Homestead exemption
Who may qualify
Qualifying property owners who make the home their permanent residence by January 1.
Official source. Verified .
Miami-Dade County property tax due dates 2026
Annual real estate taxes become payable
Due
Late after , subject to the county’s cutoff.
statutory due date
Verified — Last verified . View source
158days to the last penalty-free payment date
Late after .
Pay by the county’s stated time and payment-method cutoff. This is a daily build snapshot.
Read the official cutoff
March 31 Taxpayer Full amount of property taxes due. No discount. 197.162
Official source. statutory. Verified October 24, 2026.
If the original notice is mailed late, delinquency begins on April 1 or after 60 days from mailing, whichever is later. Official qualification.
Not tax or legal advice; confirm with your county. Dates are shown as published by the source.
Property tax in Miami-Dade County: county, state and US
Census ACS 2020–2024 estimates for owner-occupied homes. The median annual tax paid is a historical survey estimate, not a quote for this year’s bill.
| Area | Median annual tax paid | Median home value | Effective rate estimate |
|---|---|---|---|
| Miami-Dade County | $3,744 | $463,000 | 0.81% |
| Florida | $2,730 | $359,000 | 0.76% |
| United States | $3,119 | $332,700 | 0.94% |
Miami-Dade County’s effective-rate point estimate is 0.05 percentage points above Florida’s and 0.13 percentage points below the US estimate.
Effective rate = median annual real estate taxes paid (B25103) ÷ median owner-occupied home value (B25077). State and US figures use their own Census medians, not averages of counties. These ratios are not statutory rates or medians of individual tax rates. Differences are not tests of statistical significance. Bounded or missing estimates stay unavailable.
Census sources, quotations and sampling uncertainty
Miami-Dade County
Annual taxes: $3,744 (90% margin of error: ±$42). Census table B25103_001E. Verified October 24, 2026.
0500000US12086|3744|42|4079|64|3205|60
Home value: $463,000 (90% margin of error: ±$2,523). Census table B25077_001E. Verified October 24, 2026.
0500000US12086|463000|2523
Florida
Annual taxes: $2,730 (90% margin of error: ±$10). Census table B25103_001E. Verified October 24, 2026.
0400000US12|2730|10|2993|15|2319|16
Home value: $359,000 (90% margin of error: ±$930). Census table B25077_001E. Verified October 24, 2026.
0400000US12|359000|930
United States
Annual taxes: $3,119 (90% margin of error: ±$4). Census table B25103_001E. Verified October 24, 2026.
0100000US|3119|4|3489|4|2576|4
Home value: $332,700 (90% margin of error: ±$236). Census table B25077_001E. Verified October 24, 2026.
0100000US|332700|236
Installment timeline
2026Due dates and filing windows, in one view.
Today:
Assessment notice
Annual Notice of Proposed Property Taxes (TRIM) in August.
Official source. Verified .
Notice-dependent appeal timing
For valuation disputes, file by the 25th day after the property appraiser mails the assessment notice.
Official source. Statutory. Verified .
Only announced dates are included, with a reminder seven days before. Re-download after dates change.
How to pay
Fees
Online personal cards/mobile wallet: 2.50%, minimum $2.50. Commercial/international cards: 3.95%, minimum $2.50.
Official source. Verified .
Late payments and penalties
Delinquent real property taxes bear 18% annual interest until a tax certificate is sold; minimum interest is 3% if paid before the certificate sale.
Official source. Statutory. Verified .
Published rate: 18% percent per year before tax certificate sale
Assessment appeals
For valuation disputes, file by the 25th day after the property appraiser mails the assessment notice.
Official source. Statutory. Verified .
Where to file
Clerk of the county value adjustment board (VAB).
Official source. Statutory. Verified .
Exemptions
Disabled veteran homestead exemption
Who may qualify
Florida-resident veterans honorably discharged with a service-related total and permanent disability may qualify for a total homestead exemption.
Official source. Verified .
Blind or totally and permanently disabled resident exemption
Who may qualify
Florida residents who are blind or totally and permanently disabled may qualify for the $5,000 exemption.
Official source. Verified .
County offices
Dariel Fernandez
collector
Official source. Verified .
Tomás Regalado
assessor
Official source. Verified .
County notes
If the original notice is mailed late, delinquency begins on April 1 or after 60 days from mailing, whichever is later.
Official source. Statutory. Verified .
File the homestead application with the county property appraiser by March 1 of the tax year.
Official source. Verified .
Additional senior homestead benefits depend on local adoption and eligibility; check availability with the property appraiser.
Official source. Verified .
