Real Estate Tax Payments

For inquiries regarding property values, exemptions, to include filing for exemptions, or to update the name and/or address of record, call the Miami-Dade Property Appraiser’s Office at 305-375-4712 or visit miamidade.gov/pa 

Pursuant to Florida Statute 197.322, the property appraiser shall deliver to the tax collector the certified roll. The tax collector shall on November 1, or as soon as the assessment roll is open for collection, publish a notice in a local newspaper that the roll is open for collection. The tax collector shall send to each taxpayer appearing on such rolls, whose address is known to him or her, a tax notice, within 20 working days after the receipt of the certified roll.

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Pursuant to Florida Statute 197.122, all owners of property are held to know that taxes are due and payable annually and are responsible for ascertaining the amount of current and delinquent taxes and paying them before April 1 of the year following the year in which taxes are assessed.

Real estate property taxes, also known as ad valorem taxes, are collected annually. They are based on the assessed value of a property's land, building(s) and improvements, as determined by the Property Appraiser as of Jan. 1.

County and municipal governments, as well as local taxing authorities (such as the School Board and South Florida Water Management District, Children's Trust), determine tax rates (also known as millage rates). The rate is multiplied against the assessed value of the property, minus exemptions, to determine the amount of taxes due.

Real estate property tax notices also include non-ad valorem assessments levied against the property for services such as solid waste, fire rescue, libraries, and other special assessments.

The Office of the Tax Collector is charged with the duty of collecting taxes and distributing them to local governments. The Tax Collector does not set the taxes.  

Real Estate Property Taxes are payable on Nov. 1 of each year and may be paid through March 31 of the following year without penalty.

Pursuant to Florida Statute 197, Real Estate Property Taxes become delinquent on April 1. On April 1, interest is added to delinquent Real Estate Property taxes plus advertising costs and fees.

Florida Statute 197.162. The following payment discounts are offered for early payment:

• 4 percent if paid in November
• 3 percent if paid in December
• 2 percent if paid in January
• 1 percent if paid in February

Gross tax if paid in March. No discount applies.

When applicable, discounts are based on the date the payment is submitted if paid in person, by phone or online, and by the postmark date if paid by mail.

If the discount period ends on a Saturday, Sunday or legal holiday, the payment due date is extended to the following business day if paid online or in person.

Pursuant to Florida Statute 197.322, a discount period may not be extended due to a tax bill being returned as undeliverable electronically or by postal mail.

Pursuant to Florida Statute 197.122, all owners of property are held to know that taxes are due and payable annually and are responsible for ascertaining the amount of current and delinquent taxes and paying them before April 1 of the year following the year in which taxes are assessed.

Make your payment (in U.S. funds from a U.S. bank) payable to: 
Miami-Dade Office of the Tax Collector
200 NW 2nd Avenue, Miami, FL 33128

Funds must be available for immediate withdrawal.
Taxes are not paid until your funds are approved by the bank.

Pay online. If paying by eCheck, there is no convenience fee. Funds must be available for immediate withdrawal from a regular checking or savings account, open to ACH transactions. If paying by credit card, debit card, Google Pay or Apple Pay a non-refundable convenience fee of 2.39 percent (minimum $1.95) will apply to each transaction. We accept American Express, Visa, MasterCard and Discover. Discounts when applicable are determined by the date the payment is submitted. 

Eastern Standard time applies to online payment deadlines.

If you are experiencing any online payment technical problem, call our online payment vendor, Grant Street Group’s Help Desk at 877-818-4323.

PAY BY PHONE, call 305-270-4916. The 311 Contact Center is available to process 2024 tax payments Monday through Friday, 8:00 a.m. to 4:00 p.m. (Eastern Standard Time). They will only accept check payment. Credit/debit card payments, partial payment, delinquent tax payments, payments for accounts in bankruptcy/litigation status, and payments for accounts exempt from public disclosure cannot be processed through the 311 Contact Center.

Pay by mail, we accept checks, cashier checks, money orders or certified funds. Write your folio and phone number on your check and mail your payment to Miami-Dade Office of the Tax Collector, 200 NW 2nd Avenue, Miami FL 33128. Do not mail cash. Discounts when applicable are determined by the postmark date.

Due to processing delays during peak season, please allow a minimum of four weeks for payment processing. To ensure that your payment is received by the due date, we recommend that you submit your payment online at miamidade.county-taxes.com. 

Pay in person, we accept checks, cashier checks, money orders, certified funds, cash, credit card, debit card, Google Pay, Samsung Pay and Apple Pay. If paying by credit card, debit card, Google Pay, Samsung Pay or Apple Pay, a non-refundable convenience fee of 2.39 percent (minimum $1.95) will apply to each transaction. We accept American Express, Visa, Mastercard and Discover. Discounts when applicable are determined by the date the payment is submitted. 

