Miami-Dade County Property Tax Payment: Portal, Fees & Deadlines
Miami-Dade real estate property taxes are collected by the Miami-Dade County Office of the Tax Collector. The Tax Collector handles bills, payment posting, early-payment discounts, receipts, delinquent collections and payment plans. It does not set your property’s value.
This page is focused on one task: paying the correct Miami-Dade real estate tax account safely. Use it to find your folio, open the official portal, compare eCheck and card fees, check payment deadlines, avoid duplicate escrow payments and resolve a payment that did not post correctly.
Quick Answer: How to Pay Miami-Dade Property Tax
Start with your folio number and current tax year. Open the Miami-Dade Tax Collector’s official real estate tax page, follow its property-tax payment link to the County’s authorized GovHub portal, confirm the property and live amount due, review the payment fee, then submit the payment and save your confirmation.
If you have mortgage escrow, check whether the lender has already paid or scheduled the payment before paying the bill yourself.
- Open the Miami-Dade Tax Collector Real Estate Taxes page.
- Confirm you are paying real estate property tax, not tangible personal property or another county charge.
- Follow the official payment link to GovHub.
- Use your folio or available property-account information to locate the correct bill.
- Verify property address, tax year, current balance, discount and payment status.
- Review the payment method and convenience fee before checkout.
- Save the payment confirmation and later confirm the account shows the payment.
Portal verification: The Miami-Dade Tax Collector itself links to county-taxes.net/fl-miamidade/property-tax for property-tax payments. Starting from the Tax Collector website is the safest way to confirm that a private-domain payment processor is officially authorized.
Current Miami-Dade Payment Status — August 2026
The timing matters because Miami-Dade is between annual billing cycles right now.
2025 real estate taxes became delinquent April 1, 2026. Miami-Dade’s 2025 tax certificate sale began June 1, 2026.
Florida law makes 2026 taxes due and payable November 1, 2026, or as soon thereafter as the certified tax roll is received by the Tax Collector.
2026 taxes generally become delinquent April 1, 2027 if still unpaid, subject to Florida’s statutory later-notice rule.
If you still owe 2025 taxes: do not use the normal November-through-March discount schedule. Open the delinquent-tax page and obtain the current amount required for your account because interest, fees or tax-certificate activity may affect the payment route.
If you are planning to pay the upcoming 2026 bill, bookmark the official portal now but check the live tax record again after the 2026 tax roll and bill become available.
Miami-Dade County Tax Collector Online Payment Portal
The Office of the Tax Collector uses an online payment system hosted by its authorized vendor. The Tax Collector’s official website links users directly to that system.
Double-check before clicking submit. The Tax Collector states that its office cannot cancel or modify an online payment transaction after checkout.
Find Your Miami-Dade Folio Before You Pay
The Miami-Dade Property Appraiser identifies real estate with a 13-digit folio number formatted as 99-9999-999-9999. It is the strongest identifier to compare across property and tax records.
Best when you already have a tax bill, TRIM notice, deed, mortgage paperwork or prior property record.
Useful when you do not know the folio. Confirm unit numbers and directional street information carefully.
Useful as a backup search, but ownership records can lag after a sale, trust transfer or estate change.
- Open Miami-Dade Property Appraiser Property Search.
- Search by address, owner name, folio or subdivision as appropriate.
- Open the matching parcel.
- Write down the 13-digit folio.
- Check ownership, address and assessment details.
- Return to the Tax Collector portal for the live tax bill and payment.
The Property Appraiser search is primarily an assessment record. Use the Tax Collector’s system for the current bill, payment status and amount due.
Miami-Dade Property Tax Online Payment Fees
The payment method can materially change your total checkout cost. The following rates are based on the Tax Collector’s current published real-estate payment guidance and should still be rechecked before submitting a future transaction.
Current convenience fee: $0. The bank account must be open to ACH transactions and funds must be available for immediate withdrawal.
Current online fee: 2.50% of the transaction, minimum $2.50. Accepted card brands listed by the Tax Collector include American Express, Visa, MasterCard and Discover.
Current online fee: 3.95%, minimum $2.50.
Small-payment example: a $50 consumer card payment would calculate to $1.25 at 2.50%, so the published $2.50 minimum fee would apply instead.
- Read the live tax amount.
- Check the early-payment discount.
- Calculate the card convenience fee if using a card.
