The short answer
For 2026, total property tax rates in Miami-Dade County range from 15.46 mills in Key Biscayne to 24.19 in Biscayne Park. A mill is $1 per $1,000 of taxable value, so that's roughly 1.5% to 2.4% of taxable value. In the City of Miami the 2026 rate is 19.9544, and in unincorporated Miami-Dade (Kendall, Westchester and other areas outside a city) it's 16.8983.
These are the final rates adopted in September 2026, published by the Miami-Dade Property Appraiser. They apply to the bills mailed around November 1, 2026. Almost every city's rate edged down slightly from 2025, but because values rose about 5.4% countywide, many bills will still go up.
2026 millage rates by city
The total includes the county, the school board, the city (or unincorporated area), the fire and library districts where they apply, and the regional water and Children's Trust levies. The last column estimates the tax on a newly bought $400,000 homestead with the 2026 exemptions ($25,000 off for school taxes, $51,411 off for everything else).
| City | 2026 total millage | 2025 | Tax on a $400,000 homestead |
|---|---|---|---|
| Miami Gardens | 22.3393 | 22.3921 | $7,962 |
| North Miami | 22.1081 | 22.1415 | $7,882 |
| Florida City | 21.4197 | 21.4531 | $7,642 |
| North Miami Beach | 21.0007 | $7,496 | |
| Homestead | 20.9001 | 20.9465 | $7,460 |
| City of Miami | 19.9544 | 19.9878 | $7,131 |
| South Miami | 18.9393 | $6,777 | |
| Miami Beach | 18.6681 | 18.7601 | $6,682 |
| Hialeah | 18.6134 | 18.6468 | $6,663 |
| Coral Gables | 18.1518 | 18.1852 | $6,502 |
| Cutler Bay | 17.8225 | 17.8559 | $6,388 |
| Pinecrest | 17.4923 | 17.5257 | $6,273 |
| Palmetto Bay | 17.3393 | 17.3245 | $6,219 |
| Miami Lakes | 17.1470 | 17.1804 | $6,152 |
| Doral | 16.9487 | 17.2203 | $6,083 |
| Unincorporated (Kendall and other areas) | 16.8983 | 16.9317 | $6,065 |
| Aventura | 16.7154 | 16.7488 | $6,002 |
| Sunny Isles Beach | 16.6407 | 16.7227 | $5,976 |
| Key Biscayne | 15.4636 | 15.5108 | $5,565 |
The highest 2026 rates are in small northern cities: Biscayne Park (24.1893), Opa-locka (23.9690), North Bay Village (23.2030), El Portal (23.0393) and Miami Shores (22.6325). Parts of the City of Miami inside the Downtown Development Authority area pay 20.3344, and Miami Beach's Normandy Shores area pays 19.4045.
Several cities adopted lower rates in September than they proposed on the August TRIM notices, among them Homestead (city operating rate 5.9604, down from a proposed 6.3945), Florida City, Palmetto Bay, Key Biscayne, Pinecrest and Cutler Bay.
Where the money goes
Every property in the county pays these 2026 rates, before the city or area rate:
| Levy | 2026 millage |
|---|---|
| Miami-Dade County Public Schools | 6.623 |
| County countywide operating | 4.5740 |
| County debt service | 0.3937 |
| The Children's Trust | 0.4638 |
| South Florida Water Management District (incl. Everglades and Okeechobee Basin) | 0.2301 |
| Florida Inland Navigation District | 0.0270 |
Most areas also pay the Fire Rescue District (2.3965) and Library District (0.2812). Hialeah, Coral Gables and Key Biscayne run their own fire departments, and Hialeah its own libraries, so those county levies don't apply there. City operating rates vary widely: 7.108 in Miami and 7.40 in North Miami, against 1.5994 in Doral and 1.6514 in Sunny Isles Beach.
