Miami-Dade County, Florida: business personal property tax return, 2027

Businesses in Miami-Dade County report the equipment, furniture, computers and other tangible property they owned on January 1, 2027 to the Miami-Dade County Property Appraiser (county property appraiser) on DR-405. The return is due April 1, 2027, or May 3, 2027 with an extension. The first $25,000 of assessed value per location is exempt; tax applies to value above that. After an initial return, the annual return is waived while value stays at or under $25,000.

Form
DR-405
Tangible Personal Property Tax Return
Due
April 1, 2027
no weekend roll
Extension
May 3, 2027
on request
Exemption
$25,000
deduction, per location
Est. tax rate
2%
of assessed value, typical in-city
Files via
Online
File Your TPP Tax Return Online (PA Online Tools)
Depreciation
19 classes
statewide table
Notice of value
August
typical mailing

Miami-Dade County Property Appraiser does not publish its own depreciation table; the Florida statewide guideline table is applied. The appraiser may use a county-specific table.

Who files

Any business with tangible personal property at a Miami-Dade County location on January 1.

Furniture and fixtures, kitchen and other machinery, computers and point-of-sale systems, signage, leasehold improvements that are trade fixtures, supplies are reported at original cost by year acquired; the appraiser depreciates them on the schedule below. Inventory held for sale, licensed vehicles and intangibles are not reported in Florida.

The exemption applies per location, so a company with three sites in Miami-Dade County files three returns and gets three exemptions.

Deadlines and extensions

Assessment date
January 1, 2027
DR-405 due
April 1, 2027
Extension
To May 3, 2027. Request a 30-day extension online or in writing by April 1 (the office's TPP Q&A); a written extension request form (https://miamidadepa.gov/pa/library/form/tpp-extension-form.pdf) is also offered. F.S. 193.063 allows a further discretionary 15 days.
Notice of value
August
Protest deadline
TRIM notices mailed each August (county appeal page: 'Each August, we mail TRIM Notices'); VAB petition due on or before the 25th day after the TRIM mailing (F.S. 194.011(3)(d)), deadline printed on the notice. The county states a TPP assessment may not be contested unless a timely TPP return was filed. (County Value Adjustment Board (petition filed with the Clerk of the VAB; special magistrates hear TPP petitions))
Bills
November 1 (taxes are due and payable November 1, or as soon thereafter as the certified tax roll is received by the tax collector — F.S. 197.333). Due: Delinquent April 1 following the year of assessment (or 60 days after mailing of the original tax notice, whichever is later) — F.S. 197.333. Early-payment discounts under F.S. 197.162: 4% within 30 days after the tax notice is sent (November), 3% in December, 2% in January, 1% in February, 0% in March.

Exemption

The first $25,000 of assessed value per location is exempt; tax applies to value above that. After an initial return, the annual return is waived while value stays at or under $25,000.

Statute
Fla. Stat. § 196.183
In force
Tax years 2008–present
Under the threshold
An initial DR-405 must be filed to claim the exemption (the return is the application). In later years the annual return is waived while the value listed on the return stays at or below $25,000; a return is required again in any year the value exceeds $25,000, and the waiver can be regained only by filing a return showing value at or below $25,000. By February 1 the property appraiser mails a notice (optional form DR-405W) to waived taxpayers reminding them a return is required if value exceeds the exemption.
As stated by the county
$25,000 — Filing page: 'An exemption will be applied to the first $25,000 in value for Tangible Personal Property.' TPP Q&A: if value stays at or below $25,000 after the first filing the appraiser may waive future filing; waiver status notified before February 1.

Depreciation schedule

Miami-Dade County Property Appraiser does not publish its own table; the Florida Department of Revenue guideline table is applied by default, and the appraiser may use a county-specific one.

ClassLifePercent good, years 1 → 6
4-year economic life4 yr83% · 65% · 43% · 24% · 18%
5-year economic life5 yr85% · 69% · 52% · 34% · 23% · 18%
6-year economic life6 yr87% · 73% · 57% · 41% · 30% · 23%
7-year economic life7 yr89% · 76% · 62% · 48% · 37% · 28%
8-year economic life8 yr90% · 79% · 67% · 54% · 43% · 33%
9-year economic life9 yr91% · 82% · 72% · 61% · 51% · 41%
10-year economic life10 yr92% · 84% · 76% · 67% · 58% · 49%
11-year economic life11 yr93% · 86% · 78% · 70% · 62% · 54%
12-year economic life12 yr94% · 87% · 80% · 73% · 66% · 58%
13-year economic life13 yr94% · 88% · 82% · 75% · 69% · 62%
14-year economic life14 yr95% · 89% · 84% · 77% · 71% · 65%
15-year economic life15 yr95% · 90% · 85% · 79% · 73% · 68%
16-year economic life16 yr96% · 91% · 86% · 81% · 75% · 71%
17-year economic life17 yr96% · 91% · 87% · 82% · 77% · 73%
18-year economic life18 yr96% · 92% · 88% · 83% · 79% · 75%
19-year economic life19 yr97% · 93% · 89% · 85% · 81% · 77%
20-year economic life20 yr97% · 93% · 90% · 86% · 82% · 78%
25-year economic life25 yr98% · 95% · 93% · 90% · 87% · 84%
30-year economic life30 yr98% · 97% · 95% · 93% · 91% · 89%

Source: leepa.org/webforms/tangible/Untrended%20Depreciation.pdf

County does not publish its own percent-good table; DOR Standard Measures of Value (Rule 12D-51.002) table applied. The appraiser may apply a county-specific table.

