Miami-Dade's homestead benefit has two separate pieces that are easy to blur: an exemption from taxable value and the Save Our Homes limit on later assessment growth. A useful check identifies whether the parcel shows homestead, the year it began, and whether ownership or residency records changed.
What is the filing date?
Miami-Dade's current exemption requirements guide lists January 1 ownership and permanent-residence conditions and the records used to show them. The Property Appraiser's calculation guide states that a new owner applies on or before March 1 of the next year. Because title, residency, and supporting-document dates control the application, a record read should print those dates rather than infer them from the tax amount.
How much taxable value can homestead remove?
The Property Appraiser's second-homestead page explains that the first $25,000 applies to all property taxes and the added portion does not apply to school-board taxes. It also says positive inflation adjustments now apply to the added exemption and lists $50,722 as the total 2025 value for a fully qualifying assessment. The current tax roll, assessed value, millage, and taxing authority determine the actual dollar effect.
What does Save Our Homes do?
Miami-Dade's Save Our Homes page limits annual assessed-value growth to 3% or the Consumer Price Index, whichever is lower, after the base year. Its portability page says qualifying owners may transfer up to $500,000 of accumulated assessment difference to another Florida homestead. The Property Appraiser decides both benefits.
What can the Reality Contact check provide?
The free check reads one supported county record and replies with what is on file, what the county currently publishes, and which date or document prevents a reliable conclusion. The $19 audit expands that comparison across the supported exemption categories and prepares the county's form fields for owner review. A $49 life-event pack adds the relevant missed-year and life-event forms. The owner signs and files every document.
Where does the operator boundary sit?
This is informational only. Reality Contact, LLC reads public records and county rules. We do not decide eligibility, file forms, represent an owner, or contact the county. The owner signs and files; the county decides. The free read is a real check of one public record. Reality Contact is sampling whether homeowners want this work before buying a longer audit. We reply by email with what the record shows, including a HOLD when the deed or record is not ready for a reliable read. The current source check starts with this published record.