How the proposed homestead exemption (“Save Our Homes from Excessive Property Taxes”) would affect local tax bases across South Miami-Dade — from Downtown Miami / Brickell and the Rickenbacker corridor through Coconut Grove, Coral Gables, Pinecrest, Kendall, Palmetto Bay, and Cutler Bay down to Homestead. 29 ZIP codes, 340,000+ parcels. Toggle the ZIPs below to scope the model to your area.
▾ZIP codes covered
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Type your street address to see how the proposed homestead exemption would change your estimated property tax.
Data sources & modeling assumptions (read me)
Parcel universe: every folio across 29 South Miami-Dade ZIP codes — from Downtown Miami / Brickell through Coconut Grove, Coral Gables, Pinecrest, Kendall, Palmetto Bay, and Cutler Bay to Homestead — pulled from Miami-Dade County's live ArcGIS “Property @ PaGis” layer. Toggle the ZIP checkboxes at the top of the page to change scope.
Values & exemptions: per-folio from the Miami-Dade Property Appraiser public roll API (certified 2025 roll). The GIS layers carry no exemption flag or taxable value — this API is the source for both.
Taxable base used: the non-school local taxable value (county/municipal taxable, after current exemptions). This is the base the local municipality + Miami-Dade county millages levy on. School taxable differs slightly (the extra $25K homestead exemption doesn't apply to schools) and is excluded from this model's base.
Millage caveat: a single combined millage is applied across all selected parcels. Each municipality (Key Biscayne, Pinecrest, Coral Gables, Unincorporated, etc.) actually has a slightly different combined rate. Filter to one municipality to get its accurate estimate.
The ballot — Florida Amendment 3 (Nov 3, 2026): raises the homestead exemption for non-school local property taxes to $150,000 in 2027, then $250,000 in 2028+ (inflation-adjusted after). Schools keep the current $25K homestead exemption unchanged. Also caps annual non-homestead assessment growth at 5% (down from 10%) and restricts what local governments can spend property tax on. Modeled here: reduce each homestead's non-school taxable value by the exemption (floor $0). Non-homestead property is unchanged in this snapshot; the 5% cap is a future-growth constraint not modeled at a single point in time.
Millage default 9.0 mills = approximate KB non-school local (Village + Miami-Dade County non-school + special districts). This is what the amendment actually reduces. The combined-with-school rate (~15.6 in KB) is a preset if you want to see the full local + school picture, but note the amendment doesn't touch the school portion.
Validation: summed Key-Biscayne-municipality taxable ≈ , vs the published $11.6B record base — a close match.
$150K · 2027$250K · 2028+
Non-school ~9.0Combined 15.6226Village only 2.9794
Scenario comparison — local revenue retained vs lost, at current millage & geography
Revenue retainedRevenue lost
Homestead vs non-homestead — share of taxable base