Is my Miami-Dade property assessment too high?

Just value vs. assessed value — the two numbers that matter

Your Miami-Dade property record has two key value figures, and confusing them is the most common reason homeowners either miss a real case or chase one that won't save them money.

You can look up both values on the Miami-Dade Property Appraiser's website at miamidade.gov/pa — search by your address or folio number.

The Save Our Homes trap — when a high just value doesn't matter

If your home is homesteaded and you've owned it for more than a year or two, there is a good chance your assessed value is well below your just value. That's Save Our Homes at work: the cap limits year-over-year growth in assessed value to the lesser of 3% or the Consumer Price Index.

Here is the key insight: if your assessed value is already lower than your just value, the cap is doing the work for you — and cutting the just value further will not lower your tax bill unless you cut it below the capped assessed value.

This is exactly why Abatero's check analyzes both just value and assessed value before recommending an appeal. We won't recommend pursuing a case that won't move your tax bill.

Who is most likely to be over-assessed in Miami-Dade

Not all Miami-Dade homeowners have equally strong cases. These property types and situations tend to produce the most clear-cut over-assessments:

1. Recently purchased homes

When a property changes hands, the Save Our Homes cap resets and the assessed value is set to just value. If you purchased your home in the past year or two and the MDPA's just value is higher than what you paid — or higher than what comparable homes are selling for — you likely have a straightforward case. Your own purchase price is powerful evidence.

2. Non-homesteaded properties

Investment properties, second homes, condos not used as primary residences, and rental properties are not homesteaded. They are subject to the 10% non-homestead cap (not the tighter 3% SOH cap), and their assessed and just values tend to track closer together. This means a too-high just value is more likely to actually cost money — making appeals more valuable.

3. Condominiums in buildings with mixed sales

Condo assessments can be particularly erratic when there are few sales in the specific building. If the MDPA uses sales from a different floor, a unit with a better view, or a renovated unit to set your value, the comparable may not be apples-to-apples. Check whether the comps the county used are actually in your building and on a comparable floor.

4. Homes in declining or stagnant markets

When the market pulls back, assessments sometimes lag. If home prices in your neighborhood fell or flattened between the prior year and the January 1 assessment date, but the MDPA's just value stayed flat or went up, you may be assessed above current market.

5. Homes with condition issues or functional obsolescence

Mass appraisal models use physical characteristics from property records — which may not reflect actual condition. A home with a roof that needs replacement, significant deferred maintenance, structural issues, or outdated systems that impair livability may be assessed as if it were in average or good condition.

Finding comparable sales — the real test

The definitive test of over-assessment is a comparison to recent market sales. If similar homes nearby sold for less than what the county says your home is worth, you have the core of an appeal case.

Where to find comps in Miami-Dade

• Miami-Dade Property Appraiser website (miamidade.gov/pa): The MDPA publishes sales data for all recorded arms-length transactions. You can search by neighborhood, square footage range, and sale date. This is the same data the appraiser used — and the same data you'll use to contest it.
• Zillow, Redfin, Realtor.com: These aggregate MLS and county sales data and are useful for a quick sanity check. Note that very recent sales may not yet appear in county records.
• Abatero free check: We query the public Miami-Dade sales data directly, select comparables based on proximity and similarity, and show you the summary. If the comps support a case, we tell you.

The comparison you're making

You want to find recent sales (ideally within the year before the January 1 assessment date) of homes that are:

• In your immediate neighborhood or a closely comparable one
• Similar in square footage (within ~10–15%)
• Similar in bedroom/bathroom count
• Similar in lot size (for single-family homes)
• Similar in age and condition
• Arms-length transactions (not foreclosures, estate sales, related-party sales)

Then look at what those homes sold for on a price-per-square-foot basis. If the average of those sales implies a value meaningfully below your just value — especially after adjusting for any differences — you likely have a case.

Errors in your property record that inflate the value

Before comparing to comps, check your own property record for errors. The MDPA's property record card shows the characteristics the appraiser used to value your home. Common errors that inflate assessments:

• Wrong square footage — the most common and impactful error. If the county records more heated/cooled square footage than your home actually has, the value is inflated. Check your original survey, building permit, or an independent measurement.
• Extra bedroom or bathroom — a permit for an addition or renovation may have added to the record without reflecting that it was never completed or was later converted back.
• Condition classification — the MDPA uses condition grades. If your home is graded average or good but has significant deferred maintenance or deterioration, the grade should be lower.
• Pool or improvement that doesn't exist — if a prior owner removed a pool or outbuilding and the county wasn't notified, it may still be on the record.
• Wrong lot size — for lots with irregular shapes or recorded survey errors.

If you find a factual error, you can request a correction directly from the MDPA without filing a formal VAB appeal — though filing a petition preserves your rights if the correction isn't made in time.

Uniformity — when your neighbor pays less

Florida property tax law includes a uniformity standard: similar properties should be assessed similarly. If you find that your home is assessed at a materially higher rate than comparable neighboring properties — even if the absolute value isn't obviously above market — a lack-of-uniformity argument can be made at the VAB alongside or instead of a market-value argument.

This is a more technical argument that benefits from clean data — ideally pulling several comparable properties from the MDPA's records and showing the assessment ratio disparity. It can be particularly useful in neighborhoods where recent sales data is thin.

[VERIFY: Confirm the specific statutory basis for uniformity/equity arguments in Florida VAB hearings before relying on this strategy — typically argued under Florida Statute 194.301 or the constitutional uniformity requirement.]

Frequently asked questions

Where can I look up my Miami-Dade property assessment?

The Miami-Dade Property Appraiser's website (miamidade.gov/pa) lets you search by address, folio number, or owner name. You'll see the just value, assessed value, any exemptions, and the property record card — including the characteristics the appraiser used (square footage, bedroom count, etc.).

What is the difference between just value and assessed value?

Just value is the county's estimate of your home's full market value. Assessed value is what your taxes are actually calculated on. For homesteaded properties, the Save Our Homes amendment caps how much the assessed value can increase each year (to the lesser of 3% or CPI), so assessed value may be significantly lower than just value for long-term homeowners.

My just value went up by 15% this year. Does that mean I should appeal?

Not necessarily. What matters is whether the just value is higher than what your home would actually sell for today — not whether it went up. Rising values are normal when the market is rising. You should appeal if the just value exceeds what comparable homes in your neighborhood have been selling for. Run the free check to find out.

I bought my house recently. Is my assessment likely to be too high?

Recently purchased homes are particularly worth checking. When a property changes ownership, Florida removes the Save Our Homes cap and resets the assessed value to just value. If the purchase price is near or below the assessed just value, there may be room to appeal. If the county's just value is higher than what you paid, that is direct evidence the assessment is too high.

My neighbor's house looks similar to mine but their assessment is lower. Is that grounds to appeal?

It can be. Florida allows appeals on the basis of 'lack of uniformity' — if comparable properties are assessed lower, that inequity can be argued before the VAB in addition to (or instead of) a pure market-value argument. The key is whether the comparison is genuinely apple-to-apple.

Related guides

• Miami-Dade property tax appeal — the complete guide
• TRIM notice and the 25-day petition deadline
• Florida homestead exemption in Miami-Dade