Florida · County seat: Miami
Miami-Dade County, FL property taxes (2026)
✓ Verified August 2026 against official county pages — 5 sources linked below.
| What's the rate? | 16.9317 mills |
| When is payment due? | Bills mail in November; pay in November for 4% off (3% Dec, 2% Jan, 1% Feb). Delinquent April 1. |
| When does the county reassess? | Miami-Dade reassesses every property at just value each January 1. Homesteads are capped by Save Our Homes at 3% or CPI growth per year, whichever is smaller. |
| When is the appeal deadline? | September 18, 2026 — how to appeal |
Payment due dates
Tax bills go out November 2026.
| Payment | Due | Delinquent after | Notes |
|---|---|---|---|
| 2026 annual bill | March 31, 2027 | April 1, 2027 | Pay in November 2026 for the 4% early-payment discount |
Pay early, pay less: 4% off in November, 3% off in December, 2% off in January, 1% off in February.
If you miss the deadline: Taxes become delinquent April 1, 2027. By June 1, the Tax Collector sells a tax certificate on every unpaid bill — a lien that accrues interest and costs until you redeem it.
Tax rate
2025 adopted total millage (unincorporated county): 16.9317 mills (per $1,000 of taxable value) — Your total depends on your city — 2025 totals run from about 15.5 mills (Key Biscayne) to 24.0 mills (Opa-Locka)
| Where you live | Rate | Notes |
|---|---|---|
| Unincorporated Miami-Dade (UMSA) | 16.9317 mills | 2025 adopted total |
| Miami | 19.9878 mills | 2025 adopted total |
| Hialeah | 18.6468 mills | 2025 adopted total |
| Miami Gardens | 22.3921 mills | 2025 adopted total |
| Miami Beach | 18.7601 mills | 2025 adopted total |
| North Miami | 22.1415 mills | 2025 adopted total |
| Homestead | 20.9465 mills | 2025 adopted total |
| Coral Gables | 18.1852 mills | 2025 adopted total |
| Doral | 17.2203 mills | 2025 adopted total |
| Aventura | 16.7488 mills | 2025 adopted total |
| Cutler Bay | 17.8559 mills | 2025 adopted total |
| Pinecrest | 17.5257 mills | 2025 adopted total |
Recent years: 2024: 16.9487 mills (unincorporated total) · 2025: 16.9317 mills (unincorporated total)
Estimate your Miami-Dade County bill
Estimated: —based on the 2025 adopted Miami-Dade millage rates. Your exact bill depends on your taxing districts — check the county links below.
Reassessment schedule
Miami-Dade reassesses every property at just value each January 1. Homesteads are capped by Save Our Homes at 3% or CPI growth per year, whichever is smaller.
| Cycle | annual |
| Next reassessment year | 2027 |
| Notices usually mail | August (TRIM notice (mailed to all owners by August 24)) |
Think your value is too high?
The appeal deadline rule in Miami-Dade County: Petition the Value Adjustment Board within 25 days of the day TRIM notices mail — Miami-Dade mails them by August 24. For 2026 that means September 18, 2026. Step-by-step instructions, forms, and where to file: how to appeal your Miami-Dade County assessment.
Want a lower bill without arguing value? Check what you can claim: Miami-Dade County exemptions (homestead, senior, veteran).
Common questions
- When are Miami-Dade property taxes due?
- Bills mail in November and become delinquent April 1. Pay in November for 4% off, December for 3%, January for 2%, or February for 1%.
- What is the 2026 deadline to appeal my Miami-Dade assessment?
- September 18, 2026 — 25 days after TRIM notices mailed. Petitions must be received by the Clerk of the Value Adjustment Board by that date; filing online at vabprod.miamidade.gov costs $15 per parcel.
- What property tax rate do I pay in Miami-Dade?
- It depends on your city. The 2025 adopted totals run from about 15.5 mills in Key Biscayne to 24.0 mills in Opa-Locka — unincorporated areas pay 16.9317 mills, the City of Miami 19.9878. A mill is $1 of tax per $1,000 of taxable value.
- When does Miami-Dade reassess my home?
- Every year, as of January 1. You see the result on the TRIM notice in August. If you have a homestead exemption, Save Our Homes caps the assessed-value increase at 3% or CPI, whichever is smaller.
- I just bought a home in Miami-Dade — why is my tax estimate so much higher than the seller's bill?
- The seller's Save Our Homes cap reset at the sale. The January 1 after you buy, the home is reassessed at full market value, and your taxes are based on that — budget from the price you paid, not the seller's old bill.
- What's the homestead exemption worth in Miami-Dade and when do I file?
- Up to $50,000 off your assessed value, plus the Save Our Homes cap going forward. File with the Property Appraiser by March 1 — for the 2027 tax year, that's March 1, 2027.
Who to contact
| Property Appraiser (values, exemptions, TRIM) | Miami-Dade Property Appraiser · 305-375-4712 |
| Tax Collector (bills, payments) | Miami-Dade Tax Collector |
| Value Adjustment Board (appeals) | Clerk of the VAB, Stephen P. Clark Center, 111 NW First St, Suite 1720, Miami |
Sources
Every fact on this page comes from an official page. Check them yourself:
- Miami-Dade Property Appraiser — TRIM Notice — checked 2026-08-12
- Miami-Dade Property Appraiser — 2025 Adopted Millage Rates — checked 2026-08-12
- Miami-Dade Clerk — Value Adjustment Board (2026 deadline, fees, process) — checked 2026-08-12
- Florida DOR — Property Tax Information for Taxpayers — checked 2026-08-12
- Census Reporter — Miami-Dade County profile (ACS 2024 1-year) — checked 2026-08-12