Moving to Miami-Dade County

Miami-Dade spans from the global urban density of Miami and Miami Beach to the leafy, Mediterranean-flavored suburbs of Coral Gables and the value corridors of Kendall and Homestead. The county's real estate is driven in significant part by international buyers and Latin American capital flows, which gives the condo market in particular a dynamic disconnected from purely local economic fundamentals. For out-of-state buyers used to Midwest or Northeast pricing, many entry-level Miami-Dade neighborhoods price higher than expected once coastal proximity and condo HOAs are included.

Miami-Dade's 2025 total millage is approximately 19.3 mills, which includes the county general fund, school district (~7.7 mills), and various special taxing districts. On a homesteaded $600,000 home with the standard $50,000 exemption, expect very roughly $10,500–$11,500/year. Florida's homestead exemption and Save Our Homes cap (3%/year growth limit for primary residents) apply. Non-homesteaded properties — including second homes, investment properties, and condos purchased by non-Florida residents — receive no cap and are reassessed to market value annually, which significantly increases carrying costs for seasonal buyers. Incorporated city millages (Miami, Miami Beach, Coral Gables, etc.) layer on top of the county base rate.

Miami-Dade sits in one of the highest insurance-cost environments in the nation. The county is almost entirely at or near sea level, placing a large share of properties in FEMA-designated flood zones — coastal, bay-front, and canal-adjacent areas carry Special Flood Hazard Area designation. Homeowners insurance is separately driven by hurricane wind exposure and has seen dramatic rate increases as private carriers have exited the Florida market. Citizens Property Insurance (the state insurer of last resort) is widespread. Budget for both a homeowners policy and, for coastal and flood-zone properties, a separate flood premium. Get real, address-specific quotes before making an offer.

International buyers and urban professionals seeking Miami's cultural density; retirees and snowbirds drawn to the weather and no income tax; second-home and investment buyers (particularly in the condo market); families willing to pay for the right school district and suburban neighborhood in Coral Gables or the southwest suburbs.