Property tax season starts next week in Miami-Dade. The county Tax Collector says its 2026 annual tax notices will be mailed Friday, Oct. 30, according to its real estate tax page. Owners signed up for BillExpress will get their bill by email that same day, and online viewing and payment opens Oct. 30, too.

For most owners this is the big once-a-year bill. Paying early is the simplest way to make it smaller.

The discount calendar

Florida law sets a discount for paying early, the Tax Collector's early payment page explains:

  • November: 4% off.
  • December: 3% off.
  • January: 2% off.
  • February: 1% off.
  • March: the full amount, with no discount.

On a $10,000 bill, paying in November saves $400. Waiting until December saves $300.

Payments made online or in person count on the day you submit them. Mailed payments count by the postmark date. If a discount period ends on a weekend or legal holiday, the deadline moves to the next business day for online and in-person payments. Jan. 31, 2027, falls on a Sunday, so the 2% deadline for online and in-person payments moves to Monday, Feb. 1.

A bill lost in the mail or bounced back by email does not extend a discount. State law holds owners responsible for knowing their taxes are due, so look up your bill online if it does not arrive.

What's on the bill

The Tax Collector collects taxes but does not set them. Your tax is based on your property's value, minus any exemptions, as set by the Property Appraiser. That number is multiplied by tax rates set by the county, your city and other taxing bodies. Some bills also include special assessments, such as water, road and sewer charges.

If you think your taxes are too high, the Property Appraiser says to contact the taxing authority. Its staff can talk about your assessed value, but Florida law does not allow a lower value because of personal hardship. The Tax Collector has programs for paying in quarterly installments, making partial payments and, for some homestead owners, deferring taxes.

Dates after the discounts

  • April 1, 2027: 2026 taxes must be paid before this date.
  • June 1, 2027: the annual tax certificate sale begins. A certificate on an unpaid bill can lead to the loss of the property at a future date, the Tax Collector warns.

The Tax Collector's main office is at 200 NW 2nd Ave. in downtown Miami. It is open 8 a.m. to 5 p.m. weekdays and 8 a.m. to 1 p.m. Saturdays. The phone number is 305-375-5448.

For background on this year's rates, see our story on the county's flat tax rate. Voters will also decide a property tax question on Nov. 3; our Amendment 3 explainer walks through it.

Buying or selling in Miami-Dade? The Miami Lookout is founded by Joe Biscaha, a Miami real estate advisor with Compass.