Miami-Dade property tax rates are set in mills, and for 2025 the combined rate in unincorporated Miami-Dade is 16.9317 mills, with rates across the county’s cities running from roughly 15.5 mills in Key Biscayne to over 22 mills in Miami Gardens. One mill equals $1 of tax per $1,000 of taxable value, so a home with $200,000 in taxable value at a 17-mill rate owes about $3,400 before discounts. Where your property sits inside the county is what moves the number.
How Your Rate Is Built
Nobody in Miami-Dade pays a single millage rate. Your bill stacks separate rates set by the Board of County Commissioners (county operations, fire rescue, libraries), the School Board, the Children’s Trust, the South Florida Water Management District, the Florida Inland Navigation District, and, if you live inside a city, your municipal government.1Property Appraiser of Miami-Dade County. Taxing Authorities Each authority sets its own rate, and the total is what applies to your taxable value.2Florida Department of Revenue. A Florida Homeowner’s Guide: Millage
The countywide pieces are identical everywhere in Miami-Dade. What varies is the city rate on top. If you’re in an unincorporated area, the county provides municipal services directly, and an Unincorporated Municipal Service Area rate takes the place of a city rate.
2025 Combined Millage Rates by City
Rates are adopted each September during budget hearings and stay in effect for the following tax year. Combined millage rates for 2025 in the largest jurisdictions:3Property Appraiser of Miami-Dade County. 2025 Adopted Millage Rates
- Unincorporated Miami-Dade: 16.9317 mills
- City of Miami: 19.9878 mills
- Miami Beach: 18.7601 mills
- Coral Gables: 18.1852 mills
- Hialeah: 18.6468 mills
- Homestead: 20.9465 mills
- Doral: 17.2203 mills
- Miami Gardens: 22.3921 mills
- Key Biscayne: 15.5108 mills
- Aventura: 16.7488 mills
The spread matters. A homeowner in Miami Gardens faces a combined rate roughly 7 mills higher than someone in Key Biscayne, which on a $300,000 taxable value translates to about $2,100 more per year for the same house value.
From Market Value to What You Actually Owe
The rate is only half the equation. The other half is the taxable value it gets applied to, and that number is usually well below what your home would sell for.
The Miami-Dade Property Appraiser assesses every parcel as of January 1 each year.4Miami-Dade County Tax Collector. Real Estate Taxes Florida law calls the target “just value,” essentially what a willing buyer would pay a willing seller. Statute lists eight factors the appraiser must weigh, including present cash value, location, income potential, condition, and recent comparable sales.5Florida Legislature. Florida Code 193.011 – Factors to Consider in Deriving Just Valuation
Just value is not the same as taxable value. Two adjustments sit between them. First, if you have a homestead, the Save Our Homes cap can hold your assessed value below just value. Second, exemptions reduce assessed value to reach taxable value. The formula on your bill is straightforward: taxable value × total millage rate = taxes owed.
Save Our Homes
Once you have a homestead exemption, the Save Our Homes provision in the Florida Constitution caps annual increases in assessed value at 3% or the change in the Consumer Price Index, whichever is lower.6Florida Legislature. Florida Code 193.155 – Homestead Assessments In a hot market, that cap keeps your tax bill from tracking a 10% or 15% value jump. The longer you stay, the wider the gap between assessed value and market value.
When you sell and buy another Florida home, portability lets you transfer up to $500,000 of that accumulated benefit to the new property. You have three tax years from January 1 of your last qualified homestead to establish the new one, and the portability application must be filed with the property appraiser by March 1 of the year you claim it. If you’re moving up in value, you carry the full dollar benefit; if you’re downsizing, the benefit is prorated by the ratio of new to old value.
Exemptions That Reduce Taxable Value
Homestead
If you own a home in Miami-Dade and it’s your permanent residence on January 1, you can claim a homestead exemption worth up to $50,000 off assessed value.7Florida Department of Revenue. Property Tax Exemptions The exemption comes in two pieces. The first $25,000 reduces taxable value for every taxing authority, school district included. The additional $25,000 applies only to assessed value between $50,001 and $75,000, and it does not reduce school district taxes. On a home assessed at $350,000 with the full exemption, non-school millage applies to $300,000 and school millage applies to $325,000.
