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What Amendment 3 does to Miami-Dade's tax base

Florida's Amendment 3 raises the non-school homestead exemption from $50,000 to $250,000. Every homesteaded property comes off the local tax base up to that new line — shrinking what each city can tax and forcing its operating millage to roll up just to collect the same dollars. These interactive 3D maps show, parcel by parcel, exactly how much of each city moves.

Taxable values from the Florida Department of Revenue 2026 preliminary tax roll; parcel outlines from the Miami-Dade County parcel map; city millage is the 2026 rate adopted at the final budget hearing where that vote has posted, otherwise the 2026 proposed rate (each map says which).  Built by BusinessFlare GIS.

Miami-Dade cities

34 live · 11 CRA views

Miami

View 3D map →
$106.3Bnon-school taxable base
6.0% of the tax base removed
7.108 → 7.5629millage roll-back (+6.4%)
45,204homesteads (16,991 to $0)
CRA view: Midtown CRA, Omni CRA, Southeast Overtown / Park West CRA

Miami Beach

View 3D map →
$61.3Bnon-school taxable base
3.9% of the tax base removed
5.806 → 6.0417millage roll-back (+4.1%)
14,266homesteads (4,611 to $0)
CRA view: City Center (Miami Beach RDA), North Beach CRA

Coral Gables

View 3D map →
$27.1Bnon-school taxable base
7.7% of the tax base removed
5.559 → 6.0254millage roll-back (+8.4%)
10,861homesteads (936 to $0)

Hialeah

View 3D map →
$22.3Bnon-school taxable base
15.9% of the tax base removed
6.3018 → 7.4955millage roll-back (+18.9%)
31,903homesteads (19,576 to $0)

Doral

View 3D map →
$21.7Bnon-school taxable base
8.7% of the tax base removed
1.5994 → 1.7523millage roll-back (+9.6%)
10,301homesteads (2,329 to $0)

Sunny Isles Beach

View 3D map →
$19.4Bnon-school taxable base
3.7% of the tax base removed
1.6514 → 1.7152millage roll-back (+3.9%)
4,332homesteads (1,578 to $0)

Aventura

View 3D map →
$13.9Bnon-school taxable base
10.8% of the tax base removed
1.7261 → 1.9345millage roll-back (+12.1%)
9,412homesteads (3,868 to $0)

Key Biscayne

View 3D map →
$12.2Bnon-school taxable base
4.6% of the tax base removed
2.8708 → 3.0081millage roll-back (+4.8%)
2,821homesteads (106 to $0)

Miami Gardens

View 3D map →
$9.3Bnon-school taxable base
23.4% of the tax base removed
6.9363 → 9.0608millage roll-back (+30.6%)
20,577homesteads (13,842 to $0)
CRA view: Miami Gardens CRA

Pinecrest

View 3D map →
$8.8Bnon-school taxable base
10.0% of the tax base removed
2.503 → 2.7812millage roll-back (+11.1%)
4,501homesteads (247 to $0)

Bal Harbour

View 3D map →
$7.6Bnon-school taxable base
1.8% of the tax base removed
2.5132 → 2.5588millage roll-back (+1.8%)
700homesteads (53 to $0)

North Miami

View 3D map →
$6.6Bnon-school taxable base
12.8% of the tax base removed
7.4 → 8.4873millage roll-back (+14.7%)
8,098homesteads (4,964 to $0)
CRA view: North Miami CRA

Homestead

View 3D map →
$6.5Bnon-school taxable base
24.9% of the tax base removed
6.0567 → 8.069millage roll-back (+33.2%)
11,679homesteads (5,942 to $0)
CRA view: Homestead CRA

Medley

View 3D map →
$6.2Bnon-school taxable base
0.1% of the tax base removed
3.85 → 3.8522millage roll-back (+0.1%)
52homesteads (36 to $0)

North Miami Beach

View 3D map →
$5.8Bnon-school taxable base
11.9% of the tax base removed
6.1 → 6.9261millage roll-back (+13.5%)
6,529homesteads (4,274 to $0)
CRA view: North Miami Beach CRA

Surfside

View 3D map →
$5.7Bnon-school taxable base
4.0% of the tax base removed
3.8743 → 4.0352millage roll-back (+4.2%)
1,190homesteads (192 to $0)

