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Miami-Dade Senior Property Tax Exemptions 2026–27: The Low-Income Senior Exemption, the Long-Term Resident Exemption and What Each City Offers

Writer: FSR Editorial Team
FSR Editorial Team
8 hours ago
6 min read

Florida's property tax rules already favor homeowners who live in their homes, but for Miami-Dade seniors on modest incomes, there are two more exemptions worth knowing. One takes up to $50,000 more off your home's taxable value. The other can wipe out the county portion of your tax bill entirely. Whether you get them, and how much they save, depends partly on where in Miami-Dade you live, because each city decides whether to offer them.

This guide explains who qualifies in 2026, what the exemptions cover (and don't), how much residents of each city can expect to save, and how to apply before the March 1 deadline.

Last checked October 2026. Sources: Property Appraiser of Miami-Dade County pages on senior and homestead exemptions, the Property Appraiser's 2026 Senior Exemptions Benefit Table and exemption requirements guide, and the Florida Department of Revenue's income limit notice. This is general information, not tax advice.



The Short Version

  • You need a homestead exemption first. Both senior exemptions build on it.

  • Senior Exemption: at least one owner is 65 by January 1, with total household adjusted gross income of $38,686 or less in 2025. Worth up to $50,000 in exempt value for county and participating city taxes.

  • Long-Term Resident Senior Exemption: adds 25 years of residence in the home and a market value under $250,000 in the first year. Removes the county portion of the bill, and the city portion if your city adopted it.

  • School taxes aren't covered by either one.

  • Deadline: March 1. Late filing is possible until about mid-September, sometimes with a $15 fee.

  • Property Appraiser: 305-375-4712.



Start With the Homestead Exemption

The Property Appraiser says Florida's Homestead Exemption can save homeowners up to $50,000 on the taxable value of their primary residence:

  • The first $25,000 applies to all taxing authorities.

  • The second $25,000 doesn't apply to School Board taxes, and only applies to homes assessed above $50,000.

  • After a 2024 constitutional amendment, the second exemption is now adjusted each year for inflation. For tax year 2025, the total homestead exemption was $50,722.

To qualify, you need legal or equitable title and permanent residence on the property as of January 1, and you must be a U.S. citizen or permanent resident and a Florida resident. A Florida driver's license or ID is one of the documents accepted as proof of residence.

The homestead also brings Save Our Homes, which caps annual increases in your home's assessed value, and Portability, which lets you carry some of that benefit to a new home.



The Senior Exemption (Age 65 and Older With Limited Income)

Who qualifies

According to the Property Appraiser:

  • the property must have a Homestead Exemption;

  • at least one homeowner must be 65 as of January 1; and

  • total household adjusted gross income for everyone who lives on the property can't exceed $38,686 for the previous year (2025).

The income limit is set by the Florida Department of Revenue and rises each year with inflation. It was $37,694 for 2025 and $36,614 for 2024.

Count everyone's income. The limit covers all household members, not just the owners. Each eligible senior should apply individually.

What it's worth

Florida law lets counties and cities grant an exemption of up to $50,000 for qualifying seniors. It's a local option: county and city governments decide whether to offer it, and the School Board doesn't participate. The state notes it also doesn't apply to other taxing units that haven't adopted it.

Miami-Dade County offers it countywide. Most cities do too, but not all, and a few offer a smaller amount.

It renews automatically

Once you have it, the Senior Exemption renews automatically each year. The Property Appraiser mails an automatic renewal receipt with the updated household income limit, so keep it for your records. If you no longer qualify, you're responsible for telling the office.



The Long-Term Resident Senior Exemption

This is the bigger benefit, but it has stricter rules.

Who qualifies

On top of every Senior Exemption requirement, you must:

  • have lived in the home for at least 25 years; and

  • own a home with a market value under $250,000. This applies only in the first year you qualify, so later value increases don't knock you out.

The same $38,686 household income limit applies.

What it's worth

The Property Appraiser describes it as a local option that lets county and city governments eliminate their portion of the tax bill for qualifying low-income seniors. In other words, the exemption equals the home's assessed value for the governments that adopt it.