Checked on 2026-11-02: TPP home, filing, guidelines and exemptions pages, the TPP Q&A PDF, and web searches for 'Miami-Dade property appraiser tangible personal property depreciation table', 'pa.miamidade.gov TPP percent good', 'miamidadepa.gov depreciation/present worth' — no Miami-Dade table exists; the guidelines page only instructs taxpayers to report 100% of original cost and give their own estimate of fair market value and condition.

How to file

Online through File Your TPP Tax Return Online (PA Online Tools), or by mail.

Online
File Your TPP Tax Return Online (PA Online Tools)
By mail
Property Appraiser of Miami-Dade County, Tangible Personal Property Department, Stephen P. Clark Center, 111 NW 1st Street, Suite 710, Miami, FL 33128-1984
Form
DR-405 — Tangible Personal Property Tax Return (rev. R. 01/18 (Rule 12D-16.002, F.A.C.))

Office name as shown on its site: 'Property Appraiser of Miami-Dade County'. Online filing portal linked from the TPP home page; paper DR-405 may be mailed to the TPP Department (address from the TPP Q&A PDF and filing page). No TPP email is published (the site says emails are public records and to contact by phone, 305-375-4070, or in writing).

Guidelines page (www.miamidadepa.gov/pa/tangible-property/guidelines.page): report 100% of original total cost incl. sales tax, freight and installation; fully depreciated items at original cost; a separate return is generally required for each Miami-Dade location (vending/LP-tank operators may file one schedule with a site list); supplies at average cost; leasehold improvements grouped by type and year; inventory, licensed vehicles, intangibles and household goods excluded.

Penalties

  • Late return: 5% of the tax for each month (or part) it is late, capped at 25%.
  • No return filed: 25% of the tax.
  • Property omitted from a return: 15% of the tax on the omitted property.
  • Fraud or intent to evade: 50% of the tax.

F.S. 193.072: 5% of tax per month late (max 25%); 25% of tax for no return (computed without the $25,000 exemption for waived filers who exceed it, 196.183(5)); 15% of the tax attributable to omitted property.

Estimated tax

For a typical in-city location, about 2% of assessed value.

2025 ADOPTED MILLAGE RATES, taxing district 0100 City of Miami: total 19.9878 mills = county-wide 5.7361 (county operating 4.5740 + county debt 0.4171 + library 0.2812 + Children's Trust 0.4638) + school board 6.6330 (5.4990 + 1.0000 + 0.1340) + regional 0.2571 (SFWMD 0.0948 + Everglades 0.0327 + Okeechobee Basin 0.1026 + FIND 0.0270) + City of Miami operating 7.1080 + debt 0.2536.

Other 2025 totals: Miami Beach 18.7601, Hialeah 18.6468, unincorporated (UMSA) 16.9317. Estimate only.

Questions

DR-405 is due to Miami-Dade County Property Appraiser by April 1, 2027. A 30-day extension to May 3, 2027 is available: Request a 30-day extension online or in writing by April 1 (the office's TPP Q&A); a written extension request form (https://miamidadepa.gov/pa/library/form/tpp-extension-form.pdf) is also offered. F.S. 193.063 allows a further discretionary 15 days.

The first $25,000 of assessed value per location is exempt; tax applies to value above that. After an initial return, the annual return is waived while value stays at or under $25,000.

Online through File Your TPP Tax Return Online (PA Online Tools), or by mail. Portal: https://apps.miamidadepa.gov/PAOnlineTools/PATPPTaxReturnFiling/#/sign-in. Mailing address: Property Appraiser of Miami-Dade County, Tangible Personal Property Department, Stephen P. Clark Center, 111 NW 1st Street, Suite 710, Miami, FL 33128-1984.

Late return: 5% of the tax for each month (or part) it is late, capped at 25%. No return filed: 25% of the tax. Property omitted from a return: 15% of the tax on the omitted property. Fraud or intent to evade: 50% of the tax.

For a typical in-city location the combined 2025 rate of overlapping taxing units is $2.00 per $100 of assessed value, so about 2% of assessed value. Your exact rate depends on the city, school district and special districts at the address.

Sources

Every figure above is taken from one of these documents; the date is when Rendition last read it.

  1. 01Miami-Dade County Property Appraiser — business personal property filing pagemiamidadepa.gov/pa/tangible-property/home.pageread 2026-11-02
  2. 02Filing deadlinemiamidadepa.gov/pa/tangible-property/filing.pageread 2026-11-02
  3. 03Extension deadlinemiamidadepa.gov/resources-pa/library/guidelines/tangible-personal-property-questions-answers.pdfread 2026-11-02
  4. 04File Your TPP Tax Return Online (PA Online Tools)apps.miamidadepa.gov/PAOnlineTools/PATPPTaxReturnFiling/#/sign-in
  5. 05DR-405 — Tangible Personal Property Tax Returnfloridarevenue.com/property/Documents/dr405.pdfread 2026-11-02
  6. 06Exemption rule — Fla. Stat. § 196.183flsenate.gov/Laws/Statutes/2024/196.183read 2026-11-02
  7. 07Florida statewide depreciation tableleepa.org/webforms/tangible/Untrended%20Depreciation.pdfread 2026-11-02
  8. 08Adopted tax rates used for the estimatemiamidadepa.gov/resources-pa/library/reports/millage/2025-adopted-millage-chart.pdfread 2026-11-02
  9. 09Penalty statutem.flsenate.gov/Statutes/193.072read 2026-11-02
  10. 10Notice of value and protest deadlinemiamidadepa.gov/pa/property-assessments/appeal-tangible-personal-property.page
  11. 11Florida notice and appeal rulesm.flsenate.gov/statutes/194.011
  12. 12Tax bill due datem.flsenate.gov/Statutes/197.333read 2026-11-02
  13. 13Miami-Dade County Property Appraiser websitemiamidadepa.gov
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