For how Miami-Dade compares with the rest of Florida, see Florida property tax rates by county. Its 2025 countywide average of 18.49 mills ranked 7th of 67 counties.
Values are rising faster than rates
Miami-Dade's preliminary 2026 taxable value is $540.1 billion, up 5.4% from 2025, across about 944,000 parcels, split almost evenly between 390,000 single-family homes and 395,000 condo units. The average homestead home has a market value of about $671,000, but because of Save Our Homes the median homestead's taxable value is only about $189,000. That gap is why long-time owners pay far less than new buyers: a long-time owner at the median taxable value pays roughly half the bill a new buyer of a similar home would pay at the rates above.
Exemptions
- Homestead: $25,000 off all taxes plus a second exemption, now indexed to inflation, of $26,411 for 2026 off non-school taxes, for a maximum of $51,411. You must own and live in the home on January 1 and be a U.S. citizen or permanent resident. It also starts the Save Our Homes cap of 3% or inflation, whichever is lower. See the Florida homestead guide and portability.
- Low-income senior (65+): for household adjusted gross income under $38,686 (2026), an additional exemption from county and participating city taxes.
- Long-term resident senior: if you qualify for the low-income senior exemption, have lived in the home 25 years or more and its market value was under $250,000 when you first qualified, you can be exempt from the county's and participating cities' share of the bill entirely. School taxes still apply.
- $5,000 exemptions for widows and widowers, people who are totally and permanently disabled or blind, and veterans with a service-connected disability of 10% or more.
- Full exemption for veterans with a total and permanent service-connected disability and certain surviving spouses. See disabled veteran exemptions.
The filing deadline for all of them is March 1. Late filing is possible until the deadline on your August TRIM notice, but may require a petition to the Value Adjustment Board.
How to appeal your value
Your proposed taxes arrive on the TRIM notice, usually mailed in the last week of August. You then have 25 days to file a petition with the Value Adjustment Board. For 2026 the deadline was September 18, so the next chance is on the 2027 notice. The fee is $15 per parcel, and you can file online. Hearings are by phone, and your evidence has to reach the Property Appraiser 15 days before. See your TRIM notice explained and how to appeal.
Paying the bill
- Discounts for paying early: 4% in November, 3% in December, 2% in January, 1% in February. Full amount due by March 31; delinquent April 1.
- Quarterly installments: apply by April 30 for the following tax year (the next deadline is April 30, 2027). Payments are due June 30, September 30, December 31 and March 31, with small discounts on the first three. Don't enroll if your mortgage company pays the taxes through escrow.
Unpaid Miami-Dade taxes are sold as tax certificates at up to 18% interest. See tax lien certificates.
Buying or selling in Miami-Dade
- Doc stamps: 60 cents per $100 of the price on deeds, plus a 45-cent surtax on sales of anything other than a single-family home. Condos and co-op units count as single-family for this purpose. Mortgages add a 2-mill intangible tax.
- Expect a new bill: the seller's Save Our Homes savings don't transfer to you. Budget on the full price times the millage, minus your own homestead exemption.
- Property Fraud Alert: the Clerk's free service emails you within 24 hours if a document is recorded against your property.
Amendment 3, on the November 3, 2026 ballot, would raise the homestead exemption for non-school taxes to up to $250,000 by 2028 and cut the cap on non-homestead assessment increases from 10% to 5%. See Amendment 3 explained.
Sources
2026 adopted and proposed millage, preliminary taxable values, parcel counts and homestead values are from the Miami-Dade Property Appraiser. School millage is from Miami-Dade County Public Schools, and county levies from the FY 2026-27 county budget documents. Exemption rules are from the Property Appraiser's exemption requirements guide and the Florida Department of Revenue's 2026 homestead adjustment. Appeal rules are from the Clerk's Value Adjustment Board page, payment rules from Fla. Stat. §§ 197.162 and 197.222, and doc stamps from the Clerk and the Department of Revenue. The $400,000 examples are our estimates using those rates.