Technical answers to the most common property tax questions realtors face in the Miami-Dade market.
Question: Why is the homestead exemption amount different this year?
Answer: Due to the passage of Amendment 5, the second $25,000 layer of the Florida Homestead Exemption is now indexed to the Consumer Price Index (CPI). For the 2026 tax year, this has increased the total potential exemption from the traditional $50,000 to $51,411. Clients who do not see this updated amount on their TRIM notice may need to verify their filing status.
Question: Why did my client's tax bill double the year after they bought the house?
Answer: This is the most common point of friction for new homeowners. In Florida, the 3% Save Our Homes (SOH) cap is personal to the seller. When a property is sold, the assessment resets to full market value on the following January 1. While the buyer "inherits" the seller's low taxes for the remainder of the closing year, the second year reflects the new market assessment without the seller's cap.
Question: How long does a client have to move their SOH benefit?
Answer: Florida law allows for the transfer of the SOH tax savings (portability) to a new homestead within three tax years. The clock starts on January 1 of the year the previous homestead was abandoned. If a client sold the primary residence in 2023, the client must establish a new homestead by January 1, 2026 to move the benefit.
Question: What happens if a client disagrees with their new assessment?
Answer: Every August, the county mails the TRIM notice. This is not a bill, but a notification of the assessed value and proposed tax rates. Clients have exactly 25 days from the mailing date to file a petition with the Value Adjustment Board. For 2026, the anticipated deadline is September 18. Missing this window effectively locks the assessment for the tax year.
Property Benefit Tracker automates audits for up to 200 of your past clients. The monthly report shows you when a client’s portability is at risk or a TRIM notice indicates that a client's Homestead Exemption was not properly applied by the county.
Valuable information like this is a fantastic reason for outreach to save your clients money and keep you at top-of-mind to foster an ongoing relationship.