Miami-Dade County property taxes

Miami-Dade runs Florida's largest property-tax roll, and its bills work like everywhere else in the state — taxable value times the millage of the districts that cover the parcel — with two local quirks worth knowing: the county levies a documentary-stamp surtax on some deeds, and local custom puts the owner's title-insurance premium on the buyer's side of the closing statement, not the seller's.

The 2025 numbers

Miami-Dade County's average total millage on the 2025 certified roll is 18.4893 mills — about $18.49 for every $1,000 of taxable value — the 7th-highest countywide average of Florida's 67 counties (how all 67 compare in the 2025 data study). It splits like this:

A countywide average is a planning number, not your bill: the parcel's own districts set its millage (the city table below shows the spread), and non-ad-valorem assessments (fire, solid waste, CDD) come on top. On the 2025 tax roll they came to about $592.5 million here — $1,002 per parcel, against $597 statewide (see the 2025 non-ad valorem study).

2025 rate decisions. The county commission set its 2025 operating rate at 4.5740 mills (2024: 4.5740), above its rolled-back rate of 4.2520, so under Florida law it was a tax increase. The 2025 millage study lists all 37 county, city and district operating rates in Miami-Dade County on the state's report, and the vote each one took.

Miami property tax rate and other Miami-Dade cities (2025)

Actual 2025 rates by city, from the Miami-Dade Property Appraiser, 2025 Adopted Millage Rates.

Totals in this table run from 15.5108 mills (Key Biscayne) to 22.3921 mills (Miami Gardens): on $100,000 of taxable value, location alone moves the bill by about $688 a year.

The City of Miami total is for most of the city; parcels in the downtown development authority pay 0.39 mills more (20.3778). Cities that run their own fire department — Miami, Miami Beach, Coral Gables, Hialeah, Key Biscayne — skip the county's 2.3965-mill fire and rescue levy, so their city rate replaces part of what other residents pay the county. Key Biscayne has the lowest total in the county; Opa-locka (24.0024) and Biscayne Park (24.3227) have the highest.

Trash pickup. In Miami-Dade County, homes outside city limits get garbage service this way: a public agency collects (Miami-Dade Department of Solid Waste Management). Cities run their own service. Check the official page, or compare every county in the trash pickup study. Look up a home’s pickup day by address.

Fire and trash fees. On Miami-Dade County's 2025 tax roll, fire assessments came to about under $1 per parcel (statewide: $129) and solid-waste assessments came to about $505 per parcel (statewide: $172). The 2025 fire and trash fee study compares all 67 counties.

Amendment 3 here. The state's Revenue Estimating Conference puts the cut to Miami-Dade County's local governments at $1.39 billion a year once Amendment 3 is fully in effect ($525 million in its first year), out of about $11.83 billion statewide. A homestead assessed at $300,000 would save about $2,354 a year here from 2028, at the county's average non-school rate. The Amendment 3 by county study shows what it would cut for every city and county government.

What that means in dollars

Engine-computed examples at Miami-Dade County's average millage, using the school/non-school split above:

Homestead rows apply only the $25,000 exemption (§196.031(1)(a)) and the additional exemption up to $26,411 on non-school levies (§196.031(1)(b), 2026 CPI-indexed). Other programs stack on top; the buyer estimator models all eleven.

Buying in Miami-Dade County? The listing's bill is not your bill

At sale the assessment resets to market (§193.155), so your first Miami-Dade County bill tracks your price, not the seller's (the reset question below has the county's gap in dollars). Run the buyer estimator with Miami-Dade County pre-selected; moving a Florida homestead? The portability calculator computes what carries over.

USDA income limits in Miami-Dade County

USDA's guaranteed home loan caps household income by county. In Miami-Dade County the limit is $156,650 for households of 1 to 4 and $206,850 for 5 to 8, counting everyone who will live in the home after small deductions (USDA's income worksheet, October 2026). That is above the $122,800 most Florida counties share, because the area's incomes run higher. The home also has to be in an eligible area: the USDA eligibility lookup checks an address and runs the income check. Other counties: all 67 USDA limits.

