Miami-Dade's 2026 Tax Roll Hits $540.1 Billion, Up 5.4%, and the Appraiser Calls It Stabilized

Property Appraiser Tomás Regalado certified the county's preliminary taxable values on July 1. Growth slowed, older condos were named as the drag, and every owner's bill is calculated off this number.

Miami-Dade Property Appraiser Tomás Regalado submitted the 2026 Preliminary Certification of Taxable Values to taxing authorities on July 1, 2026. The countywide figure is $540.1 billion, a 5.4% increase over 2025. That single number is the base every city, the county and the school board use to set your tax bill.

What makes this roll worth reading is not the headline. It is that the county's own assessor put the slowdown in writing.

“Miami-Dade's real estate market has begun to stabilize after several years of extraordinary growth.”— Tomás Regalado, Property Appraiser, Miami-Dade County

One roll, two numbers floating around

There is a real conflict in the public record here, so I will name it. The Property Appraiser's June 1 estimate put the 2026 roll at $540.7 billion and the gain at 5.5%, measured against a 2025 preliminary roll of $512,351,556,115. The July 1 certification came in at $540.1 billion and 5.4%. Use the July 1 figures. The June number was a pre-certification estimate and was superseded. I have seen the June percentage paired with the July dollar amount in local coverage, and that pairing is not correct.

Where the softness actually sits

• Older non-luxury condos. The July 1 release singles them out for a noticeable slowdown compared with the strong appreciation of 2023 and 2024.
• New construction is moderating. The release describes construction activity easing off its recent pace.
• Commercial and industrial held up. Those categories are described as remaining strong, which is why the total roll still grew.
• The school board roll barely moved. At 1.6% on the June estimate, it grew at roughly a third of the county rate.

TRIM notices, the proposed-tax statements that arrive before the final bill, were mailed on August 24, 2026. The county's release tied to that mailing states that since the beginning of this administration, more than 89,657 families have received exemption assistance, representing $2.601 billion in property tax savings. The July 1 release also flags Amendment 3, which would expand homestead relief and reduce assessment limitations for certain non-homesteaded properties if voters approve it on November 3, 2026.

My read

A 5.4% roll increase in a market where resale prices are flat is the squeeze nobody budgets for. Your assessment is a January 1 snapshot, and it lags what is happening on the ground right now. If you bought at the top of 2022 and your condo has since gone quiet, you can be paying tax on a value your unit would not fetch today. I would not treat the roll as a valuation. I would treat it as a bill you may be able to argue with. Worth noting: the certified October roll can differ from this July preliminary, and the city-by-city certified numbers were not published with it.