Miami-Dade property taxes are due by March 31 each year, and you can pay them online through the Miami-Dade Tax Collector, by mail, or in person. Florida rewards early payment with a discount that starts at 4% in November and steps down to 1% by February. Below is how your Miami property tax bill is calculated, what the current rates and deadlines are, how to pay, and the exemptions that lower what you owe.
Miami Property Tax Rates
The City of Miami has a combined millage rate of about 20.03 mills, which works out to roughly 2.0% of a property’s taxable value. That combined rate is the sum of levies from several taxing authorities: the City of Miami, Miami-Dade County government, the Miami-Dade County School Board, and any special districts such as fire rescue or library services. Each authority sets its own rate based on its annual budget.
One mill equals $1 of tax for every $1,000 of taxable value. Rates differ across the county, so homeowners in Coral Gables, Doral, Miami Beach, Hialeah, and unincorporated Miami-Dade each pay different combined rates depending on their local jurisdictions. For the exact rate on your address, use the Miami-Dade County Property Appraiser’s tax estimator. Miami-Dade sits among the highest property tax counties in Florida, partly because the state has no income tax, so local property taxes carry more of the funding load.
What Are Property Taxes?
Property taxes are annual levies local governments charge based on the assessed value of your real estate. In Miami-Dade County, they fund public services including schools, fire rescue, libraries, infrastructure, and community programs like The Children’s Trust.
Property taxes also factor into Florida closing costs when you buy a home.
How Are Miami-Dade Property Taxes Calculated?
Your bill comes from two numbers: the assessed value of your property and the combined millage rate applied to it. The Miami-Dade County Property Appraiser assesses market value each year as of January 1. That value, minus any exemptions you qualify for, is your taxable value. Multiply taxable value by the combined millage rate and you have your total bill.
How to Pay Your Miami-Dade Property Tax Bill
The Miami-Dade Tax Collector, a separate office from the Property Appraiser, handles bill payments. You have three ways to pay:
- Online: pay by eCheck with no convenience fee, or by credit card, debit card, or mobile wallet for a 2.50% fee (minimum $2.50). Online is the fastest way to confirm your payment posts before the deadline.
- By mail: send a check, cashier’s check, money order, or certified funds with your folio number written on the check. The postmark date sets your discount, and the office asks that you allow about four weeks during peak season.
- In person: pay at 200 NW 2nd Avenue, Miami, FL 33128, where cash is accepted along with checks and cards.
Make any check payable to the Miami-Dade County Tax Collector, and direct questions to 305-375-5448.
If you would rather spread the cost out, Miami-Dade offers a quarterly installment plan. You apply by April 30, the first installment is due June 30, and the plan carries its own early-payment discount. Skip this plan if your mortgage escrow already pays your taxes, since your lender handles the payment for you.
When Are Miami-Dade Property Taxes Due?
Tax notices go out at the end of October, and payment opens November 1. The deadline to pay without penalty is March 31, and taxes become delinquent on April 1 under Florida Statute 197.333. Florida rewards early payment with a discount set by state law (Statute 197.162):
| Pay in this month | Discount |
|---|---|
| November | 4% off |
| December | 3% off |
| January | 2% off |
| February | 1% off |
| March | No discount |
After April 1, interest and fees are added, and a tax certificate can be sold on June 1. Paying by March 31 avoids penalties, and paying earlier captures the discount above.
For a statewide view of deadlines, see when property taxes are due in Florida.
Miami-Dade Homestead Exemption
The Homestead Exemption is one of the most valuable tax benefits available to Miami-Dade homeowners. It reduces the taxable value of your primary residence, which directly lowers your annual bill. The exemption works in two parts. The first $25,000 applies to all property taxes, including school district taxes. The second portion applies to assessed value between $50,000 and $75,000 for non-school taxes only.
Thanks to Florida Amendment 5, approved by voters in November 2024, the second portion now adjusts annually for inflation. In 2025, the total homestead exemption value was $50,722, and in 2026 it rose to $51,411, tied to the Consumer Price Index. The exemption grows each year as long as inflation is positive.
To apply, submit your application through the Miami-Dade County Property Appraiser’s website or in person at 111 NW 1st Street, Suite 710, Miami, FL 33128. The deadline is March 1 for the current tax year. Once granted, the exemption renews automatically each year as long as you continue to occupy the property as your primary residence.
Miami-Dade also offers additional exemptions for seniors, disabled individuals, widows and widowers, disabled veterans, and surviving spouses of first responders killed in the line of duty. Contact the Property Appraiser’s Exemptions Department at 305-375-4091 to learn which may apply to you.
Save Our Homes Cap and Portability
Once your Homestead Exemption is in place, Florida’s Save Our Homes provision limits annual increases in your home’s assessed value to the lower of 3% or the CPI change, no matter how much market value rises. Over time, in an appreciating market, that cap can hold your taxable value well below market value.
If you sell and buy another home in Florida, you may be able to transfer, or “port,” your accumulated Save Our Homes savings to the new property, up to $500,000. Portability is worth discussing with your real estate and tax advisors during any move.
Non-Ad Valorem Assessments
Your bill may also include non-ad valorem assessments, which are charges for specific services that benefit your property, such as solid waste collection, stormwater management, and community improvement districts. These are based on the cost of the service rather than your property’s value, and they appear as separate line items. Reviewing them each year helps catch errors or unexpected additions.
For a comparison across South Florida, see our guide to Palm Beach County property taxes.
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Frequently Asked Questions
What happens if my property tax payment is late?
Taxes become delinquent on April 1, when interest, fees, and penalties are added. If taxes stay unpaid, a tax certificate is sold on June 1. An unredeemed certificate can eventually lead to a tax deed sale, which puts your ownership at risk. Paying by March 31, and earlier if you want a discount, avoids all of that.
How do I check my Miami-Dade property tax bill?
Your bill and payment options are handled by the Miami-Dade Tax Collector, where you can view what you owe and pay online. For your assessed value and exemption details, use the Miami-Dade County Property Appraiser’s site, since the two offices handle different parts of the process.
Is there a cap on how much my property taxes can increase?
Yes, for homesteaded properties. Save Our Homes limits annual increases in assessed value to the lower of 3% or the CPI change, so your taxable value cannot jump sharply even when market values spike. The cap resets when a property is sold, and new owners are assessed at current market value until they establish their own Homestead Exemption and cap.
Does my mortgage lender pay my property taxes?
If your mortgage includes an escrow account, your lender collects part of your estimated annual property taxes with each monthly payment and pays the Tax Collector on your behalf, usually in November to capture the early-payment discount. Review your annual escrow analysis to confirm the right amount is being collected, especially if your assessed value or exemption status changed.
Ready to Buy in Miami?
Miami-Dade has some of the highest property tax rates in Florida, but the homestead exemption, the Save Our Homes cap, and the early-payment discount each lower what you actually pay. Knowing your deadlines and the exemptions you qualify for keeps your bill as low as the rules allow.
To see how Miami property taxes affect your total monthly payment in Florida, use our mortgage calculator.
Ready to see how Miami property taxes fit into your full monthly payment? Get pre-approved with JVM Lending today.
Have questions about how Miami property taxes fit into your monthly mortgage payment? Reach out to JVM Lending for a clear breakdown of your total housing costs.
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For informational and educational purposes only. JVM Lending is not a tax professional or financial advisor. Property tax rules vary by situation, so consult a certified tax professional for advice on your specific circumstances.