If you're paying $10,000 or more in cash and/or money order, your Social Security card and a valid ID (passport or U.S.-issued driver's license) are required.

Pursuant to Florida Statute 68.065, a service fee of not less than $25 up to a maximum of 5 percent will be charged for all returned payments. Discounts or interest, if applicable, will be determined by the date you resubmit your payment.

Pursuant to Florida Statute 194, a petitioner who challenges the assessed value of real property, with the Value Adjustment Board, must pay all the Non-Ad Valorem Assessments and pay at least 75 percent of the Ad Valorem taxes and a petitioner who files a petition on the denial of a classification, exemption, or on property not substantially complete, must make a good faith payment, less the applicable discount by March 31, 2025.

The failure to make this minimum payment by March 31, 2025, will result in the denial of the property owner’s VAB petition. Any prior adjustments will be reversed, and the taxes will become delinquent.

The VAB will issue a denial for non-payment even if the property owner's petition was heard by the VAB prior to March 31, 2025 and the VAB has agreed to reduce the property's assessment. In such cases, and pursuant to Florida law, the VAB will cancel its decision reducing the property's assessment, and the Property Appraiser's preliminary assessment will be reinstated.

Online payment by eCheck or credit card is only available for owners who elect to pay the full amount of taxes, 100 percent of the Ad Valorem and 100 percent of the Non-Ad Valorem Assessment.

Property owners who have an account that is Exempt from Public Disclosure (Confidential Account) have the option of paying their property taxes online by entering the account (folio) number and the total combined taxes and assessments (gross amount) as noted on the tax bill.

Duplicate bills may be requested by calling 305-270-4916. The bill will only be mailed to the owner/address of record.

For additional information, please submit your inquiry to [email protected].

Beginning on or before June 1, the Tax Collector is required by law to hold a Tax Certificate Sale. The tax certificate represents a lien for unpaid real estate property taxes. The amount of the certificate is the sum of the unpaid real estate taxes and the non-ad valorem assessment, interest, advertising costs and fees.

A tax certificate represents a first lien that is offered to the investor who will accept the lowest interest rate. The purchase of a tax certificate does not entitle the investor to the property. Florida law prohibits investors from contacting property owners for a two-year period.

The annual tax certificate sale was held on June 1.

To find out the status of a Tax Deed Sale visit the Clerk of Courts website.

Delinquent tax payment methods
Make your payment (in U.S. funds from a U.S. bank) payable to: 
Miami-Dade Office of the Tax Collector
200 NW 2nd Avenue, Miami, FL 33128

Funds must be available for immediate withdrawal
Taxes are not paid until your funds are approved by the bank.

Pay delinquent taxes online. Pay by credit card, debit card, Google Pay or Apple Pay a non-refundable convenience fee of 2.39 percent (minimum $1.95) will apply to each transaction. We accept American Express, Visa, MasterCard and Discover. If you are experiencing any online payment technical problem, call our online payment vendor, Grant Street Group’s Help Desk at 877-818-4323.

Eastern Standard time applies to online payment deadlines.

Pay delinquent taxes by mail, we accept cashier checks, money orders or certified funds. Write your folio and phone number on your check and mail your payment to Miami-Dade Office of the Tax Collector, 200 NW 2nd Avenue, Miami FL 33128. Do not mail cash. Postmarks will not be honored for delinquent taxes.

Pay delinquent taxes in person, we accept cashier checks, money orders, certified funds, cash, credit card, debit card, Google Pay, Samsung Pay and Apple Pay. If paying by credit card, debit card, Google Pay, Samsung Pay or Apple Pay, a non-refundable convenience fee of 2.39 percent (minimum $1.95) will apply to each transaction. We accept American Express, Visa, Mastercard and Discover cards. If you're paying $10,000 or more in cash and/or money order, your Social Security card and a valid ID (passport or U.S.-issued driver's license) are required.

Pursuant to Florida Statute 68.065, a service fee of not less than $25.00 up to a maximum of 5 percent will be charged for all returned payments. The taxpayer will be held responsible for penalties, interest, fees and/or loss of discount resulting from any returned payment.

Discounts or interest, if applicable, will be determined by the date you resubmit your payment.

In lieu of a service charge authorized under subsection (3), s. 832.062(4)(a), or s. 832.07, the payee of a payment instrument, the payment of which is refused by the drawee because of lack of funds, lack of credit, or lack of an account, or where the maker or drawer stops payment on the instrument with intent to defraud, may lawfully collect bank fees actually incurred by the payee in the course of tendering the payment, plus a service charge of $25 if the face value does not exceed $50; $30 if the face value exceeds $50 but does not exceed $300; $40 if the face value exceeds $300; or 5 percent of the face value of the payment instrument, whichever is greater. The right to damages under this subsection may be claimed without the filing of a civil action. Pursuant to Administrative Order 4-86 the taxpayer will be responsible for fees and/or loss of discount resulting from returned payments.