Deed stamps are different here

Florida deeds are normally taxed at 70 cents per $100 of price (Fla. Stat. §201.02). In Miami-Dade the state rate is 60 cents — but a county surtax of 45 cents per $100 applies to property other than a single-family residence (§201.031), so a condo or multifamily deed effectively pays more than the statewide rate. The transfer-tax calculator models the surtax and the single-family toggle precisely.

Who pays for title insurance

Miami-Dade is one of the handful of Florida counties where the buyer customarily pays for the owner's title policy (most of the state puts it on the seller). It's custom, not law — the contract controls — but every local net sheet starts there. The title calculator carries the county custom.

The Property Appraiser's own estimator

Miami-Dade's Property Appraiser publishes an official online tax estimator — useful for a second opinion with district-exact millage once you have a specific parcel: apps.miamidadepa.gov tax estimator.

Key Miami-Dade County property tax dates

Set by state law, so identical statewide:

• Pay early, pay less: the 2026 bill is 4 percent off through November, stepping down each month until it is due by March 31 (the exact dates).
• Homestead exemption: live there on January 1 and file with the Miami-Dade County Property Appraiser by March 1 (what it saves).
• Value appeals: 25 days from the mailing date on your August TRIM notice (make a reminder for your deadline).

Add the 2026 tax discount dates to your calendar Add the 2027 homestead dates

Nearby counties

• Broward County property taxes — 19.8638 mills average
• Collier County property taxes — 9.8185 mills average
• Monroe County property taxes — 8.2361 mills average

Related reading

Your TRIM notice, explained · Amendment 3, explained · Homestead exemption calculator · Pay early, keep 4 percent

Buying here? Estimate your closing costs

Title insurance calculator · Documentary stamp (deed tax) calculator · Full closing cost worksheet · Seller net sheet

Look up an actual Miami-Dade County record

Search any Miami-Dade County address in the property-tax lookup, or go straight to the county's own offices:

• Property Appraiser: www.miamidadepa.gov
• Tax Collector: www.miamidade.gov/taxcollector

Estimates on this page are planning figures from official DOR millage data — never a bill, never tax advice. The county's TRIM notice and tax bill control.

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Quick answers

How much is property tax in Miami-Dade County?

Miami-Dade County's average total millage is about 18.49 mills — the 7th-highest of Florida's 67 counties. On a $300,000 assessed home that computes to roughly $4,771 a year with the homestead exemption, or about $5,547 without it. Miami-Dade runs Florida's largest property-tax roll, and its bills work like everywhere else in the state — taxable value times the millage of the districts that cover the parcel — with two local quirks worth knowing: the county levies a documentary-stamp surtax on some deeds, and local custom puts the owner's title-insurance premium on the buyer's side of the closing statement, not the seller's.

Where do I pay my Miami-Dade County property tax bill?

Miami-Dade County property tax bills are issued and collected by the county Tax Collector (www.miamidade.gov). The county Property Appraiser (www.miamidadepa.gov) keeps the certified value record behind it; the property-tax lookup here finds both for any Miami-Dade County address.

Will buying a home reset my property taxes in Miami-Dade County?

Yes — Florida assessed values reset to market value at sale (Fla. Stat. §193.155), so the seller's Save Our Homes cap ends at closing and your first full Miami-Dade County bill is computed from what you paid, not what the seller paid. The gap is visible in this county's own numbers: the same $300,000 home computes to about $5,547 without homestead protections versus $4,771 with them. Non-homestead property carries its own separate 10 percent assessment cap (Fla. Stat. §193.1554), which also does not transfer.

Who pays for title insurance in Miami-Dade County?

In Miami-Dade County, local custom puts the owner's title-insurance premium on the buyer's side of the closing statement — the opposite of most Florida counties, where the seller customarily pays. It is custom, not law; the contract controls.

What is the USDA income limit in Miami-Dade County?

For a USDA guaranteed loan in Miami-Dade County, household income must be under $156,650 for 1 to 4 people or $206,850 for 5 to 8, counting everyone who will live in the home after small deductions. The home must also be in a USDA eligible area; the USDA eligibility lookup checks both.

What is the property tax rate in the City of Miami?

The City of Miami's 2025 total property tax rate is 19.9878 mills (20.3778 inside the downtown development authority), per the Miami-Dade Property Appraiser's 2025 adopted millage chart — about $1,999 for every $100,000 of taxable value. Unincorporated Miami-Dade totals 16.9317 mills.