Online eCheck has no convenience fee.
Official source. Verified .
Common questions
When is property tax due in Miami-Dade County?
Annual real estate taxes become payable: November 1, 2026 (statutory).
Where can I pay Miami-Dade County property tax?
Use the official payment portal: https://www.mdctaxcollector.gov/services/real-estate-tax-payments. eCheck, Credit card, Debit card, Mobile wallet
What is the late-payment penalty for Miami-Dade County property tax?
Delinquent real property taxes bear 18% annual interest until a tax certificate is sold; minimum interest is 3% if paid before the certificate sale.
Does Miami-Dade County charge a fee to pay property tax online?
Online personal cards/mobile wallet: 2.50%, minimum $2.50. Commercial/international cards: 3.95%, minimum $2.50.
When can I appeal my Miami-Dade County assessment?
For valuation disputes, file by the 25th day after the property appraiser mails the assessment notice.
Sources and verification
https://www.mdctaxcollector.gov/services/real-estate-tax-payments
The 2026 annual tax notices will be mailed on October 30, 2026.
Verified
https://www.flsenate.gov/Laws/Statutes/2026/197.333
All taxes shall be due and payable on November 1 of each year or as soon thereafter as the certified tax roll is received by the tax collector.
Verified
https://floridarevenue.com/property/Documents/tccalendar.pdf
March 31 Taxpayer Full amount of property taxes due. No discount. 197.162
Verified
https://www.flsenate.gov/Laws/Statutes/2026/197.333
Taxes shall become delinquent on April 1 following the year in which they are assessed or immediately after 60 days have expired from the mailing of the original tax notice, whichever is later.
Verified
https://floridarevenue.com/property/Documents/pt113.pdf
To apply for the homestead exemption, you must complete and submit Form DR-501 to your county property appraiser by March 1 of the tax year.
Verified
https://floridarevenue.com/property/Documents/pt110.pdf
You should check with your property appraiser to find out if an additional homestead exemption is available.
Verified
https://www.mdctaxcollector.gov/payment-methods
If paying by eCheck, there is no convenience fee.
Verified
https://www.flsenate.gov/Laws/Statutes/2026/197.172
Real property taxes shall bear interest at the rate of 18 percent per year from the date of delinquency until a certificate is sold, except that the minimum charge for delinquent taxes paid prior to the sale of a tax certificate shall be 3 percent.
Verified
https://floridarevenue.com/property/Documents/pt107.pdf
The property appraiser sends an annual Notice of Proposed Property Taxes in August to each property owner.
Verified
https://www.flsenate.gov/Laws/Statutes/2026/194.011
The petition may be filed, as to valuation issues, at any time during the taxable year on or before the 25th day following the mailing of notice by the property appraiser as provided in subsection (1).
Verified
https://www.flsenate.gov/Laws/Statutes/2026/194.011
The completed petition shall be filed with the clerk of the value adjustment board of the county, who shall acknowledge receipt thereof and promptly furnish a copy thereof to the property appraiser.
Verified
https://floridarevenue.com/property/Documents/pt113.pdf
If a person purchases a property and makes it his or her permanent residence by January 1 and files the homestead exemption application with the county property appraiser’s office, he or she may be eligible to receive the homestead exemption for that tax year.
Verified
https://floridarevenue.com/property/Documents/pt109.pdf
Veterans who are Florida residents and were honorably discharged with a service-related total and permanent disability may be eligible for a total exemption from ad valorem taxes on property they own and use as their homesteads.
Verified
https://floridarevenue.com/property/Documents/pt111.pdf
Property to the value of $5,000 of every widow, widower, blind person, or totally and permanently disabled person who is a bona fide resident of this state is exempt from taxation
Verified
https://www.mdctaxcollector.gov/payment-methods
Pay online: If paying by eCheck, there is no convenience fee.
Verified
https://www.mdctaxcollector.gov/payment-methods
If paying by eCheck, there is no convenience fee. … If paying by credit card, debit card, or mobile wallet a non-refundable convenience fee of 2.50 percent (minimum $2.50) will apply to each transaction.
Verified
https://www.mdctaxcollector.gov/payment-methods
If paying by credit card, debit card, or mobile wallet a non-refundable convenience fee of 2.50 percent (minimum $2.50) will apply to each transaction. If using commercial or international/foreign credit/debit cards a non-refundable convenience fee of 3.95 percent (minimum $2.50) will apply to each transaction.
Verified
https://www.miamidadepa.gov/pa/contact/home.page
Miami-Dade County Property Appraiser Tomás Regalado
Verified
Plan your next step
Tools for your county
Open county toolsTools for Miami-Dade County, FL
Estimated bill
Starts at the county’s Census median: $463,000. Change it to your best estimate.