- Compare the card fee with the no-convenience-fee eCheck option.
- Check your bank account and ACH eligibility before using eCheck.
- Review the final checkout total before submitting.
For a large property-tax bill, the payment-method decision can matter more than it first appears. A $10,000 consumer-card payment at 2.50% adds about $250, while the Tax Collector currently lists no convenience fee for an eligible online eCheck.
Online, Mail, In Person and Bank Bill Pay
eCheck, credit card, debit card and mobile-wallet options are available. Online discounts are based on the date the payment is submitted.
Checks, cashier’s checks, money orders and certified funds are accepted. For non-delinquent taxes, applicable discounts are based on the postmark date.
The Tax Collector lists cash, check, cashier’s check, money order, certified funds, credit card, debit card and mobile-wallet payment options.
The Tax Collector says property taxes may be paid through a bank’s bill-pay service. Schedule the electronic bill payment at least five business days before the due date.
The Tax Collector’s FAQ states wire instructions are available from the office. It advises that posting can take approximately one to two business days after the transfer is received.
Available online and in person under current guidance, with the applicable published convenience fee.
Online-deadline note: the Tax Collector states that Eastern Standard Time applies to online payment deadlines. If paying close to a cutoff, follow the time displayed or described by the live official portal rather than relying on your device alone.
Online eCheck is generally the lowest-fee electronic route under the current published schedule. Mail can work well when sent early with proof, while online payment is usually easier to document when a deadline is close.
Miami-Dade Property Tax Deadlines and Early-Payment Discounts
Florida law provides a declining early-payment discount before the gross tax amount becomes due. Miami-Dade follows this schedule for annual real estate taxes.
For tax year 2026, Florida law makes taxes due and payable on November 1, 2026, or as soon thereafter as the certified tax roll is received. The normal no-penalty period extends through March 31, 2027, with delinquency generally beginning April 1, 2027.
Later-notice exception: Florida law provides that delinquency can occur later if 60 days have not elapsed since the original tax notice was mailed. Always use the current Tax Collector bill if a tax roll or notice was issued late.
If the bill is accurate and no escrow or appeal issue needs attention, November provides the largest statutory discount. A large card convenience fee, however, can exceed the early-payment discount savings, so compare the payment method before checkout.
How to Pay Miami-Dade Property Tax by Mail
For current, non-delinquent property taxes, Miami-Dade accepts mailed payments and uses the postmark date when determining applicable discounts.
- Use the current live Tax Collector balance rather than an old bill.
- Write your folio number and phone number on the payment.
- Make the payment payable according to the Tax Collector’s current instructions.
- Use U.S. funds drawn on a U.S. bank.
- Do not mail cash.
- Keep a copy of the check or money order and dated mailing proof.
- Recheck the account after processing.
Current published mailing address:
Dariel Fernandez, Tax Collector, Miami-Dade County
200 NW 2nd Avenue
Miami, FL 33128
Processing time: the Tax Collector warns that mailed payments can take a minimum of four weeks to process during peak season and recommends online payment when timely receipt is important.
Delinquent-tax exception: the Tax Collector’s delinquent-tax instructions state that postmarks are not honored for delinquent tax payments. Once an account is delinquent, use the delinquent-tax instructions rather than the normal annual mailing rules.
For broader mailing safety and proof-of-mailing issues, see the site’s Mailing Property Tax Guide and Property Tax Due Date & USPS Postmark Guide.
After Payment: What Proof Should You Keep?
Save the confirmation page, transaction number or confirmation email generated by the payment system.
Keep the checking-account, card or bank bill-pay record showing the transaction.
For mailed current taxes, keep a copy of the payment and dated postal proof.
Record the 13-digit folio associated with the payment.
Make sure the proof identifies or can be tied to the correct tax year.
Recheck the Tax Collector system after processing and confirm the account reflects the payment.
A browser confirmation proves that you submitted a transaction; the later Tax Collector account status is the stronger evidence that the payment was applied to the intended folio.
If you need help understanding a statement or live balance, use the site’s Property Tax Bill Lookup Guide.
Mortgage Escrow: Avoid Paying Miami-Dade Twice
If your mortgage servicer pays property taxes from escrow, receiving a Miami-Dade bill does not necessarily mean you should pay it yourself.
Duplicate-payment risk: if both you and the mortgage company pay, the account may need a refund or credit correction. Confirm posted payment status first.
