Property tax in Miami-Dade County, Florida

Who sends the property tax bill in Miami-Dade County, and how do you pay it?

The bill comes from the Miami-Dade County Office of the Tax Collector. The value it is based on is set by a separate office, the Property Appraiser of Miami-Dade County, which is who to ask if the value looks wrong. For how to look up and pay the bill, go to the county's own payment information.

Two offices handle your tax: the Property Appraiser sets the value and grants exemptions, and the Tax Collector sends one bill covering the county, your city, the school board and other taxing authorities, plus non-ad valorem assessments for services such as solid waste and fire rescue. The deadline to challenge your value falls in September, before the bill arrives in November, so a disagreement has to be raised from the TRIM notice mailed in August. A petition costs $15 per parcel. If you file one over value, you must pay all non-ad valorem assessments and at least 75% of the ad valorem taxes by March 31 or the petition is denied; if it is over an exemption, pay the amount you agree you owe. Online payments run through a payment site operated by Grant Street Group; eChecks are free and personal card payments carry a 2.5% fee ($2.50 minimum). Mailed payments go to the Tax Collector at 200 NW 2nd Avenue, Miami, FL 33128, and the office recommends allowing four weeks for processing in peak season.

When are property taxes due in Miami-Dade County?

For the 2026 bill, Miami-Dade County has one due date: March 31, 2027. Bills become payable on November 1, 2026 (last year's bills were mailed October 31). Paying the full bill early earns a discount: 4% in November, 3% in December, 2% in January and 1% in February; the full gross amount is due by March 31, 2027, a Wednesday. Discounts go by the date you pay online or in person, or by the postmark if you mail it. January 31 and February 28, 2027 fall on Sundays; the Tax Collector says a discount period that ends on a Saturday, Sunday or legal holiday extends to the next business day for payments made online or in person, not by mail. You may instead make partial payments from November 1, 2026 through March 31, 2027, but you give up every discount; the plan is not open to owners who pay through escrow, quarterly installment payers, or anyone with a Value Adjustment Board petition. Owners already on the quarterly installment plan for 2026 pay their last two installments by December 31, 2026 (3% discount) and March 31, 2027 (no discount). Applications for the 2027 quarterly plan are taken starting in November 2026; its installments are due June 30, September 30 and December 31, 2027 and March 31, 2028, with discounts of 6%, 4.5%, 3% and none, and a first installment not paid by July 31 removes you from the plan. Do not enroll in the quarterly plan if your mortgage company pays your taxes. Unpaid taxes become delinquent on April 1, 2027, when interest, advertising costs and fees are added; state law sets the interest at 18% a year with a minimum charge of 3%. Postmarks are not honored for delinquent taxes, and a mailed payment of delinquent tax must be a cashier's check, money order or certified funds. On June 1 the Tax Collector sells tax certificates on unpaid accounts; a certificate is a first lien on the property and can lead to its loss at a later date. If your bill includes a water, road and sewer assessment paid in yearly installments, pay this year's installment before April 1 to keep the rest of that lien from becoming delinquent; if it is still unpaid by May 31, a certificate is sold for the whole remaining balance.

From Miami-Dade County's published schedule, checked September 23, 2026. If a date falls on a weekend or holiday, the county's own rules on the next business day apply.

Estimate the property tax on a home in Miami-Dade County

Enter a home's market value to estimate its annual property tax using Miami-Dade County's own assessment rules. This is an estimate; for the exact bill, use the county's official tools linked below.

For your exact bill, Miami-Dade County publishes the authoritative tools: official tax estimator, or the Miami-Dade County Property Appraiser (Tomas Regalado).

Assessment ratio, exemption, and rate from Miami-Dade County's certified high-confidence sources, reviewed 2026-08-30. Millage varies by taxing district and exemptions vary by owner, so treat this as a close estimate, not the exact bill.

Property tax in Miami-Dade County at a glance

Effective rate = median real estate taxes paid divided by median home value. Source: U.S. Census Bureau, American Community Survey 5-year estimates.

How does Miami-Dade County compare in Florida?