We are no longer accepting applications for the 2024 Quarterly Installment Payment Plan.  The application due date was April 30, 2024.  Please contact our office in Nov. to apply for tax year 2025.

2024 Quarterly Installment Payment Plan Schedule:

If your taxes are paid through your mortgage company, you should not participate in this plan.

First Installment payment due by June 30, 2024, bills will be mailed on May 31. One quarter of the total estimated taxes discounted 6 percent based on taxes from the previous year (2023). Late payment on the first installment will be accepted through July 31, without discount. By paying the first installment you confirm participation in the plan and are automatically reenrolled for the following year. If your payment is not received by July 31, 2024, you will be removed from the plan.

If you do not receive your First Installment notice/bill by June 15, 2024, call 305-270-4916 to request a copy or visit miamidade.county-taxes.com to view your bill and/or pay your taxes.

Second Installment Payment due by September 30, 2024, bills will be mailed on August 30. One quarter of the total estimated taxes discounted 4.5 percent based on taxes from the previous year (2023).

Third Installment Payment due by December 31, 2024, bills will be mailed on November 30. One quarter of the total estimated taxes plus one-half of any adjustment pursuant to a determination of actual tax liability for (2024) discounted three percent.

Fourth Installment Payment due by March 31, 2025, bills will be mailed on February 28. One quarter of the total estimated taxes plus one-half of any adjustment pursuant to a determination of actual tax liability for (2024). No discount.

Special assessments for improvement districts may have interest added as required by law.

If the installment due date falls on a Saturday, Sunday or legal holiday, the due date for the installment is extended to the following business day if the installment payment is paid online or delivered in person.

Discounts do not apply to late payments. If you elect to discontinue participation, you will not be entitled to the discounts required by law.

Pursuant to Florida Statute 197.322, a discount period may not be extended due to a tax bill being returned as undeliverable electronically or by postal mail.

Pursuant to Florida Statute 197.122, all owners of property are held to know that taxes are due and payable annually and are responsible for ascertaining the amount of current and delinquent taxes and paying them before April first of the year following the year in which taxes are assessed.

To prepay your 2025 taxes in quarterly installments, please complete the 2025 Quarterly Installment Payment Plan Application and submit it by email to [email protected] , by fax 305-375-5591, in person or by mail to Miami-Dade Office of the Tax Collector, 200 NW 2nd Ave, Miami FL 33128. Additionally, you may sign up online at miamidade.county-taxes.com.

To have an application mailed to you, email your request to [email protected] or call 305-270-4916.
Applications must be received by April 30, 2025.

2025 Quarterly Installment Payment Plan Schedule:

If your taxes are paid through your mortgage company, you should not participate in this plan.

First Installment payment due by June 30, 2025, bills will be mailed on May 31. One quarter of the total estimated taxes discounted 6 percent based on taxes from the previous year (2024). Late payment on the first installment will be accepted through July 31, without discount. By paying the first installment you confirm participation in the plan and are automatically reenrolled for the following year. If your payment is not received by July 31, 2025, you will be removed from the plan and returned to an annual payment status.

If you do not receive your First Installment notice/bill by June 15, 2025, call 305-270-4916 to request a copy or visit miamidade.county-taxes.com to view your bill and/or pay your taxes.

Second Installment Payment due by September 30, 2025, bills will be mailed on August 30. One quarter of the total estimated taxes discounted 4.5 percent based on taxes from the previous year (2024).

Third Installment Payment due by December 31, 2025, bills will be mailed on November 30. One quarter of the total estimated taxes plus one-half of any adjustment pursuant to a determination of actual tax liability for (2025) discounted three percent.

Fourth Installment Payment due by March 31, 2026, bills will be mailed on February 28. One quarter of the total estimated taxes plus one-half of any adjustment pursuant to a determination of actual tax liability for (2025). No discount.

Special assessments for improvement districts may have interest added as required by law.

If the installment due date falls on a Saturday, Sunday or legal holiday, the due date for the installment is extended to the following business day if the installment payment is paid online or delivered in person.

Discounts do not apply to late payments. If you elect to discontinue participation, you will not be entitled to the discounts required by law.

Pursuant to Florida Statute 197.322, a discount period may not be extended due to a tax bill being returned as undeliverable electronically or by postal mail.

Pursuant to Florida Statute 197.122, all owners of property are held to know that taxes are due and payable annually and are responsible for ascertaining the amount of current and delinquent taxes and paying them before April first of the year following the year in which taxes are assessed.

