Miami-Dade County, FL property tax

Census ACS 2023 5-year estimates · updated 2026-09-20

The median effective property tax rate in Miami-Dade County is 0.83%, above the Florida median of 0.79% and below the national median of 0.98%. The median homeowner pays $3,516 a year on a home worth $425,400.

Effective rate: 0.83%
Median annual bill: $3,516
Median home value: $425,400
Rank in Florida: 13of 67

Effective property tax rate: Miami-Dade County compared with Florida and the United States

Median annual bill divided by median home value, Census ACS 2023 5-year estimates.

Estimated annual bill by home value

At the county median effective rate of 0.83%, before exemptions. Jurisdictions inside the county differ; use the estimator for a specific home value and exemption.
Home value	Estimated bill	Per month
$200,000	$1,660	$138
$300,000	$2,490	$208
$400,000	$3,320	$277
$500,000	$4,150	$346
$750,000	$6,225	$519
$1,000,000	$8,300	$692

Estimate for your home value

Miami-Dade County millage rates, 2025

For 2025, the county-wide millage in Miami-Dade County is 12.3450 mills: 4.5740 for county government operations and 6.4990 for school board operations, plus the other county-wide levies below. One mill is $1 per $1,000 of taxable value, so $100,000 of taxable value owes $1,235 in county-wide taxes before any city or district levy. In 2024 the county-wide millage was 12.3620.

County-wide levies from the Florida Department of Revenue's Millage and Taxes Levied report, 2025 and 2024. One mill is $1 per $1,000 of taxable value. School millage applies to school taxable value, which can differ from county taxable value because some exemptions do not apply to schools. A blank 2024 cell means no levy that year.
Levy	2025 mills	2024 mills
County government operating	4.5740	4.5740
County government debt service	0.4171	0.4271
School board operating	6.4990	6.4680
School board debt service	0.1340	0.1340
County-wide independent special districts	0.7209	0.7589
County-wide total	12.3450	12.3620

Millage rates by city in Miami-Dade County

City millage as reported in the Florida Department of Revenue's Municipal Report; for every city shown, its taxable value times this millage equals the city taxes the Department reports levied. Highest first. County-wide plus city adds the county-wide total above; a property may also pay independent special districts that cover only part of the county, so treat it as the floor inside city limits. City names follow the Census Bureau's list of incorporated places. A blank 2024 cell means no 2024 figure, or one whose taxable value times millage did not equal the taxes levied.
City	City millage 2025	City millage 2024	County-wide plus city	Per $100,000 taxable
Biscayne Park	9.3000	9.4000	21.6450	$2,165
Opa-locka	8.9797	9.1630	21.3247	$2,132
El Portal	8.2000	8.3000	20.5450	$2,055
Golden Beach	7.8000	7.6630	20.1450	$2,015
Miami Shores	7.8000	7.8000	20.1450	$2,015
North Miami	7.4000	7.4000	19.7450	$1,975
Miami	7.1080	7.1364	19.4530	$1,945
Miami Gardens	6.9363	6.9363	19.2813	$1,928
Miami Springs	6.8100	6.8600	19.1550	$1,916
Florida City	6.4304	6.3080	18.7754	$1,878
Hialeah	6.3018	6.3018	18.6468	$1,865
North Miami Beach	6.1000	6.1000	18.4450	$1,845
Homestead	5.9604	5.9604	18.3054	$1,831
Miami Beach	5.8560	5.8522	18.2010	$1,820
West Miami	5.7700	5.9200	18.1150	$1,812
North Bay Village	5.7062	5.7062	18.0512	$1,805
Coral Gables	5.5590	5.5590	17.9040	$1,790
Indian Creek	5.5000	5.9000	17.8450	$1,785
Virginia Gardens	4.8500	4.8500	17.1950	$1,720
Hialeah Gardens	4.6782	4.6782	17.0232	$1,702
South Miami	3.9500	3.9500	16.2950	$1,630
Surfside	3.8830	4.0000	16.2280	$1,623
Medley	3.8500	3.2000	16.1950	$1,620
Sweetwater	3.5634	3.5634	15.9084	$1,591
Bay Harbor Islands	3.4583	3.1728	15.8033	$1,580
Key Biscayne	2.8846	2.9794	15.2296	$1,523
Cutler Bay	2.8332	2.8332	15.1782	$1,518
Pinecrest	2.5030	2.3500	14.8480	$1,485
Palmetto Bay	2.3018	2.3500	14.6468	$1,465
Miami Lakes	2.1577	2.0732	14.5027	$1,450
Bal Harbour	2.1439	2.1439	14.4889	$1,449
Aventura	1.7261	1.7261	14.0711	$1,407
Doral	1.7166	1.7166	14.0616	$1,406
Sunny Isles Beach	1.7000	1.8000	14.0450	$1,405

