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Updated 2025 Tax Year

Monroe County
Property Tax Guide

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

10 Official Sources
8 min read
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Quick Facts
Tax Rate
Varies by district, typically ranges from 0.98% to 1.2% of assessed value due to multiple overlapping taxing districts
1st Due
Nov 1
Exemptions
5+ Available
Section 1

How Property Tax Works

Monroe County, Florida operates on a property tax system that funds essential county services including public safety, infrastructure, schools, and emergency management - particularly important given the county's vulnerability to hurricanes and natural disasters. Property taxes are levied based on assessed values as of January 1st each year, with Florida's "Save Our Homes" constitutional amendment providing assessment protection for homestead properties through a 3% annual cap on assessment increases.

The effective tax rate in Monroe County varies significantly by location due to multiple overlapping taxing districts. Property owners typically pay taxes to the county, school district, and various special districts such as fire districts, hospital districts, and municipal service taxing units. The combined millage rates can range from approximately 15-25 mills (1.5% to 2.5%) depending on your property's specific location and the special districts that serve it. All property tax benefits require separate applications and are not automatically applied to your assessment.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
Monroe County General2.6929County operations, public safety, infrastructure
School DistrictVariesPublic education funding (rates vary by area)
Special DistrictsVariableFire districts, hospital districts, municipal services
Total Combined Rate~15-25 millsActual rate depends on property location

Rates shown are for Tax Year 2024 (FY 2024-2025). Final certified rates are established annually in September. Properties in different areas of Monroe County will have different total rates depending on which special taxing districts serve that location. The county maintains the same countywide millage rate of 2.6929 mills as the previous year while building $2 million in additional emergency disaster reserves.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Monroe 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 property taxes in Monroe County are triggered by changes in property ownership or completion of new construction that occurs after the January 1st assessment date. When you purchase property or complete construction improvements, the Tax Collector's office will issue a supplemental tax bill to account for the change in assessed value or ownership during the tax year.

The supplemental tax is calculated by determining the difference between the new assessed value and the previous assessed value, applying the current tax rate, and prorating the amount based on the number of months remaining in the tax year. For example, if you purchase a home in June that results in a $100,000 increase in assessed value with a combined tax rate of 20 mills (2.0%), your supplemental tax would be approximately $1,333 ($100,000 × 0.02 × 8/12 months remaining). Supplemental bills are typically issued 30-60 days after the triggering event and have their own payment due dates separate from the regular November 1st deadline.

Example Calculation

Example 1: $300,000 Property with Homestead

  • Market Value: $300,000
  • Homestead Exemption Applied: -$50,000
  • Net Taxable Value: $250,000
  • Tax Rate (estimated): 20 mills (2.0%)
  • Annual Tax: $5,000
  • Monthly (if escrowed): $417

Example 2: $600,000 Property with Homestead

  • Market Value: $600,000
  • Homestead Exemption Applied: -$50,000
  • Net Taxable Value: $550,000
  • Tax Rate (estimated): 18 mills (1.8%)
  • Annual Tax: $9,900
  • Monthly (if escrowed): $825

Example 3: $1,000,000 Investment Property

  • Market Value: $1,000,000
  • No Homestead Exemption: $0
  • Net Taxable Value: $1,000,000
  • Tax Rate (estimated): 22 mills (2.2%)
  • Annual Tax: $22,000
  • Monthly (if escrowed): $1,833

All exemptions require separate application filing. Rates vary by specific location within Monroe County based on special district coverage.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Monroe County require property tax escrow accounts for loans with less than 20% down payment. Your lender will collect monthly deposits equal to 1/12th of your estimated annual property tax bill, holding these funds in a dedicated escrow account. Property taxes are due November 1st annually, and your lender will pay the Tax Collector directly from your escrow account by the due date.

Lenders are required to provide annual escrow analysis statements showing the previous year's activity and any adjustments needed for the coming year. If your property taxes increase due to rising assessments or changing tax rates, your monthly escrow payment will be adjusted accordingly. You can verify that your lender has made the tax payment by checking the Monroe County Tax Collector's website or by contacting their office directly. Property owners remain ultimately responsible for ensuring taxes are paid even when using escrow services.

How HonestCasa Helps
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  • 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 Monroe County for Tax Year 2024? A: Property taxes are due November 1, 2024, and become delinquent on April 1, 2025. Early payment discounts are available: 4% in November, 3% in December, 2% in January, and 1% in February.

Q: What is the Homestead Exemption and how do I apply? A: The Homestead Exemption reduces your taxable value by up to $50,000 if the property is your primary residence as of January 1st. You must file an application with the Monroe County Property Appraiser's office by March 1st. This is not automatic and requires annual verification of residency.

Q: How does the Save Our Homes assessment cap work? A: Save Our Homes limits annual assessment increases on homestead properties to 3% or the Consumer Price Index, whichever is lower. This caps the growth of your assessed value, not the market value. You must have an approved homestead exemption to benefit from this protection.

Q: What other tax credits are available? A: Additional credits include Senior Exemption (extra $50,000 for qualifying seniors), Disability Exemption, Veteran's Exemption, and Widow/Widower Exemption. All require separate applications filed with the Property Appraiser by March 1st deadline.

Q: How do I appeal my property assessment? A: File a petition with the Monroe County Value Adjustment Board by July 1st. You can first attempt informal resolution with the Property Appraiser's office before formal appeal proceedings.

Q: What are the penalties for late payment? A: Properties become delinquent April 1st with 3% interest charged immediately, plus 1.5% per month thereafter. Tax certificates may be sold on unpaid properties, potentially leading to tax deed sales.

Q: Can I pay my property taxes online? A: Yes, visit the Monroe County Tax Collector's website to pay online using bank transfer or credit card. Additional convenience fees may apply for credit card payments.

Q: Why do property tax rates vary within Monroe County? A: Different areas are served by different combinations of special districts (fire, hospital, municipal services). Your total rate depends on which districts serve your specific property location, which can result in significant rate variations across the county.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
Management & Budget | Monroe County, FL - Official Websitemonroecounty-fl.gov
02
County
MONROE COUNTY, FLORIDAmonroecounty-fl.gov
03
2025 Adopted Budgetmonroecounty.gov
04
Time and Costs Are Increasing for Counties to Complete ...oppaga.fl.gov
05
County
Monroe County Tax Collector: Homemonroecounty-fl.gov
06
ORIGINAL APPLICATION FOR HOMESTEAD EXEMPTIONSpbcpao.gov
07
Tax Doc
My Thoughts on the Proposed Tax Increasemonroe.k12.ga.us
08
County
MONROE COUNTY, FLORIDAmonroecounty-fl.gov
09
County
Monroe County Comprehensive Plan Land Authoritymonroecounty-fl.gov
10
Bill #: CS/HB 665 Expedited Approval of Residential ...flsenate.gov
All sources verified as of 2025 Tax Year

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