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When does the Miami-Dade property tax bill arrive?
Your 2026 Miami-Dade property tax bill will be mailed on or before November 1, and paying it in November earns a 4% discount. Many owners in Miami pay the full amount in March without knowing they left money on the table, and many buyers who close in the fall are surprised by how taxes are split at closing. Here is the calendar, the options, and how to read the bill line by line.
By Erika Schell, P.A. | October 2026
Key takeaways
- The Miami-Dade property tax bill is mailed by November 1 and is due by March 31; it becomes delinquent on April 1.
- Paying early saves money: 4% in November, 3% in December, 2% in January and 1% in February, under Florida Statute 197.162.
- If your lender pays through escrow, it receives the Miami-Dade property tax bill and pays it, usually in November to capture the 4% discount.
The 2026–2027 payment calendar
The Miami-Dade Tax Collector mails bills on or before November 1. Taxes are payable from that date and become delinquent on April 1 of the following year. Under Florida Statute 197.162, the discount depends on when you pay:
| Paid in | Discount | On a $20,000 bill you pay |
|---|---|---|
| November 2026 | 4% | $19,200 |
| December 2026 | 3% | $19,400 |
| January 2027 | 2% | $19,600 |
| February 2027 | 1% | $19,800 |
| March 2027 | 0% | $20,000 |
On a luxury home, the difference between paying in November and in March can be several hundred to a few thousand dollars, for doing the same thing four months earlier.
How to read your Miami-Dade property tax bill
The bill can look like a wall of numbers. These are the parts that matter:
- Assessed value. With homestead, this is the capped value under Save Our Homes, often far below market value. Without homestead, the cap is 10% a year for non-school taxes.
- Exemptions. The homestead exemption reduces the taxable value. School taxes only receive the first $25,000, so you will see two different taxable values on the same bill.
- Ad valorem taxes. Each taxing authority (School Board, county, fire rescue, library, your city, the Children’s Trust, water management) is listed with its millage rate. One mill is $1 per $1,000 of taxable value.
- Non-ad valorem assessments. Flat charges such as garbage collection or special districts. In many newer Doral communities this is where the CDD assessment appears.
- Payment coupon. It shows the amount due in each month, already discounted.
For context, the Miami-Dade Property Appraiser’s 2025 adopted millage chart shows a combined rate of about 17.22 mills in Doral, of which 6.633 mills go to the School Board. For 2026, the county kept its operating rate flat at 4.5740 mills.
Before the bill: the TRIM notice
In August, every owner receives a TRIM notice (Notice of Proposed Property Taxes) from the Property Appraiser. It is not a bill. It shows your January 1 value, your exemptions, and the taxes each authority proposes. If you disagree with the value, you have 25 days from the mailing to file a petition with the Value Adjustment Board. By November, that window has closed for the 2026 bill, so read the TRIM notice when it arrives next year.
The quarterly installment plan
If you prefer to spread the cost, the Tax Collector offers a quarterly installment plan. You apply by April 30 for the following tax year, and each payment earns its own discount: 6% for the June payment, 4.5% for September, 3% for December, and none for March. Properties whose taxes are paid through a mortgage escrow cannot use the plan. If you miss the first installment, you are removed from the plan for that year.
If your lender pays through escrow
When you have a mortgage with an escrow account, the lender collects a monthly amount with your payment and pays the bill directly, usually in November. You will still receive a copy of the bill. Check that the payment posted on the Tax Collector’s site, and expect an escrow adjustment if the new bill is higher than the old one. This happens often in the first year after a purchase, when the home is reassessed at the purchase price.
Buying or selling between November and March
Florida property taxes are paid in arrears, so at closing they are prorated: the seller pays for the days they owned the home in the calendar year. If the 2026 bill has already been issued, the proration uses the actual bill, typically at the maximum discount. If it has not, the title company estimates it. My guide to who pays closing costs in Florida explains the rest of the settlement statement.
Buyers should also budget the next bill on their own purchase price, not on the seller’s bill, because the seller’s homestead and Save Our Homes savings do not transfer. If you are buying a primary home, file the homestead exemption by March 1.
What happens if you do not pay
Unpaid taxes become delinquent on April 1. According to the Tax Collector, it holds a tax certificate sale beginning on or before June 1, where investors buy liens on delinquent properties. Interest, fees and advertising costs are added, and a prolonged delinquency can lead to a tax deed application. If you will be traveling in the spring, pay before you leave.
What could change in 2027
Amendment 3, on the November 3, 2026 ballot, would raise the homestead exemption for non-school taxes and lower the cap for non-homestead property. If it passes, the first bills to reflect it would be the ones mailed in November 2027. I explain it in my Florida Amendment 3 guide.
Frequently Asked Questions
When is the Miami-Dade property tax bill due?
Bills are mailed by November 1 and the full amount is due by March 31. Unpaid taxes become delinquent on April 1.
How much is the early payment discount in Miami-Dade?
Under Florida Statute 197.162 the discount is 4% in November, 3% in December, 2% in January and 1% in February. There is no discount in March.
Can I pay Miami-Dade property taxes in installments?
Yes. The Tax Collector’s quarterly installment plan requires an application by April 30 for the following tax year and is not available for properties paid through escrow.
Why is my first tax bill higher than the seller’s?
The home is reassessed at market value on January 1 after the sale, and the seller’s homestead exemption and Save Our Homes cap do not transfer to the buyer.
What is the difference between the TRIM notice and the tax bill?
The TRIM notice arrives in August, shows proposed taxes and opens a 25-day window to appeal the value. The tax bill arrives by November 1 and is the amount you actually pay.
Buying or selling in Miami this season?
I review the tax history and the next bill with every client before they make an offer or set a price. Reach out through the contact page or call (786) 801-4442. You can also download my free Luxury Seller’s Guide. I work in English and Spanish.
Lea esta guía en español: impuesto a la propiedad en Miami-Dade: fechas y descuentos.
About Erika Schell, P.A.
Erika Schell is a Luxury Certified REALTOR® with The Keyes Company, affiliated with Forbes Global Properties, and an 8-time Top Producer at Keyes Doral serving buyers, sellers, and investors across Miami-Dade County. Florida Real Estate License #3366404. With a Master’s in Finance and more than 20 years of corporate experience, Erika brings the precision of a financial analyst to every luxury transaction. This article is general information, not tax advice; confirm amounts and dates with the Miami-Dade Tax Collector. Sources: Florida Statutes 197.162; Miami-Dade Tax Collector, quarterly installment plan; Miami-Dade Property Appraiser, TRIM notice; Miami-Dade Property Appraiser, 2025 adopted millage chart.