Miami-Dade Partial and Quarterly Payment Plans
Miami-Dade offers more than one property-tax payment-plan route, but the eligibility and deadlines differ.
The Tax Collector states that partial payments for 2026 taxes will be accepted from November 1, 2026 through March 31, 2027. Taxpayers should contact the office in November for the 2026 application.
Participation waives the normal early-payment discounts. The plan is not available to taxpayers with mortgage escrow, quarterly-plan participants or taxpayers who filed a VAB petition under the conditions described by the Tax Collector.
Partial Payment PlanApplications for tax year 2026 are closed. Miami-Dade says applications for the 2027 Quarterly Installment Payment Plan will be accepted starting in November 2026.
The current published 2027 schedule uses June 30, September 30, December 31 and March 31 installment dates with statutory discount calculations.
Quarterly Installment PlanA payment plan is not automatically cheaper. The partial-payment plan specifically requires participants to waive the normal early-payment discounts, so compare cash-flow needs with the discount you would otherwise receive.
Returned Miami-Dade Property Tax Payments
A payment that appears submitted can still fail if the bank rejects the transaction or funds are unavailable.
The Tax Collector publishes a returned-payment service charge of not less than $25 and up to a maximum of 5%, depending on the circumstances and applicable law. A returned payment can also cause loss of an early-payment discount and may add interest, penalties or fees if the account becomes late.
- Do not assume the original transaction still protects the payment date.
- Check the Tax Collector’s live balance.
- Confirm the reason the bank or processor rejected the payment.
- Review the new amount due, including any service fee or lost discount.
- Resubmit through an accepted method.
- Save the second confirmation and confirm posting.
The Tax Collector states discounts or interest are recalculated using the date the replacement payment is submitted, not the date of the failed transaction.
What If Miami-Dade Property Taxes Are Already Delinquent?
Real estate taxes generally become delinquent April 1. At that point, do not continue using the normal November-through-March discount assumptions.
Miami-Dade states that a minimum 3% interest is added to delinquent real estate taxes, plus advertising costs and fees.
Unpaid real estate taxes can move into Florida’s tax-certificate process. For 2025 taxes, Miami-Dade’s annual certificate sale began June 1, 2026.
- Open the Tax Collector delinquent-tax page.
- Search the correct folio and tax year.
- Review the current amount required.
- Follow the payment instructions for the account’s current collection stage.
- Do not rely on a March bill or previous payoff amount.
- If the property is in bankruptcy, foreclosure, probate, litigation or a tax-certificate dispute, obtain appropriate official or professional guidance.
Miami-Dade Property Tax Payment Troubleshooting
Use the Property Appraiser search first and obtain the exact 13-digit folio. Then return to the Tax Collector portal.
Check tax year, posted payments, discount month, corrections, delinquency status and non-ad valorem assessments.
Compare the Tax Collector account with your mortgage servicer’s disbursement history before paying personally.
Keep the confirmation and bank record. Check whether funds cleared and contact the Tax Collector or payment-vendor help desk as appropriate.
Do not ask the payment processor to change it. Use the Property Appraiser or Value Adjustment Board route instead.
Check the new live balance and returned-payment fee before resubmitting.
The Tax Collector handles payment. The Property Appraiser handles value, property records and exemptions. The Value Adjustment Board handles many formal value and exemption disputes.
For the full assessment, exemption and appeal system, use the site’s Miami-Dade County Property Tax Guide.
Miami-Dade Tax Collector Contact Information
Miami-Dade County Office of the Tax Collector
200 NW 2nd Avenue
Miami, FL 33128
Use this number for account-specific collection and payment questions.
Monday–Friday: 8:00 a.m.–5:00 p.m.
Saturday: 8:00 a.m.–1:00 p.m.
Sunday: Closed
The Tax Collector identifies Grant Street Group as its online payment vendor and lists 877-818-4323 for online-payment technical problems.
Verify location-specific hours and service availability on the Tax Collector website before making an in-person trip.
Miami-Dade Electronic Property Tax Bills
The Tax Collector offers electronic tax-bill delivery. Enrollment is handled through the property-tax system.
After enrollment, the tax bill is delivered electronically.
The Tax Collector states a paper bill will not be mailed while electronic billing is active unless you unsubscribe.
An undeliverable electronic bill does not automatically extend statutory discount periods.