Property tax rates by city in Miami-Dade County

Among the 50 places listed, Sunny Isles Beach city has the highest median effective rate at 1.11% and Hialeah city the lowest at 0.59%, against 0.83% for the county as a whole.

Census ACS 2023 5-year estimates for each place as a whole. Listed: places with at least 5,000 residents whose medians have a margin of error within 20% of the estimate. * The place extends into a neighboring county, so its figures cover the whole place.
Place	Effective rate	Median bill	Median home value	Population
Miami city	0.88%	$4,203	$475,200	446,663
Hialeah city	0.59%	$2,110	$359,200	221,901
Miami Gardens city	0.78%	$2,616	$337,200	111,264
Miami Beach city	0.95%	$5,152	$542,000	81,319
Homestead city	1.08%	$3,740	$346,500	80,725
Kendall CDP	0.79%	$4,097	$516,900	78,527
Doral city	1.10%	$5,662	$514,600	76,490
North Miami city	0.67%	$2,186	$326,300	59,429
The Hammocks CDP	0.79%	$3,473	$437,700	58,548
Fountainebleau CDP	0.66%	$1,871	$284,600	56,453
Westchester CDP	0.75%	$3,537	$473,300	53,082
Kendale Lakes CDP	0.71%	$2,692	$378,100	52,141
Tamiami CDP	0.73%	$3,306	$451,400	51,201
Country Club CDP	0.73%	$2,500	$340,900	51,000
Coral Gables city	0.89%	$9,001	$1,007,500	49,243
Cutler Bay town	0.89%	$3,749	$420,800	44,483
North Miami Beach city	0.69%	$2,188	$317,800	43,104
Princeton CDP	1.05%	$4,057	$386,000	41,476
Aventura city	0.90%	$3,734	$416,300	39,372
South Miami Heights CDP	0.63%	$2,247	$357,000	37,525
Richmond West CDP	0.78%	$3,512	$448,900	35,988
Kendall West CDP	0.78%	$2,957	$377,800	35,492
Golden Glades CDP	0.64%	$2,208	$346,900	35,042
West Little River CDP	0.65%	$1,901	$293,400	33,147
Miami Lakes town	0.82%	$4,706	$577,300	30,731
Leisure City CDP	0.70%	$2,347	$333,100	26,917
Ives Estates CDP	0.81%	$2,323	$287,500	26,154
Palmetto Bay village	0.84%	$6,601	$787,000	24,247
Coral Terrace CDP	0.74%	$3,672	$496,500	24,051
Hialeah Gardens city	0.66%	$2,111	$319,200	22,634
The Crossings CDP	0.76%	$3,167	$414,300	22,359
Sunny Isles Beach city	1.11%	$5,449	$489,700	22,125
Country Walk CDP	0.90%	$4,398	$489,400	18,693
Pinewood CDP	0.83%	$2,604	$315,400	17,427
Palmetto Estates CDP	0.68%	$2,801	$412,200	16,587
Three Lakes CDP	0.94%	$4,105	$434,800	16,426
Brownsville CDP	0.65%	$1,841	$285,100	16,391
Naranja CDP	0.99%	$3,065	$310,700	14,610
Sunset CDP	0.77%	$4,153	$537,500	13,652
Miami Springs city	1.08%	$5,461	$504,000	13,606
Olympia Heights CDP	0.77%	$3,827	$497,300	13,179
Goulds CDP	0.80%	$3,314	$415,100	12,019
South Miami city	0.65%	$4,826	$736,900	11,926
Miami Shores village	0.94%	$7,408	$788,600	11,627
Westwood Lakes CDP	0.68%	$3,175	$465,000	10,768
West Perrine CDP	0.64%	$2,089	$328,800	9,944
North Bay Village city	1.02%	$4,587	$448,000	8,004
West Miami city	0.76%	$3,337	$436,700	7,077
Surfside town	0.93%	$6,841	$736,800	5,566
Palm Springs North CDP	0.81%	$3,850	$476,500	5,291