Seniors
Homeowners 65 or older whose household income doesn’t exceed the annual limit (set at $38,686 for 2026) may qualify for an additional homestead exemption of up to $50,000, where the county or city has adopted it.8Florida Department of Revenue. Two Additional Homestead Exemptions for Persons 65 and Older Some municipalities have adopted a separate exemption equal to the full assessed value for qualifying seniors who have lived in the home at least 25 years and whose property’s just value is under $250,000.9Florida Department of Revenue. Property Tax Benefits for Persons 65 or Older The income limit adjusts annually, and the application deadline is March 1.
Veterans and People With Disabilities
Veterans with a service-connected disability rated by the U.S. Department of Veterans Affairs receive a property tax discount equal to their disability percentage. A 60% rating yields a 60% reduction on taxes owed on the homestead.9Florida Department of Revenue. Property Tax Benefits for Persons 65 or Older Veterans rated totally and permanently disabled, and their surviving unremarried spouses, may qualify for a full exemption from homestead property taxes.
Surviving Spouses
An unmarried surviving spouse who is a Florida resident on January 1 can claim a $5,000 reduction in assessed value on their primary home, in addition to any homestead exemption.10Property Appraiser of Miami-Dade County. Widow/Widower Exemption Remarrying ends eligibility.
Deployed Military
Service members deployed outside the continental United States in support of designated military operations receive a partial homestead exemption based on days deployed. Two hundred days out of 365 works out to roughly 55% of the homestead’s taxable value exempt for that year.11Florida Department of Revenue. Deployed Military Exemption Application Applications are due to the property appraiser by March 1 with deployment documentation.
Charges the Millage Rate Doesn’t Cover
Your tax bill also includes non-ad valorem assessments, which are flat fees not tied to millage or property value. They fund specific services such as solid waste collection, stormwater management, lighting districts, and community development districts.12Property Appraiser of Miami-Dade County. Non-Ad Valorem Assessments Solid waste alone can run over $700 per year in Miami-Dade. Homestead and other property tax exemptions do not reduce these charges.
Your TRIM Notice and Challenging the Value
Every August, the property appraiser mails a Truth in Millage (TRIM) notice.13Florida Department of Revenue. Florida Property Tax Calendar It is not a bill. It shows market value, assessed value, exemptions, and proposed taxes from each authority beside last year’s figures, plus the dates of the budget hearings where rates will be finalized.
Three things to check on the TRIM: whether market value matches what your property would realistically sell for, whether every exemption you applied for is reflected, and how the proposed total compares to last year. The clock on any formal challenge starts the day the TRIM is mailed.
If you believe the appraiser overvalued your home, you can petition the Miami-Dade Value Adjustment Board within 25 days of the TRIM mailing date. The filing fee is $15 per parcel, and no fee applies to a homestead denial appeal.14Florida Senate. Florida Code 194.013 – Filing Fees for Petitions Petitions must be received by the deadline; a postmark on day 25 is not enough. A special magistrate hears most cases, and the burden starts with the property appraiser to show the assessment was arrived at properly. Comparable sales, a recent appraisal, or documentation of defects that affect value are what carry a hearing. You can also raise the issue informally with the appraiser’s office before filing.
Paying the Bill
Tax bills go out in November and are due by March 31. Florida rewards early payment:15Miami-Dade County Tax Collector. Discounts for Early Payment
- November: 4% discount
- December: 3% discount
- January: 2% discount
- February: 1% discount
- March: full amount due
On a $5,000 bill, paying in November saves $200. The Miami-Dade Tax Collector accepts payments online, by mail, or in person.
Quarterly Installment Plan
Florida also offers a quarterly installment plan with its own discount structure. Payments are due June 30 (6% discount), September 30 (4.5% discount), December 31 (3% discount), and March 31 (no discount).16Florida Senate. Florida Code 197.162 – Discount for Payment of Taxes Before Delinquency You must apply by April 30 of the year before the taxes are due. Miss that date and you’re on the standard schedule for the year.
If You Don’t Pay
Taxes become delinquent on April 1. Delinquent taxes accrue interest at 18% per year, with a minimum charge of 3%.17Florida Legislature. Florida Code 197.172 – Interest Rates on Delinquent Taxes By June 1, the tax collector advertises and sells tax certificates on properties with unpaid balances. A certificate holder doesn’t own your property, but they’ve paid your taxes and earned the right to collect what’s owed plus interest. If the certificate goes unredeemed for two years, the holder can apply for a tax deed, which is how properties are actually lost to unpaid taxes. That 18% rate makes delinquency one of the most expensive debts a homeowner can carry.