Estimated annual bill$3,744
Your home value × the county’s Census effective rate; your actual bill may differ.
Not tax or legal advice; confirm with your county.
Census survey, 2020–2024. Rate = median annual taxes ÷ median home value.
Census taxes paid source
0500000US12086|3744|42|4079|64|3205|60
Official source. Last verified 2026-10-24.
Late payment penalty
Not available yet
A complete date-based penalty rule and its matching cutoff have not been verified here.
Not tax or legal advice; confirm with your county.
Check the official information
Source and verification
Real property taxes shall bear interest at the rate of 18 percent per year from the date of delinquency until a certificate is sold, except that the minimum charge for delinquent taxes paid prior to the sale of a tax certificate shall be 3 percent.
Official source. Last verified 2026-10-24.
Exemption savings
Check the exemptions that may fit. A “Yes” does not confirm eligibility; your assessor makes that decision.
Homestead exemption
Qualifying property owners who make the home their permanent residence by January 1.
Possible annual savingsAnswer above
We’ll show the next step for this exemption.
Not tax or legal advice; confirm with your county.
Official eligibility and application
Eligibility source
If a person purchases a property and makes it his or her permanent residence by January 1 and files the homestead exemption application with the county property appraiser’s office, he or she may be eligible to receive the homestead exemption for that tax year.
Official source. Last verified 2026-10-24.
Disabled veteran homestead exemption
Florida-resident veterans honorably discharged with a service-related total and permanent disability may qualify for a total homestead exemption.
Possible annual savingsAnswer above
We’ll show the next step for this exemption.
Not tax or legal advice; confirm with your county.
Official eligibility and application
Eligibility source
Veterans who are Florida residents and were honorably discharged with a service-related total and permanent disability may be eligible for a total exemption from ad valorem taxes on property they own and use as their homesteads.
Official source. Last verified 2026-10-24.
Blind or totally and permanently disabled resident exemption
Florida residents who are blind or totally and permanently disabled may qualify for the $5,000 exemption.
Possible annual savingsAnswer above
We’ll show the next step for this exemption.
Not tax or legal advice; confirm with your county.
Official eligibility and application
Eligibility source
Property to the value of $5,000 of every widow, widower, blind person, or totally and permanently disabled person who is a bona fide resident of this state is exempt from taxation
Official source. Last verified 2026-10-24.
Homestead Exemption
Owner's permanent residence or permanent residence of an owner's dependent may qualify; the property appraiser determines eligibility.
Possible annual savingsAnswer above
We’ll show the next step for this exemption.
Not tax or legal advice; confirm with your county.
Official eligibility and application
Eligibility source
When someone owns property and makes it his or her permanent residence or the permanent residence of his or her dependent, the property owner may be eligible to receive a homestead exemption that would decrease the property’s taxable value by as much as $50,000.
Official source. Last verified 2026-10-24.
Estimates are separate. Do not add them together; eligibility, taxing units and restrictions can overlap.
Is my assessment too high?
Use market value, not assessed or taxable value.
Compared with the county medianAt the median
This compares market values only; being above the county median does not establish overassessment.
Not tax or legal advice; confirm with your county.
Census survey, 2020–2024. Rate = median annual taxes ÷ median home value.
Census taxes paid source
0500000US12086|3744|42|4079|64|3205|60
Official source. Last verified 2026-10-24.
Appeal dates and filing
For valuation disputes, file by the 25th day after the property appraiser mails the assessment notice.
How to file: Clerk of the county value adjustment board (VAB).
State guidance: File a Value Adjustment Board petition with the VAB clerk in the county where the property is located.
Official appeal source. Last verified 2026-10-24.
Official appeal source. Last verified 2026-10-24.
Official appeal source. Last verified 2026-10-24.
Official appeal source. Last verified 2026-10-24.
Compare counties
Compare the same home value in up to four counties.
Starts at the county’s Census median: $463,000. Change it to your best estimate.
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Not tax or legal advice; confirm with your county.
Not tax or legal advice; confirm with your county. How these estimates work.
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Related counties in the same Census area
Miami-Fort Lauderdale-West Palm Beach, FL (Metropolitan Statistical Area). Census delineation, verified October 24, 2026.
Source membership row
33100 | Miami-Fort Lauderdale-West Palm Beach, FL | Metropolitan Statistical Area | Miami-Dade County | Florida | 12 | 086
Updated , from cited verification dates. Individual sources may have earlier checks.