According to the Property Appraiser's 2026 benefit table:

  • The Long-Term Resident Exemption applies to all county taxes.

  • For city taxes, only cities that adopted it apply it. If your city did, you pay no city tax.

  • School Board and state taxes still apply.



How Much Will You Save? City by City

The Property Appraiser's 2026 Senior Exemptions Benefit Table estimates savings from the regular Senior Exemption using proposed tax rates. Here's a selection:

Area

City exemption

Est. total senior savings

Long-term exemption adopted by city?

Unincorporated county

$50,000

$478

Yes

Miami

$50,000

$631

Yes

Hialeah

$50,000

$563

Yes

Miami Gardens

$50,000

$750

Yes

Miami Beach

$50,000

$566

Yes

North Miami

$50,000

$738

Yes

Homestead

$50,000

$700

Yes

Doral

$50,000

$480

Yes

Coral Gables

$50,000

$540

Yes

Aventura

$25,000

$425

No

North Miami Beach

$50,000

$683

No

Miami Shores

$0

$368

No

Florida City

$0

$382

No

What the table tells you:

  • Even where a city offers no senior exemption (Miami Shores, Florida City, Indian Creek), you still save on county taxes, about $368 to $382 in these estimates.

  • Aventura and Golden Beach offer a $25,000 city exemption instead of $50,000.

  • Some cities with a full Senior Exemption haven't adopted the Long-Term Resident Exemption, including Bal Harbour, Key Biscayne, Miami Springs, North Miami Beach, South Miami and Surfside.

These are estimates based on proposed rates. Your actual savings depend on final tax rates and your home's value.



How to Apply

Deadline: March 1. Applications and all required documents must be in by then.

Forms:

  • Form DR-501 (Property Tax Exemption application). Select "Age 65 and Older with Limited Income" for the Senior Exemption, or "Age 65 and Older with Permanent Residency for 25 Years or More" for the Long-Term Resident Exemption.

  • Form DR-501SC (Household Income Sworn Statement and Return), which lists household income.

Ways to apply:

  • Online through the Property Appraiser's secure application portal.

  • By email using the office's contact form.

  • In person by appointment at the SPCC or South Dade offices.

You can track your application on the Property Appraiser's Exemption Application Inquiry page, or call 305-375-4712.

Missed March 1?

The Property Appraiser says you can file a late application starting March 2 until the deadline on your August notice, on or before September 20. You may need to file a petition with the Value Adjustment Board, and a $15 fee may apply.



Common Mistakes to Avoid

  • Leaving out household income. The limit covers everyone living on the property, including adult children or other relatives, not just the owners.

  • Assuming you can't qualify because your home is worth more now. For the Long-Term Resident Exemption, the under-$250,000 test applies only in the first year you qualify.

  • Expecting a smaller school tax bill. Neither senior exemption touches School Board taxes.

  • Waiting until after March 1. Late filing is possible, but it may mean a Value Adjustment Board petition and a fee.

  • Applying for only one spouse when both qualify. The Property Appraiser says each eligible senior should apply individually.

  • Not checking your city. Savings vary widely by city, and a few cities don't offer the Senior Exemption at all.



Other Exemptions Seniors Often Qualify For

The Property Appraiser's requirements guide lists several more exemptions that can be combined with homestead:

  • $5,000 Widow/Widower: for un-remarried widows or widowers as of January 1.

  • $5,000 Civilian Disability: for those totally and permanently disabled as of January 1.

  • Civilian Total and Permanent Disability: a full exemption for certain severe disabilities, such as people who are quadriplegic, legally blind or require a wheelchair, with household gross income under $37,712 (2026 limit). The income limit doesn't apply to quadriplegics.

  • Veterans exemptions: for service-connected disabled veterans and certain surviving spouses.



A Warning About Changes

Florida law requires you to tell the Property Appraiser promptly if your use of the property or your status changes, for example if you move out or your household income rises above the limit. If you don't, and the office later finds you weren't eligible in any of the past 10 years, you can owe the exempted taxes plus 15% interest a year and a 50% penalty.



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