By Elizabeth Costa | Top Real Estate Agent in Doral & Miami | The Keyes Company
15+ years of experience · 300+ closed transactions · Bilingual: English & Spanish
Exclusive Member of Forbes Global Properties · Founding Member of Luxury Portfolio International
Last updated: September 29, 2026
How does the Florida homestead exemption work for a Doral home?
If you own and live in your Doral home as your permanent residence on January 1, you can file by March 1 with the Miami-Dade Property Appraiser for a homestead exemption, worth $50,722 in taxable value for 2025. Homestead also caps yearly assessment increases (2.7% for 2026) under Save Our Homes, and portability lets you move up to $500,000 of that savings to your next Florida homestead.
In This Guide
The question I hear most from move-up sellers in Doral is, "If I sell, will my taxes jump on the next house?" The answer depends on three Florida rules that work together: the homestead exemption, the Save Our Homes cap, and portability. Used well, they can save you thousands of dollars a year.
I am Elizabeth Costa, a Realtor with The Keyes Company in Doral. This guide explains each rule with figures from the Miami-Dade Property Appraiser and the Florida Department of Revenue, shows what current Doral tax bills look like in the MLS, and covers the property tax amendment on the November 2026 ballot. It is part four of my Doral due diligence series, after flood zones, homeowners insurance, and HOA vs CDD fees.
Homestead Benefits at a Glance
| Benefit | What it does |
|---|---|
| Homestead exemption | First $25,000 off all taxes; a second exemption off non-school taxes, adjusted for inflation ($50,722 total for tax year 2025) |
| Save Our Homes cap | Assessed value can rise no more than 3% or CPI, whichever is lower (2.7% for 2026) |
| Portability | Transfer up to $500,000 of your Save Our Homes difference to a new Florida homestead |
| Who qualifies | Title and permanent residence as of January 1; U.S. citizen or permanent resident and Florida resident |
| Deadline | March 1 for the exemption (DR-501) and portability (DR-501T) |
Sources: Miami-Dade Property Appraiser: Homestead Exemption and Florida Department of Revenue: Save Our Homes.
Why the Seller's Tax Bill Is Not Your Tax Bill
When a home sells, the Save Our Homes protection ends. According to the Florida Department of Revenue, the property is then assessed at just value on the following January 1. A seller who has owned for years may pay far less than you will in your first full year.
You can see this in the MLS. In my Miami-Dade MLS export of Doral single-family homes (202 records, September 2026), the current annual tax median was $13,479, or about 1.18% of the price. The middle half ranged from about 0.94% to 1.43%, and part of that spread reflects long-held homesteads with capped assessments.
| Community | Median current tax | Tax as % of price | Records |
|---|---|---|---|
| Doral Woods | $6,022 | 0.72% | 3 |
| Oasis Park Square | $14,534 | 0.77% | 5 |
| Doral Estates | $25,835 | 0.87% | 4 |
| Doral Sands | $11,442 | 0.89% | 4 |
| Doral Commons | $20,136 | 1.06% | 29 |
| Doral Park Country Club | $7,578 | 1.12% | 39 |
| Doral Landings East | $8,857 | 1.19% | 5 |
| Islands at Doral | $9,263 | 1.39% | 38 |
How to read this: a low percentage, like 0.72% in Doral Woods or 0.87% in Doral Estates, often means the seller's assessment has been capped for years. Budget your purchase on the full price, not the seller's bill. The Miami-Dade Property Appraiser offers a property search where you can review the parcel before you offer. Newer communities like Doral Commons can also carry a CDD assessment on the same bill, as I explain in my HOA vs CDD guide.
Portability: Taking Your Savings to Your Next Doral Home
The difference between your home's market value and its capped assessed value is your Save Our Homes benefit. The Miami-Dade Property Appraiser explains that you can transfer, or port, up to $500,000 of that difference to your next Florida homestead.
- Time limit: establish the new homestead within three assessment years after leaving the old one. The Property Appraiser's example: leave in March 2024, establish the new exemption by January 1, 2027.
- Moving up: if the new home is worth the same or more, you can transfer the full difference, up to $500,000.
- Downsizing: if the new home is worth less, the benefit is transferred in proportion to the new home's value (Fla. Stat. 193.155).
- How to apply: file Form DR-501T with your new homestead application by March 1.
Why it matters for move-up sellers: a long-time owner in Doral Park Country Club or Islands at Doral moving up to Doral Isles or Doral Commons can bring the accumulated savings along instead of starting over. Ask the Property Appraiser for your estimate before you set your budget. For the full selling side, see tax implications of selling your Doral home and seller net proceeds.
Amendment 3 on the November 2026 Ballot
Florida voters will decide a property tax amendment, Amendment 3, on November 3, 2026. We will need to wait for the results to know whether any of the homestead rules in this guide change. Until then, the current rules apply to your 2026 tax bill, and I will update this guide once the outcome is official.
How to File in Miami-Dade
- Close and move in by January 1. You must hold title and live in the home as your permanent residence on that date.
- Gather proof of residency, such as a Florida driver's license, vehicle registration, or voter registration showing the Doral address.
- Apply online through the Miami-Dade Property Appraiser by March 1.
- Add portability (Form DR-501T) if you are leaving a previous Florida homestead.
- Check your TRIM notice in August to confirm the exemption and the transferred benefit.
Relocating from another state? See my Doral taxes and cost of living guide and the Doral buyer's guide.
Related Doral Research
- HOA vs CDD Fees in Doral 2026
- Doral Homeowners Insurance 2026
- Doral Flood Zones and Flood Insurance 2026
- The Complete Guide to Selling Your Doral Home
- When to Sell in Doral: Reading Market Signals
- Doral Real Estate: Complete Area Guide
Frequently Asked Questions
Selling and Buying in Doral? Keep Your Tax Savings.
I will help you time your sale and purchase around the January 1 and March 1 dates, estimate your first-year tax on the new home, and plan for portability. Bilingual EN/ES service.
Call or Text (786) 949-3971The Keyes Company · Exclusive Member of Forbes Global Properties · Founding Member of Luxury Portfolio International
15+ years · 300+ closed transactions · Bilingual EN/ES
elizabethcosta@keyes.com · Schedule a Consultation · Free Home Valuation
Serving Doral, Miami, Coral Gables, Weston, Pinecrest, and surrounding South Florida communities
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Elizabeth Costa, Realtor | FL Lic. #3234205 Top Real Estate Agent in Doral, Florida | The Keyes Company ☎ (786) 949-3971 ✉ elizabethcosta@keyes.com 📅 Schedule a private consultation 15+ years · 300+ closed transactions · Bilingual EN/ES Office: 4191 NW 107th Ave, Doral, FL 33178 Serving Doral, Miami, Coral Gables, Weston, Pinecrest, and surrounding South Florida communities The Keyes Company: Exclusive Member of Forbes Global Properties · Founding Member of Luxury Portfolio International |
This article is general real estate information, not tax or legal advice. Exemption amounts, caps, and ballot outcomes change. Confirm your situation with the Miami-Dade Property Appraiser and a licensed tax professional.