New Florida Law Changes the Tax Number on Your Miami Listing
Will the property tax estimate on my Miami listing change in 2027?
Yes. Beginning February 1, 2027, Florida listing platforms must show an estimated tax bill calculated at your listing price, or send buyers to the county property appraiser's estimator. They can no longer use your current bill as the buyer's estimate. For a long-time Miami-Dade homesteader, the new number will usually be well above what you pay today.
By Lynley Ciorobea | October 19, 2026
Starting February 1, 2027, the property tax number on your listing stops being yours.
That matters more in Pinecrest, Coral Gables, and South Miami than almost anywhere, because so many owners here have held their homes long enough for Save Our Homes to open a wide gap between assessed value and market value. Picture a Pinecrest house you bought in 2009. The 3% annual cap has your assessed value sitting near $1.4 million. The house would sell for $3 million. Total millage in these cities runs somewhere between 17 and 20 mills, so call it 18. You pay roughly $25,000 a year. The buyer, whose assessment resets to the purchase price, pays closer to $54,000. Round numbers, before exemptions, but the gap is real.
For years, listing sites have shown the first number. Buyers budget around it. Then the bill arrives in November and the person they remember is the seller's agent.
It happens statewide. In Orange County, a $535,000 home sold in 2025 with $4,108 in taxes showing on Zillow. The county's estimator put the new owner's bill above $8,200. Miami just has bigger gaps.
What the new law does, and what it leaves alone
Chapter 2026-239 (HB 7031-E), signed June 29, adds a subsection to Florida Statute 689.261. From February 1, 2027, any residential listing on a public listing platform must carry an estimated tax bill figured at the listing price. Platforms can use a Department of Revenue formula with current millage rates, or a countywide average millage rate. What they cannot use is the current owner's assessment or taxes. The Department has to publish the formula and the rates starting December 15, 2026.
Platforms that skip the estimate get a different job. They have to link buyers to the county property appraiser's estimator or homepage, and they can't show your current or prior-year taxes at all. Where an estimate is shown, your actual bill can appear online only as history, and not in printed listing materials.
Every estimate carries a disclaimer: millage varies within a county, and the figure leaves out exemptions and non-ad valorem assessments, including a transferred homestead assessment. And nobody can be sued for getting it wrong.
Here's the catch for this market. A countywide average is a blunt tool. Miami-Dade municipalities set their own rates, and a few mills is real money. A mill is $1 per $1,000 of taxable value, so three mills on a $3 million price is $9,000 a year. If a platform uses the countywide average, a Pinecrest listing and a Coral Gables listing can show estimates that ignore a difference that size. The new number will be more honest than your old bill. It won't be exact.
Non-ad valorem assessments are the other blind spot. They sit on the bill separately, and the estimate leaves them out.
You already hand buyers a disclosure summary under 689.261 that warns a change of ownership triggers reassessment. Nobody reads it. The better move is to get ahead of the number before a platform does. Have three things ready before the first showing:
The Miami-Dade Property Appraiser's Tax Estimator, run at your actual list price and saved as a PDF
Your municipality's millage rate, and which taxing districts the address sits in
Every non-ad valorem assessment on your current bill, line by line
I walk sellers through this before we settle on a price, because it changes who can afford the house at that price. A buyer stretching to $3 million who learns the carry is $54,000 and not $25,000 has a different offer in mind. That conversation goes better in February, before the inspection, than in November.
One more wrinkle. If you're moving to another Florida home, part of your Save Our Homes cushion may travel with you (here's how homestead portability works for sellers). And if the November 3 ballot measure passes, the exemption math shifts again in 2027 (we covered what Amendment 3 means for sellers). Neither changes what the buyer of your house sees on the screen.
If you're listing in Pinecrest, Coral Gables, or South Miami this winter, the estimate that appears under your photos is out of your hands. The number you hand the buyer is not. If you'd like me to run it for your address before you list, send me a note.
Frequently Asked Questions
Do I have to do anything under Florida's new listing tax estimate law?
The listing requirements fall on listing platforms, not on sellers. Your existing duty to provide the disclosure summary under Florida Statute 689.261 at or before contract is unchanged.
When does the new tax estimate rule start?
Platform requirements begin February 1, 2027. The Florida Department of Revenue must publish its estimating formula and countywide average millage rates beginning December 15, 2026.
Will the estimate on my Miami listing match what the buyer actually pays?
Not exactly. Estimates must carry disclaimers that they exclude exemptions and non-ad valorem assessments, and a countywide average can miss differences between Miami-Dade municipalities. The Property Appraiser's Tax Estimator, run at the sale price, is the closer check.
Does my Save Our Homes benefit go to the buyer?
No. A change of ownership can reset the assessed value to full market value, so the buyer starts without your cap. If you buy another Florida homestead, you may be able to transfer up to $500,000 of your accumulated benefit through portability.
About Lynley Ciorobea
Lynley Ciorobea is a Miami-born real estate professional known for helping homeowners successfully prepare, position, and sell their homes across Coral Gables, South Miami, Pinecrest, Palmetto Bay, and the surrounding southern Miami neighborhoods. Since 2007, she has built her business around thoughtful strategy, strong negotiation, and a marketing-first approach designed to help listings stand out in an ever-evolving market. A true local, Lynley grew up in Pinecrest and graduated from Palmer Trinity School before attending Duke University, where she earned a BA in Psychology. As the founder of the Lynley Residential Group, Lynley remains personally involved in every listing she represents. With more than $250 million in career transactions and more than 70 5-star Google reviews, she brings a local perspective that goes far beyond surface-level market knowledge.
If you are thinking through a pre-sale exterior plan for your own house, I am happy to walk you through the order of operations. Reach out anytime at lynleyresidential.com.