Partial payments for 2024 taxes are accepted from Nov. 1, 2024, through March 31, 2025. Please complete your application and submit it by email to [email protected], by fax 305-375-5591, in person or by mail to Miami-Dade Office of the Tax Collector, 200 NW 2nd Ave, Miami FL 33128. 

Once you have elected to participate in the Partial Payment Plan by paying the first payment, you are required to continue participation for the tax year, and you waive your right to receive the applicable discounts granted per Florida Statute 197.162. 

The final partial payment must be paid by March 31, 2025. Any remaining balance that is not paid by April 1 becomes delinquent and applicable interest and fees will be added.

You may not participate in the Partial Payment Plan if:

• You maintain an escrow account with your mortgage company
• You are a quarterly installment plan participant
• You filed a petition with the Value Adjustment Board

If there is an outstanding Water, Road, and Sewer (WRS) lien being paid on an installment basis on your yearly tax bill, the installment portion for this year must be paid in full before April 1 to avoid the remaining balance due on the lien to become delinquent and a separate tax certificate to be sold for the remaining delinquent amount of the Water, Road, and Sewer lien.

Online payment by e-check or credit card is available at miamidade.county-taxes.com. Online banking/bill pay is not accepted for Partial Payment Plan participants.

You can defer a portion or all of your property taxes and any non-ad valorem assessments. The deferred taxes, non-ad valorem assessments, and interest are a prior lien on the homestead with interest accruing on the deferred amount until the balance is paid. The interest rate may not exceed seven percent. Delinquent (2023 and prior) taxes cannot be deferred.

The Homestead Tax Deferral program is not an exemption. For tax exemptions application or inquiries, please contact the Miami Dade Property Appraiser’s Office at 305-375-4712 or visit miamidade.gov/pa.

To defer payment, a property owner must:

• Claim a Homestead Exemption
• Provide proof of fire and extended (hurricane) insurance coverage on the property listing Miami-Dade Office of the Tax Collector as loss payee
• Show proof of income (2023 income tax return)
• All taxes may be deferred if an applicant’s household income is less than $10,000
• The total amount of deferral plus accrued interest and the balance of the primary mortgage cannot exceed 85 percent of the just value. The applicant's primary mortgage cannot exceed 70 percent of the just value
• If the applicant is less than 65 years old with a household income of $10,000 or more, the tax bill portion that exceeds five percent of the applicant's household income may be deferred. If the applicant is 65 years of age or older with a household income greater than the Senior Homestead Exemption adjusted income limitation, the tax bill portion that exceeds 3 percent of the applicant's household income for the prior calendar year may be deferred

The deferred tax amount plus interest becomes due and payable to Miami-Dade County if:

• You sell your home
• Fire and extended insurance coverage is not maintained
• Change of property use occurs and owner is no longer entitled to claim homestead exemption for such property

The Application for Homestead Tax Deferral is accepted by the Tax Collector's Office starting November 1 and must be submitted by March 31 of the following year.

The Miami-Dade Office of the Tax Collector offers property owners the convenience of receiving their tax bills by email.

Subscribe to receive your tax bill by email, in addition to the e-bill you will continue receiving your bill by mail. Accounts Exempt from Public Disclosure are not eligible to sign up for e-bill.

Once you have subscribed to receive your bill electronically, you will receive your tax bill from noreply@grantstreet. This is not a spam email. Grant Street Group is our software vendor. If you no longer wish to receive your bill electronically, click Unsubscribe at the bottom of the email you received from noreply@grantstreet. Under Florida law, email addresses are public records. If you register for electronic billing your email address may be subject to public record requests.

Escrow payment files must be processed online. Download the roll, submit request files and payments online using Grant Street Group on Escrow Express.

Pursuant to Florida Statute 213.755, the Office of the Tax Collector requires all tax paying agents and escrow companies that paid more than $20,000 of property taxes last year to upload payment files for 2023 through EscrowExpress. Payment files from entities that paid more than $20,000 of property taxes last year will not be accepted unless they are submitted through EscrowExpress.

To register, send the following information to [email protected]:

Company name
Escrow code
Names of your contacts and email addresses

For assistance using EscrowExpress, call 1-866-261-1636 or email [email protected].

The Miami-Dade Office of the Tax Collector will accept escrow payments allowing taxpayers to obtain a release of Lis Pendens from the Office of the Property Appraiser. Taxpayers may return uncashed VAB refund checks to release the Lis Pendens and stop the accrual of interest. Taxpayers who have cashed the VAB refund check may request an Estimate Balance Due to be placed in Advance Deposit by sending an email to the Tax Collector Paralegal Unit at [email protected].