The Tax Collector warns that email addresses supplied for electronic billing are public records under Florida law.
Miami-Dade Payment Terms to Know
- Folio Number
- The 13-digit property identifier used by Miami-Dade, formatted 99-9999-999-9999.
- eCheck
- An electronic checking or savings account payment. Miami-Dade currently lists no convenience fee for eligible online eCheck payments.
- Convenience Fee
- A separate non-refundable payment-processing fee added to certain card and mobile-wallet transactions.
- Gross Tax
- The full annual tax amount due after the November-through-February early-payment discount periods have ended.
- Delinquent Tax
- Tax unpaid after the applicable deadline, generally beginning April 1 for the prior year’s annual real estate tax.
- Non-Ad Valorem Assessment
- A charge on the tax bill that is not calculated from property value in the same way as ad valorem tax.
Related Property Tax Guides
Official Miami-Dade Property Tax Payment Links
Miami-Dade Property Tax Payment FAQs
What is the official Miami-Dade County property tax payment portal?
The Miami-Dade County Office of the Tax Collector links taxpayers to the property-tax GovHub portal at county-taxes.net/fl-miamidade/property-tax. Starting at mdctaxcollector.gov lets you independently verify that the processor is authorized.
Is there a fee to pay Miami-Dade property tax online?
The Tax Collector currently lists no convenience fee for online eCheck. Consumer credit-card, debit-card and mobile-wallet payments are currently subject to a 2.50% non-refundable convenience fee with a $2.50 minimum. Commercial and international or foreign cards paid online currently carry a 3.95% fee with a $2.50 minimum.
When are 2026 Miami-Dade property taxes due?
Florida law makes 2026 property taxes due and payable November 1, 2026, or as soon thereafter as the certified tax roll is received. They normally remain payable through March 31, 2027 and become delinquent April 1, 2027, subject to Florida’s later-notice rule.
What discount do I get for paying Miami-Dade property tax early?
The regular schedule is 4% in November, 3% in December, 2% in January and 1% in February. March is the gross amount with no regular early-payment discount.
Can I pay Miami-Dade property tax by mail?
Yes. Current non-delinquent taxes may be paid by accepted mailed methods including check, cashier’s check, money order and certified funds. Write the folio and phone number on the payment, do not mail cash and verify the current mailing instructions first. Applicable discounts for normal mailed taxes are based on the postmark date.
Does Miami-Dade accept eCheck for property tax?
Yes. The Tax Collector currently offers online eCheck from an eligible checking or savings account open to ACH transactions and lists no convenience fee for that method.
Can I cancel an online Miami-Dade property tax payment?
The Tax Collector states that its office cannot cancel or modify an online payment transaction after checkout. Verify the folio, amount, tax year, payment method and fee before submitting.
What if my mortgage company pays my property taxes?
Confirm the expected escrow payment with your mortgage company and check the Tax Collector account before paying personally. This helps avoid a duplicate payment.
What happens if my property tax payment is returned?
A returned payment can trigger a service fee of at least $25 and up to 5%, as well as possible loss of discount, interest, penalties or other fees. Check the live balance and returned-payment rules before resubmitting.
What happens if Miami-Dade property taxes are not paid by March 31?
Real estate taxes generally become delinquent April 1. Interest, advertising costs and fees can be added, and unpaid real estate taxes can later enter Florida’s tax-certificate process.
Where do I find my Miami-Dade folio number?
Use the Miami-Dade Property Appraiser Property Search. You can search by address, owner name, subdivision or folio. Miami-Dade real estate folios are 13-digit identifiers commonly formatted 99-9999-999-9999.
Who do I contact if my property value or exemption is wrong?
Use the Miami-Dade Property Appraiser for value, property-record and exemption questions. Formal assessment or exemption disputes may involve the Miami-Dade Value Adjustment Board. The Tax Collector is primarily the collection and payment office.
Bottom Line
For a Miami-Dade County property tax payment, start with the correct folio, verify the live Tax Collector bill, check whether escrow has already paid, compare eCheck with the card convenience fee, confirm the discount or deadline and submit only through the Tax Collector’s authorized payment route. Keep proof and recheck the account after processing.
Payment Portal Compare Fees Check Deadlines Find Folio TroubleshootingOfficial-source review completed August 28, 2026. Payment fees, portal links, payment plans and tax-year notices can change; recheck the Tax Collector’s live page before final payment.