Florida Property Tax 101 for International Owners
Florida has no state income tax — but property tax does the work the income tax doesn't. Here's the rate structure, the Homestead Exemption gap for non-residents, and what to budget.
Florida has no state income tax — but property tax does the work the income tax doesn't. Here's the rate structure, the Homestead Exemption gap for non-residents, and what to budget.
The no-income-tax myth
Florida has no state income tax. That's the headline. The fine print: Florida funds the state-level shortfall through higher property tax than its no-income-tax peers (Texas, Tennessee). For non-residents, the property-tax line is the biggest annual cost on a Miami investment.
How property tax is calculated
Miami-Dade County assessment rates vary by municipality. A reasonable working number is 1.8–2.2% of the assessed value annually, with assessed value typically tracking 85–95% of market value depending on the year of last reassessment. On a $550,000 home that's $9,000–$12,000 per year.
The Homestead Exemption — and why you probably can't use it
Florida's Homestead Exemption shaves $50,000 off the assessed value (saving roughly $900–$1,100 per year) and caps annual assessment growth at 3%. Both apply only to primary-residence owners. As a non-resident international buyer you typically can't qualify, so budget for the unprotected tax line.
What to budget
On a new-construction townhome at $550,000: roughly $10,000–$12,000 per year. On a Brickell condo at $1.2M: roughly $22,000–$28,000 per year, before special assessments. Always assume the upper end of the range for proforma — it's better to be surprised by a refund than by a bill.
What we do
We share a unit-level annual operating-cost worksheet with every project introduction so you see the property-tax line alongside HOA, insurance, and management before you sign.
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