Miami Beach proposed a city tax rate of 5.8060 mills for 2026-27, down from 5.8560. Bills go out in November, 4% off that month. Tax Collector: 305-375-5448.
Last checked Oct. 9, 2026. Facts on this page come from the Property Appraiser of Miami-Dade County, the Miami-Dade Tax Collector and the City of Miami Beach budget office.
Three offices touch a Miami Beach property tax bill. The Property Appraiser of Miami-Dade County values each property as of Jan. 1 and handles exemptions. The Miami Beach City Commission, the Miami-Dade County Commission, the School Board and several districts each set a tax rate in September. The Miami-Dade Tax Collector mails the bills in November and collects the money.
Who to call
- Your bill and payments: Miami-Dade Tax Collector, 305-375-5448. Pay online
- Your value and exemptions: Property Appraiser of Miami-Dade County, 305-375-4712. Search your property
- Appeals: Value Adjustment Board (Clerk of the Court and Comptroller), 305-375-5641
- Official pages: Pay your property taxes and Understanding your assessment
The Miami Beach rate for 2026-27
At its July 22, 2026, meeting the City Commission set a proposed city operating rate of 5.8060 mills for the fiscal year that began Oct. 1, 2026, by Resolution No. 2026-34387. That is 0.05 mill below the 5.8560 mills the city levied last year and above the rolled-back rate of 5.5762 mills, the rate that would raise the same money as last year from existing property, according to the city’s FY 2027 proposed budget book (PDF). The city also levies a separate voted debt rate for its general obligation bonds, proposed at 0.2048 mill. A mill is $1 of tax for every $1,000 of taxable value.
The commission adopted the final rate at its September budget hearings (Resolution No. 2026-34470). The adopted resolutions are posted on the city’s FY 2027 budget resolutions page.
The budget book shows the city’s taxable value at about $62.4 billion for 2026, up 3.5% from the year before.
Where the money goes
In 2025 the total rate on most Miami Beach property was 18.7601 mills, down from 18.7913 in 2024, according to the Property Appraiser’s 2025 adopted millage chart (PDF).
| Taxing body (2025) | Mills |
|---|---|
| City of Miami Beach operating | 5.8560 |
| City of Miami Beach debt service | 0.2779 |
| School Board operating | 5.4990 |
| School Board voted operating | 1.0000 |
| School Board debt service | 0.1340 |
| Miami-Dade County | 4.5740 |
| Miami-Dade County debt service | 0.4171 |
| Children’s Trust | 0.4638 |
| Library district | 0.2812 |
| Okeechobee Basin | 0.1026 |
| South Florida Water Management District | 0.0948 |
| Everglades Construction Project | 0.0327 |
| Florida Inland Navigation District | 0.0270 |
| Total | 18.7601 |
Miami Beach runs its own fire department, so owners do not pay the county Fire Rescue district levy that many other Miami-Dade cities pay. Properties in the Normandy Shores neighborhood pay an extra 0.7305 mill for their own district, for a 2025 total of 19.4906.
A rough guide: a home with $500,000 of taxable value at 18.7601 mills pays about $9,380 before any non-ad valorem charges that appear on the same bill.
Due dates and discounts
Real estate tax bills are mailed in November. The Tax Collector gives the discount set by Florida law for early payment:
| Paid in | Discount |
|---|---|
| November | 4% |
| December | 3% |
| January | 2% |
| February | 1% |
| March | None |
Taxes not paid by March 31 become delinquent on April 1, when interest and advertising costs are added.
Homestead exemption and Save Our Homes
If you own and live in your home as your permanent residence on Jan. 1, the homestead exemption takes up to $50,000 off its taxable value. The first $25,000 applies to every tax; the second applies to all but school taxes and only to assessed values above $50,000. Since 2025 the second part rises each year with inflation; for 2025 the exemption was worth $50,722.
The deadline to file is March 1. You can apply online. You will need proof of permanent residence, such as a Florida driver’s license.
A homestead also brings the Save Our Homes cap, which limits the yearly rise in the home’s assessed value to 3% or the change in the Consumer Price Index, whichever is lower. Portability lets you move some of that savings to a new Florida homestead.
How to appeal your value
Each August the Property Appraiser mails a TRIM notice, the Notice of Proposed Property Taxes. It is not a bill, but it shows your value, exemptions and likely taxes.
- Call the Property Appraiser at 305-375-4712, fill in an assessment review form (PDF) or book an appointment.
- If that does not settle it, file a petition with the Value Adjustment Board within 25 days of the TRIM notice mailing date. The board is part of the Clerk of the Court and Comptroller, not the Property Appraiser.
- A special magistrate hears the case. Send the Property Appraiser your evidence at least 15 days before the hearing.
The 2026 TRIM notices went out in August, so the window for this year’s value appeals has closed for most owners; check the deadline printed on your notice.
What this means for you
- Pay in November to save 4%; the bill is due by March 31.
- The city’s proposed rate for 2026-27 is a little lower, but your bill can still rise if your value did.
- Bought a home this year? File for homestead by March 1.
- Check your folio on the Property Appraiser’s site before the bill arrives.
More: Miami Beach home prices, moving to Miami Beach and who to call at City Hall.
Frequently asked questions
When are Miami-Dade County property taxes due?
Bills are mailed in November and can be paid without penalty through March 31 of the next year. Unpaid real estate taxes become delinquent April 1.
What is the discount for paying Miami-Dade property taxes early?
Under Florida law the Tax Collector takes 4% off a bill paid in November, 3% in December, 2% in January and 1% in February. There is no discount in March.
What is the Miami Beach millage rate?
The city’s operating rate was 5.8560 mills for the year that ended Sept. 30, 2026. In July 2026 the City Commission set a proposed rate of 5.8060 mills for 2026-27. With county, school and other levies, the 2025 total in Miami Beach was 18.7601 mills.
When is the homestead exemption deadline in Miami-Dade County?
March 1 each year. Apply online with the Property Appraiser of Miami-Dade County or call 305-375-4712.
How do I appeal my property value in Miami-Dade County?
Talk to the Property Appraiser first. If that does not settle it, file a petition with the Value Adjustment Board within 25 days of the TRIM notice mailing date. The board’s number is 305-375-5641.
Have your say