Miami Lakes

View 3D map →
$5.2Bnon-school taxable base
22.9% of the tax base removed
2.1577 → 2.7987millage roll-back (+29.7%)
6,762homesteads (2,171 to $0)

Palmetto Bay

View 3D map →
$5.0Bnon-school taxable base
23.8% of the tax base removed
2.69 → 3.5291millage roll-back (+31.2%)
6,271homesteads (808 to $0)

Cutler Bay

View 3D map →
$4.4Bnon-school taxable base
35.4% of the tax base removed
2.8332 → 4.3865millage roll-back (+54.8%)
10,330homesteads (5,411 to $0)

Sweetwater

View 3D map →
$4.3Bnon-school taxable base
4.0% of the tax base removed
3.5634 → 3.7107millage roll-back (+4.1%)
1,769homesteads (1,250 to $0)

South Miami

View 3D map →
$3.3Bnon-school taxable base
12.9% of the tax base removed
3.95 → 4.5347millage roll-back (+14.8%)
2,388homesteads (595 to $0)

Hialeah Gardens

View 3D map →
$2.5Bnon-school taxable base
15.3% of the tax base removed
4.6782 → 5.5223millage roll-back (+18.0%)
3,726homesteads (2,608 to $0)

Bay Harbor Islands

View 3D map →
$2.5Bnon-school taxable base
7.2% of the tax base removed
3.9 → 4.2025millage roll-back (+7.8%)
1,118homesteads (446 to $0)

Miami Shores

View 3D map →
$2.3Bnon-school taxable base
21.9% of the tax base removed
7.8 → 9.9911millage roll-back (+28.1%)
2,880homesteads (828 to $0)

Golden Beach

View 3D map →
$2.2Bnon-school taxable base
2.2% of the tax base removed
7.511 → 7.676millage roll-back (+2.2%)
242homesteads (1 to $0)

Opa-locka

View 3D map →
$2.1Bnon-school taxable base
6.5% of the tax base removed
8.9797 → 9.6082millage roll-back (+7.0%)
1,568homesteads (923 to $0)
CRA view: Opa-locka CRA

North Bay Village

View 3D map →
$1.9Bnon-school taxable base
10.3% of the tax base removed
7.0 → 7.8072millage roll-back (+11.5%)
1,252homesteads (569 to $0)

Miami Springs

View 3D map →
$1.9Bnon-school taxable base
27.5% of the tax base removed
6.81 → 9.3904millage roll-back (+37.9%)
2,974homesteads (1,120 to $0)

Florida City

View 3D map →
$1.6Bnon-school taxable base
18.4% of the tax base removed
6.8417 → 8.3839millage roll-back (+22.5%)
2,082homesteads (703 to $0)
CRA view: Florida City CRA

Indian Creek Village

View 3D map →
$1.4Bnon-school taxable base
0.2% of the tax base removed
5.5 → 5.5117millage roll-back (+0.2%)
15homesteads (0 to $0)

West Miami

View 3D map →
$1.0Bnon-school taxable base
17.0% of the tax base removed
5.77 → 6.9486millage roll-back (+20.4%)
1,152homesteads (610 to $0)

Biscayne Park

View 3D map →
$503Mnon-school taxable base
24.2% of the tax base removed
9.3 → 10.0capped at 10 mills (needs 12.27)
740homesteads (265 to $0)

El Portal

View 3D map →
$389Mnon-school taxable base
21.4% of the tax base removed
8.1 → 10.0capped at 10 mills (needs 10.31)
559homesteads (271 to $0)

Virginia Gardens

View 3D map →
$305Mnon-school taxable base
18.8% of the tax base removed
5.1 → 6.2794millage roll-back (+23.1%)
408homesteads (253 to $0)

How to read the maps

Each building is extruded by its taxable value per acre. Residential towers are stacked: a blue base of non-homestead value with a green cap of homestead value — and only the green is exposed to Amendment 3. Switch any map between taxable value and city taxes paid, and between today and the Amendment 3 roll-back scenario, to watch the base shrink and the rate climb.

Homestead value (exposed) Non-homestead value Commercial Institutional