Tax Collector will adjust your bill or send a refund.
Paying Homestead Property Taxes
Tax bills go out in November each year. The bill is based on the taxable value set by the appraiser, multiplied by the total millage rate. You can pay the bill online, by mail, or in person at the Tax Collector’s office. The Tax Collector also has drop boxes at branch offices for after-hours payment.
Discount Schedule
Florida gives a discount for early payment. The discount applies to most of the tax. Pay in November and save 4%. Pay in December and save 3%. Pay in January and save 2%. Pay in February and save 1%. After March 31, no discount applies and the tax becomes late. The discount is a strong reason to pay early each year.
| Month Paid | Discount |
|---|---|
| November | 4% |
| December | 3% |
| January | 2% |
| February | 1% |
| March | 0% (no discount) |
| April 1 and after | Late fees apply |
Payment Methods
You can pay online with an e-check or credit card at mdctaxcollector.gov/property-tax. A credit card fee applies, set by the card processor. You can mail a check to the Tax Collector. You can pay in person at any branch office. The Tax Collector also accepts payment at many banks and money order locations in Miami-Dade County. You can set up a partial payment plan for past due taxes if you cannot pay the full amount at once.
Delinquent Taxes and Tax Certificate Sales
Taxes not paid by March 31 are late. The Tax Collector holds a tax certificate sale in June. Investors pay the late tax and earn interest at a rate set by bid, up to 18% per year. If the owner does not pay within two years, the investor can apply for a tax deed. A tax deed sale can force the sale of the property. Contact the Tax Collector before March 31 if you cannot pay, since help programs may be available.
Office Locations and Contact Info
All Homestead property tax work runs through Miami-Dade County offices in Miami. The two main offices sit a short distance from each other in downtown Miami. Both offices are open Monday through Friday during business hours and closed on state holidays.
Miami-Dade County Property Appraiser
111 NW 1st Street, Suite 710, Miami, FL 33128
Phone: 305-375-4712
Website: miamidadepa.gov
Hours: Monday to Friday, 8:30 a.m. to 5:00 p.m.
Miami-Dade County Tax Collector
200 NW 2nd Avenue, Miami, FL 33128
Phone: (305) 375-5570
Website: mdctaxcollector.gov
Hours: Monday to Friday, 8:00 a.m. to 5:00 p.m.
City of Homestead (for city tax rate questions)
100 Civic Court, Homestead, FL 33030
Phone: (305) 224-4400
Website: homesteadfl.gov
Hours: Monday to Friday, 8:00 a.m. to 5:00 p.m.
Frequently Asked Questions
The questions below cover the most common topics Homestead property owners ask about tax records, exemptions, payment, and appeals. Each answer is based on current Florida law and Miami-Dade County rules. If your question is not covered here, call the Property Appraiser or Tax Collector for help.
How do I look up my Homestead property tax bill?
Go to mdctaxcollector.gov/property-tax. Type your address or parcel number into the search box. The system will show your current bill, any past due amounts, and your payment history. You can print the bill or pay it right on the site. You can also call the Tax Collector at (305) 375-5570 for a copy of the bill or to ask about a specific charge on the bill.
Are Homestead property tax records public?
Yes. Florida law makes all property tax records public under Chapter 119 of the Florida Statutes. You do not need to give a reason to view them. You do not need to show ID. You can search the appraiser’s website any time of day. Records not posted online can be requested in writing from the Property Appraiser’s office. The office must respond in a reasonable time. Copies may carry a fee for the cost of making them.
Just Value vs Assessed Value Explained
Just value is the appraiser’s estimate of market value on January 1 of each year. Assessed value is the value used for tax. The assessed value can be lower than just value when the Save Our Homes cap limits growth each year. After the cap and all exemptions, the remaining value is the taxable value, which is what the tax bill is based on. A drop in just value does not always lower your tax bill, since the cap controls the assessed value.
Can I view Homestead tax records by parcel number?
Yes. The Miami-Dade Property Appraiser search tool accepts a folio number, also called a parcel number. Type the full number into the search box at miamidade.gov/pa/property-search.asp. The system will show the full record for that parcel, including value, exemptions, sales history, and tax bills. You can also use the parcel number to pay online at the Tax Collector’s site.
How do I get a copy of a Homestead tax deed?
Tax deeds are recorded with the Miami-Dade County Clerk of Courts. You can search recorded tax deeds at the Clerk’s official records site. The records are public. You can view the deed, the sale date, and the winning bid amount. Printed copies carry a small fee per page set by the Clerk. The Property Appraiser can also tell you if a parcel has a tax deed on file.
When are Homestead property taxes due each year?
Tax bills go out on November 1. The discount period runs from November 1 to February 28. The final day to pay without a late fee is March 31. After March 31, the tax becomes late and a tax certificate may be sold at the June sale. Discounts drop each month: 4% in November, 3% in December, 2% in January, and 1% in February. Missing the March 31 deadline can lead to thousands in extra interest and fees.
How do I check my Homestead exemption status?
Search your parcel at miamidade.gov/pa/property-search.asp. The search result page shows all exemptions on file. Look for “Homestead Exemption” in the list. If you do not see it and you live in the home full time, file Form DR-501 with the Property Appraiser before March 1 to claim the exemption. You can also call the Property Appraiser at 305-375-4712 to check the status by phone.