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Updated 2025 Tax Year

Miami-Dade County
Property Tax Guide

Everything you need to know about property taxes in Miami-Dade County, FL. Rates, due dates, exemptions, and how it affects your monthly payment.

7 Official Sources
8 min read
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Quick Facts
Tax Rate
1.8% to 2.5% of assessed value (varies by municipality and special districts)
1st Due
Nov 1
Exemptions
5+ Available
Section 1

How Property Tax Works

Miami-Dade County's property tax system serves as the primary funding mechanism for essential local services including public schools, police and fire protection, parks and recreation, libraries, and county infrastructure. Property taxes are assessed based on the just value of real estate as of January 1st each year, with the Miami-Dade Property Appraiser determining assessed values and the Tax Collector handling payment processing and collection.

The effective property tax rate in Miami-Dade County typically ranges from 1.8% to 2.5% of assessed value, depending on the specific municipality and special district assessments that apply to your property. This rate includes contributions to Miami-Dade County government, the school district, municipal services, and various special taxing authorities. Florida's Save Our Homes constitutional amendment provides significant protection for homestead properties by capping annual assessment increases at 3% or the Consumer Price Index, whichever is lower, helping to maintain predictable tax obligations for permanent residents.

Section 2

What Makes Up Your Tax Bill

ComponentApproximate RateDescription
Miami-Dade County General Fund0.4571 mills*County operations, parks, libraries, public safety
Miami-Dade School District0.7390 mills*Public education funding
Municipal Tax0.2000-0.8000 millsCity services (varies by municipality)
Fire Rescue/EMS0.3000-0.5000 millsEmergency services
Water & Sewer Districts0.1000-0.3000 millsUtility infrastructure
Library District0.2500 millsPublic library system
Mosquito Control0.0300 millsVector control services
Children's Trust0.5000 millsYouth and family services

*Rates shown are estimates and vary annually. Total effective rates typically range from 18-25 mills (1.8%-2.5%) depending on location and applicable districts.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Miami-Dade County, property taxes are due in two installments:

First Installment
Nov 1
Delinquent after Dec 10
Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes in Miami-Dade County are additional property tax assessments that occur when property ownership changes or new construction is completed during the tax year. These taxes are calculated based on the difference between the previous assessment and the new assessed value, prorated for the portion of the tax year remaining after the qualifying event occurs.

The most common trigger for supplemental taxes is the purchase of a property, which removes Save Our Homes protection and allows the property to be reassessed at current market value. New construction, major renovations, or changes in property use can also generate supplemental assessments. For example, if you purchase a home in June that was previously assessed at $200,000 under Save Our Homes protection, but the current market value is $400,000, you would receive a supplemental tax bill for the increased assessment covering July through December of that tax year.

Example Calculation

Property Value: $300,000

  • Assessed Value: $300,000
  • Less: Homestead Exemption: -$50,000
  • Net Taxable Value: $250,000
  • Tax Rate: 2.0% (20 mills)
  • Annual Tax: $5,000
  • Monthly Escrow: $417

Property Value: $600,000

  • Assessed Value: $600,000
  • Less: Homestead Exemption: -$50,000
  • Net Taxable Value: $550,000
  • Tax Rate: 2.2% (22 mills)
  • Annual Tax: $12,100
  • Monthly Escrow: $1,008

Property Value: $1,000,000

  • Assessed Value: $1,000,000
  • Less: Homestead Exemption: -$50,000
  • Net Taxable Value: $950,000
  • Tax Rate: 2.3% (23 mills)
  • Annual Tax: $21,850
  • Monthly Escrow: $1,821

Examples assume homestead exemption qualification and average millage rates. Actual rates vary by municipality and special districts.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Miami-Dade County require borrowers to maintain an escrow account for property tax payments, particularly for loans with less than 20% down payment. Your lender collects monthly escrow payments along with your mortgage payment, then pays your property taxes directly to the Miami-Dade Tax Collector when taxes become due on November 1st each year. Lenders typically collect an additional 2-month cushion beyond the projected annual tax amount to ensure sufficient funds are available.

Property owners should verify their escrow payments annually when receiving their TRIM (Truth in Millage) notice in late summer, as tax amounts can change based on new assessments or millage rate adjustments. If your taxes increase significantly, your lender will conduct an escrow analysis and may increase your monthly payment or require a one-time shortage payment. You can make direct payments to the Tax Collector at https://www.miamidade.gov/taxcollector/ if you prefer to handle payments independently or if your loan doesn't require escrow.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are property taxes due in Miami-Dade County? A: Property taxes are due November 1st annually, with early payment discounts available: 4% in November, 3% in December, 2% in January, and 1% in February. Taxes become delinquent April 1st.

Q: How do I qualify for the homestead exemption? A: You must own and permanently reside in the property as of January 1st. Apply by March 1st at https://www.miamidade.gov/pa/ with proof of ownership and residency.

Q: Can I appeal my property assessment? A: Yes, petition the Value Adjustment Board by July 1st if you believe your assessment is incorrect. File appeals through the Property Appraiser's office online or by mail.

Q: What is Save Our Homes portability? A: Florida residents can transfer up to $500,000 of their Save Our Homes benefit to a new homestead property within two years of selling their previous homestead.

Q: How are property taxes calculated on new construction? A: New construction is assessed at current market value without Save Our Homes protection initially. The homestead exemption and SOH protection begin the following January 1st after occupancy.

Q: What happens if I pay my taxes late? A: Interest accrues at 1.5% per month starting April 1st. Properties with delinquent taxes for two years may be sold at tax deed sales.

Q: Can I pay property taxes online? A: Yes, visit https://www.miamidade.gov/taxcollector/ to pay online with bank transfer, credit card, or electronic check. Convenience fees apply for credit card payments.

Q: Do I need to reapply for exemptions annually? A: No, most exemptions including homestead automatically renew if you continue to qualify. You must reapply only if your qualification status changes or if requested by the Property Appraiser.

Verified Sources

Backed by 7 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
County
Miami-Dade County Assessormiamidade.gov
02
Property Appraiser Tomas Regalado Certifies the 2025 ...miamidade.gov
03
County
Miami-Dade County - Property Appraiser - News Releasemiamidadepa.gov
04
FY 2025-26 Proposed Budget and Multi-Year Capital Planmiamidade.gov
05
State
GENERAL FUND SUPPLEMENTAL STATEMENT OF ...miamidade.gov
06
State
GENERAL FUND SUPPLEMENTAL STATEMENT OF ...miamidade.gov
07
Tax Doc
Tax Collector Constitutional Office Function and Operationmiamidade.gov
All sources verified as of 2025 Tax Year

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