Homeowners and other property owners in Miami-Dade will be able to consult and pay online the property tax for 2026 (property tax) starting this Friday, October 30, which is also the date when annual notices will begin to be sent by postal mail.
The Miami-Dade Tax Collector's Office confirmed that the documents for the fiscal year 2026 will be sent out on October 30, and that, starting that same day, taxpayers will have access to electronic consultation and payment.
Registered owners in BillExpress, the electronic billing service, will receive the annual notice in their email on that day, without needing to wait for postal delivery.
The date represents an update regarding the information released at the beginning of October, when it was expected that the tax payment would start on November 1.
With the new calendar, taxpayers will be able to make the payment starting Friday, October 30, and take advantage of the 4% discount applicable to the early payment period.
This possibility is expressly provided for in the rule 12D-13.002(4)(d) of the Florida Administrative Code, which states that collection offices must begin accepting payments as soon as tax notices are sent, even if this occurs before November 1.
The same provision states that the 4% discount applies to those advance payments and is maintained throughout November.
How much can you save depending on the payment month?
The Miami-Dade Tax Collector's Office sets the following discount schedule for those who pay before the end of the regular period:
- October 30 and 31 and throughout November: 4% discount.
- December: 3% discount.
- January 2027: 2% discount.
- February 2027: 1% discount.
- March 2027: payment of the full amount, without discount.
For example, a property owner with a bill of 5,000 dollars could save 200 dollars if they pay during the 4% period, while in December the savings would be 150 dollars.
The percentage is calculated based on the taxable amount subject to the discount, so each taxpayer must verify the exact amount indicated on their invoice.
How to consult and pay the tax for 2026?
Those interested can access the official Miami-Dade real estate tax page and select the online payment option, which leads to the county-authorized electronic system.
From that portal, you can search for your property, check the corresponding amount, and choose one of the available payment options.
The collector also accepts payments by postal mail and in person at their designated offices.
To determine if a payment was made within the discount period, state rules take into account the postmark date when mailed, or the date the transaction is entered into the authorized system when paid electronically.
Owners who do not receive the postal or electronic invoice will be able to consult the online system directly once it is activated on October 30th.
The fact that the notice is not received does not eliminate the tax obligation nor automatically extend the discount deadlines.
What happens if the mortgage includes the payment of taxes?
An important precaution applies to those who have an escrow account, through which the mortgage company reserves money to pay property taxes.
In those cases, the owner must first consult with their lender or mortgage administrator to confirm whether the entity will make the payment.
The Miami-Dade Tax Collector's Office itself recommends verifying it directly with the mortgage company when there are any doubts.
This verification can prevent the taxpayer from paying out of pocket for a tax that is already accounted for through the mortgage.
Is the annual bill the same as the TRIM notice?
No. The notice known as TRIM, which stands for Truth in Millage, contains information about the estimated taxable value of the property, exemptions, and the proposed taxes for the year.
The TRIM is not a bill. The document that will start being sent on October 30 is the annual tax notice used to consult and pay the tax that has been effectively determined.
The Office of the Collector is responsible for collecting and distributing taxes, but it does not determine the value of properties or the rates applied by the various tax authorities.
The final amount depends, among other factors, on the taxable value determined by the property appraiser's office, the applicable exemptions, and the assessments approved by the competent authorities.
How long can payment be made without defaulting?
Property taxes for 2026 can be paid during March 2027 without a discount, but they will become delinquent starting April 1, 2027, according to the standard calendar established in Florida.
The Office of the Collector warns that if the debt remains outstanding before June 1, 2027, a tax certificate on the property may be issued.
This procedure can lead to financial consequences and, under certain subsequent circumstances, result in the loss of the property.
For inquiries, taxpayers can call 305-375-5448 or visit the main office of the collector, located at 200 NW 2nd Avenue, Miami, Florida 33128.
The calendar update comes after it was explained on October 5 that paying the property tax in November would allow for a 4% discount in Miami-Dade.
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