Miami-Dade County compared with Florida and the US

Area	Effective rate	Median bill	Median home value
Miami-Dade County	0.83%	$3,516	$425,400
Florida median	0.79%	$2,555	$325,000
United States median	0.98%	$2,969	n/a

Miami-Dade County compared with neighboring counties

Miami-Dade County borders 3 counties. Ranked from lowest to highest median effective rate, it places 3 of 4.

Counties sharing a border with Miami-Dade County, from the Census Bureau county adjacency file; figures from Census ACS 2023 5-year estimates, lowest effective rate first.
County	Effective rate	Median bill	Median home value
Monroe County	0.54%	$3,943	$723,800
Collier County	0.66%	$3,219	$486,800
Miami-Dade County	0.83%	$3,516	$425,400
Broward County	0.95%	$3,610	$380,400

Florida statewide: Homestead exemption of up to $50,000: the first $25,000 applies to all levies including schools, and an additional exemption of up to $25,000 applies to assessed value above $50,000 for non-school levies. Apply to the county property appraiser by March 1.

Due dates and payment

Florida statewide: bills mailed November 1; 4% discount in November declining to 0% in March; delinquent April 1. Confirm the local schedule with the Miami-Dade County tax office.

Appealing your assessment

25 days from the mailing of the TRIM notice in August. Bring recent sales of comparable homes, photos of condition issues, and any error in the record such as square footage or lot size. How to appeal, step by step.

How Florida assesses value

Just (market) value set January 1 by the county property appraiser, less exemptions. Full Florida rules, exemptions and deadlines.

Rates and medians: U.S. Census Bureau, ACS 2023 5-year estimates, tables B25103 and B25077. Effective rate is median taxes paid divided by median owner-occupied home value. Places: Census place by county reference file. Florida millage: Florida Department of Revenue, property tax data portal, data book 2025 and 2024. Neighbors: Census county adjacency file. Rules: Florida Department of Revenue, Property Tax Exemptions and Save Our Homes.

Frequently asked questions

What is the property tax rate in Miami-Dade County, FL?

The median effective property tax rate in Miami-Dade County is 0.83% of home value, above the Florida median of 0.79% and below the national median of 0.98%. The median homeowner pays $3,516 a year on a median home value of $425,400 (Census ACS 2023 5-year).

How much is property tax on a $400,000 house in Miami-Dade County?

About $3,320 per year at the county's median effective rate of 0.83%, before exemptions. The exact bill depends on the city, school district and special districts that serve the parcel, so treat this as a planning estimate.

When are property taxes due in Miami-Dade County?

Florida statewide: bills mailed November 1; 4% discount in November declining to 0% in March; delinquent April 1. Check the Miami-Dade County tax office for the exact local dates.

How do I appeal a property tax assessment in Miami-Dade County?

25 days from the mailing of the TRIM notice in August. Full Florida rules are on the Florida page.

How does Miami-Dade County compare with the rest of Florida?

Miami-Dade County ranks 13 of 67 Florida counties by effective rate. The Florida median is 0.79% and the median bill is $2,555.