The City of Miami proposed keeping its 2026 rate at 7.1080 mills. Bills go out in November with a 4% discount that month. Appraiser: 305-375-4712.
Last checked Oct. 9, 2026. Sources: the Property Appraiser of Miami-Dade County, its 2026 proposed millage comparison and 2025 adopted millage chart, the Clerk’s Value Adjustment Board page and the Florida Department of Revenue’s guide for taxpayers.
Three offices handle property taxes in Miami. The Property Appraiser of Miami-Dade County sets your property’s value and handles exemptions. Taxing bodies, including the Miami City Commission, the County Commission and the School Board, set the rates. The Miami-Dade Tax Collector mails the bill and takes payment. The appraiser’s office says plainly that it does not send bills or collect taxes.
Who to call
- Property Appraiser (values, homestead, exemptions): 305-375-4712, Stephen P. Clark Center, 111 NW First St., Suite 710; 8 a.m. to 5 p.m. weekdays
- Property Appraiser, South Dade office: 305-232-3810, 10710 SW 211th St., Cutler Bay
- Miami-Dade Tax Collector (bills, payment): mdctaxcollector.gov
- Value Adjustment Board (appeals): Clerk of the Court and Comptroller
- Look up your property: property search
The City of Miami’s rate
On the property appraiser’s proposed millage comparison dated Aug. 24, 2026, the City of Miami’s proposed operating rate for 2026 is 7.1080 mills, unchanged from 2025. The city’s debt service rate stays at 0.2536 mills. The Miami Downtown Development Authority, which taxes property downtown only, proposed 0.3800 mills, down from 0.3900.
The City Commission held its first budget hearing on Sept. 10 and sets the final rate at its second hearing. The final figure will be on the November bill.
A mill is $1 of tax for every $1,000 of taxable value. At 7.1080 mills, the city’s operating share on a home with $300,000 of taxable value is $2,132.40 a year.
The city rate since 2018
The city’s rate has come down by almost half a mill since 2020 and 2021, when it stood at 7.6665, according to the property appraiser’s adopted millage charts.
What else is on the bill
The city’s rate is one line. For a typical City of Miami property (millage code 0100), the property appraiser’s 2025 adopted chart adds up to 19.9878 mills, down from 20.0332 in 2024. The main pieces, with the rates proposed for 2026:
| Taxing body | 2025 (mills) | 2026 proposed |
|---|---|---|
| City of Miami operating | 7.1080 | 7.1080 |
| City of Miami debt service | 0.2536 | 0.2536 |
| Miami-Dade County, countywide | 4.5740 | 4.5740 |
| County debt service | 0.4171 | 0.3937 |
| County library | 0.2812 | 0.2812 |
| School Board, all levies | 6.6330 | 6.6230 |
| The Children’s Trust | 0.4638 | 0.4638 |
| State and water districts (SFWMD, Everglades, Okeechobee Basin, FIND) | 0.2571 | 0.2571 |
The county’s Fire-Rescue rate (2.3965 mills) does not appear on the City of Miami line of the chart. Properties downtown also carry the DDA rate.
When to pay
From the Florida Department of Revenue:
- The tax collector mails bills in November.
- Pay early for a discount: 4% in November, 3% in December, 2% in January, 1% in February.
- Unpaid taxes become delinquent April 1.
Homestead exemption
If you own and live in your Miami home as of Jan. 1, file for homestead with the property appraiser by March 1. According to the appraiser’s homestead page:
- The exemption was worth $50,722 of assessed value for the 2025 tax year, and is recalculated each year with the Consumer Price Index. The second part of it applies only to properties assessed at $50,000 or more and does not reduce the School Board’s share.
- You need a Florida driver’s license or ID, vehicle registration, voter registration or similar proof that the home is your permanent residence.
- Apply online, by appointment or in person at either office.
- Once granted, the Save Our Homes cap limits the yearly rise in assessed value to 3% or the change in the Consumer Price Index, whichever is less.
How to appeal your value
The property appraiser mails the TRIM notice (Notice of Proposed Property Taxes) in late summer. If you think your value is wrong:
- Call or visit the property appraiser at 305-375-4712 for an informal review.
- Petition the Value Adjustment Board within 25 days of the TRIM notice. For 2026 the deadline was Sept. 18, 2026, the Clerk’s office says. The fee is $15 per parcel. The board’s next meeting is 5:30 p.m. Tuesday, Oct. 13, in the Miami Springs Council Chambers, 201 Westward Drive.
- File in circuit court. You do not have to go to the board first.
Filing a petition does not stop the bill. Pay on time to keep the discount.
What this means for you
- The city did not propose a rate increase for 2026; your bill still moves with your assessed value and the other bodies’ rates.
- Bought a home this year? File for homestead by March 1, 2027.
- Pay in November for the full 4% discount.
Related: Miami home prices, moving to Miami and who to call at City Hall.
Frequently asked questions
When are Miami-Dade property taxes due?
Bills go out in November. Florida gives a 4% discount for paying in November, 3% in December, 2% in January and 1% in February. Unpaid taxes become delinquent April 1.
What is the City of Miami millage rate?
The city’s operating rate was 7.1080 mills in 2025, and the city proposed the same 7.1080 for 2026, plus 0.2536 mills for debt service. County, school and other rates are added on the bill.
What is the homestead exemption deadline in Miami-Dade County?
March 1. Apply online with the Property Appraiser of Miami-Dade County or call 305-375-4712. The total homestead exemption was worth $50,722 of assessed value for 2025.
How do I appeal my property assessment in Miami-Dade?
Talk to the property appraiser first at 305-375-4712, then petition the Value Adjustment Board through the Clerk of the Court within 25 days of the TRIM notice. The 2026 deadline was Sept. 18, 2026.
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