Miami Property Tax Guide (2026)
Effective rates, millage breakdown, homestead and Save Our Homes savings, and what Miami homeowners actually pay in Miami-Dade County.
How Miami property tax is calculated
Miami-Dade County property tax is the sum of multiple millage rates — county, school district, city, and a handful of special districts — applied to your taxable value (just/market value minus exemptions). One mill equals $1 per $1,000 of taxable value.
Miami's city millage is among the highest in the state, which pushes effective rates above the Florida average even though Miami-Dade County itself is moderate. Waterfront and Brickell condos carry the highest absolute bills.
| Taxing authority | Millage (per $1,000) |
|---|---|
| Miami-Dade County (countywide) | ~5.96 |
| Miami-Dade School District | ~6.97 |
| City of Miami | ~7.49 |
| Other (library, FIND, debt) | ~1.20 |
Source: Miami-Dade County Property Appraiser TRIM notices, recent years. Rounded; exact mills vary year-to-year.
Worked example: median Miami home
For a $575,000 home at the 0.97% effective rate:
- · Non-homesteaded (investment, second home): roughly $5,577/year
- · Homesteaded primary residence: roughly $4,977/year after the $50,000 homestead exemption
- · Senior + low-income exemption stack: can reduce the bill by another $300-$700/year for qualifying owners 65+
Florida exemptions that matter in Miami
Up to $50,000 off taxable value on your primary residence. The first $25,000 applies to all property taxes; an additional $25,000 applies to non-school taxes between $50,000-$75,000 in value.
Annual taxable-value increases on a homesteaded property are capped at 3% or CPI, whichever is lower. After 5-10 years in Miami, this gap often saves longtime owners thousands.
Owners 65+ with limited income qualify for an additional county/city exemption (up to $50,000) on top of homestead. Miami-Dade County participates.
Honorably discharged veterans with service-connected disability get exemptions starting at $5,000; 100% disabled veterans are fully exempt on homesteaded property in Florida.
When and how to pay
Florida property tax bills are mailed November 1 and are due by March 31. Early-payment discounts:
- · November — 4% discount
- · December — 3% discount
- · January — 2% discount
- · February — 1% discount
- · March — full amount, no discount
- · April 1 — delinquent; interest plus a tax certificate sale follows
For installment payments (mid-year quarterly schedule), you must apply with the tax collector before May 1.
Official sources
- · Miami-Dade County Property Appraiser — assessed values, exemption applications, TRIM notices
- · Miami-Dade Tax Collector — pay your bill, installment plans, delinquent accounts
- · Florida Department of Revenue, Property Tax Oversight — statewide rules