Among Florida's 67 counties, Miami-Dade County has the 12th highest effective property-tax rate: 11 rank higher and 55 rank lower. That is on the higher side for Florida. Nationally, it ranks 1548th of 3135 US counties by effective rate. See every Florida county ranked.

How much do homeowners in Miami-Dade County actually pay?

The median is only the middle bill. Across Miami-Dade County's 509,440 owner-occupied homes, 59% pay $3,000 or more a year in property tax, 73.7% pay at least $2,000, and 7.1% pay under $800. Another 3.1% report paying no property tax at all, which usually means an exemption covers the whole bill.

Owners with a mortgage pay a median of $4,079 and owners without one pay $3,205. Owners who have paid off a home have usually held it longer, and in states that cap how fast an existing owner's assessment can rise, long-held homes carry lower assessed values. Census table B25103.

How does the Miami-Dade County property tax bill compare with local incomes?

The median property tax bill of $3,744 is about 3.9% of the median income of Miami-Dade County homeowner households, $94,956 a year. That compares two middles, so a retiree in a long-held home can pay a far larger share. 52.2% of Miami-Dade County's occupied homes are lived in by their owners; renters pay property tax too, just folded into rent.

Have property taxes gone up in Miami-Dade County?

Yes. The median bill went from $2,700 in 2015-2019 to $3,744 in 2020-2024, a 38.7% rise. Over the same span the median home value moved 59.9%, from $289,600 to $463,000. Bills rose more slowly than values, which is what assessment caps and falling millage rates do: the county is taxing a smaller share of each home's worth.

Two Census ACS 5-year periods with no survey years in common, in each period's own dollars. A change counts only if it exceeds the combined 90% margin of error.

Property tax in counties next to Miami-Dade County

Miami-Dade County borders 3 counties.

How is a home assessed in Miami-Dade County?

Florida assesses homes at 100% of market value in every county, Miami-Dade County included. How Florida assesses and reappraises homes.

Is there a homestead exemption in Miami-Dade County?

Yes. Florida exempts up to $50,000 of a permanent resident's home: the first $25,000 from all taxes and a further $25,000 from everything except school levies. Apply with the county property appraiser by March 1. That is the Florida rule, and it applies in Miami-Dade County. Florida's exemptions and relief programs in full.

On top of the Florida programs, Miami-Dade County runs its own:

• Senior exemption (additional homestead exemption for low-income seniors): For a homesteaded owner aged 65 or older on January 1 whose household adjusted gross income in 2025 did not exceed $38,686, Miami-Dade County exempts $50,000 of assessed value from county taxes; 29 cities also grant $50,000 against their own taxes, Aventura and Golden Beach grant $25,000, and Florida City, Indian Creek and Miami Shores grant none. It does not reduce school or state taxes. Apply by March 1.
• Long-term resident senior exemption: For an owner who meets the senior exemption's age and income rules, has lived in the home for at least 25 years, and whose home had a market value under $250,000 in the first year of application, the exemption removes all county taxes on the home; 19 cities and the unincorporated area have also adopted it, which removes city taxes as well. It does not reduce school or state taxes. Apply by March 1.

How to appeal your Miami-Dade County property assessment

In Miami-Dade County you appeal to the Miami-Dade Value Adjustment Board (petitions filed with the Clerk of the Court and Comptroller). The deadline: Within 25 days after the Property Appraiser mails the TRIM (Truth in Millage) notice, which goes out in the last week of August. For 2026 the deadline to file a timely petition was September 18, 2026. A challenge to a denied exemption or classification has 30 days from the denial notice instead. A petition counts as filed when the Clerk's Office receives it. How to file. Checked September 23, 2026 against the official appeal rules.

How Florida's appeal process works, including the next level if the first one turns you down.

Florida rules from primary state sources, reviewed September 7, 2026; sources on the Florida page.

Work out your own numbers

• How much house can I afford?

  Your income, debts and down payment against the 28/36 rule lenders actually use, with Miami-Dade County's tax rate to hand.

• Mortgage calculator

  Monthly payment with principal, interest, tax and insurance, plus what an extra payment saves you.

• Florida income tax

  Brackets, standard deduction and what Florida actually taxes.

• Sales tax in Miami-Dade County

  The other local tax: combined state and local rate for this county.