Florida's Save Our Homes benefit can be worth six figures in a divorce settlement, and an over-assessed property can mean years of excess tax bills. We help homeowners and business owners in Miami-Dade County with portability analysis, residential appeals, and commercial appeals.
Miami-Dade County is Florida's most populous county, covering Miami, Miami Beach, Coral Gables, Hialeah, Homestead, and dozens of other cities. Property values here are among the highest in the state, which means a long-held Save Our Homes benefit can represent a larger dollar amount, both as ongoing tax savings and as a portability asset to address in a divorce settlement.
From high-rise condos in Brickell and Miami Beach to single-family homes in Kendall, Pinecrest, and Westchester, Miami-Dade's housing stock and values vary widely by neighborhood. Years of appreciation have widened the gap between assessed and market value for many homesteaded owners, the same gap that drives both portability value in a divorce and the case for an assessment appeal.
If one spouse is keeping the homestead, or the home is being sold and both parties are starting over, the accumulated Save Our Homes benefit needs to be identified and valued before the settlement is finalized. We calculate the portability value, the annual tax savings, and what happens if the homestead is abandoned.
Submit your Miami-Dade property address and we'll tell you whether a meaningful Save Our Homes / portability benefit exists, at no cost. If it's worth a full written report, the analysis is $1,250.
Every August, Miami-Dade County property owners receive a TRIM notice showing the proposed assessment for the coming tax year. If that number looks too high, there's a limited window to challenge it with the county's Value Adjustment Board.
The Property Appraiser of Miami-Dade County mails TRIM notices (Notice of Proposed Property Taxes) in mid-to-late August. Your notice shows the proposed assessed value for the coming year and the deadline to file a Value Adjustment Board petition.
Petitions to Miami-Dade's Value Adjustment Board are generally due within 25 days of the TRIM notice mailing date, filed with the Miami-Dade Clerk of Courts. We review your notice against recent sales and let you know if a petition is worth filing.
Miami-Dade tax bills combine county, municipal, school, and special district millage, so two homes with the same assessed value can owe different amounts depending on whether they're in the City of Miami, Miami Beach, an unincorporated area, or another municipality. We use your specific taxing district in the analysis.
Your assessed value, exemptions, and TRIM notice details are on file with the Property Appraiser of Miami-Dade County. Use their property search tool to look up your parcel before requesting a review.
Free check or a $1,250 written portability valuation report for settlements.
TRIM notice review and Value Adjustment Board petition support for homeowners.
Data-driven VAB petitions for commercial property owners and investors.