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.
Find your home
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