Journal · Miami Luxury Condos Blog
Property taxes are due and payable on 1 November.
By Josh Stein · Florida license SL3057661 · Updated 30 October 2026
Florida property tax bills are due on 1 November, and paying in November earns a 4% discount, falling to 3% in December, 2% in January and 1% in February, per Florida Statutes sections 197.333 and 197.162 as they read on 29 September 2026.
Key Takeaways
- Property taxes are due and payable on 1 November, or as soon after as the certified roll reaches the tax collector, per Florida Statutes section 197.333 as it read on 29 September 2026.
- Paying early earns a discount: 4% in November, 3% in December, 2% in January, 1% in February, and none in March, per section 197.162 as it read on 29 September 2026.
- Unpaid taxes become delinquent on 1 April, or 60 days after the original tax notice was mailed, whichever is later, per section 197.333 as it read on 29 September 2026.
- A homestead’s assessed value can rise by no more than 3% a year, or the change in the Consumer Price Index if lower, per section 193.155; non-homestead residential property is capped at 10% a year for non-school levies, per section 193.1555, both as they read on 29 September 2026.
- A sale resets the assessment. After a change of ownership, the property is assessed at just value on the next 1 January, per sections 193.155 and 193.1555 as they read on 29 September 2026, so a seller’s tax bill is not a buyer’s.
- The homestead application deadline is 1 March for an owner who holds title on 1 January, per section 196.011 as it read on 29 September 2026.
Florida property tax bills are due on 1 November, and paying in November earns a 4% discount, per Florida Statutes sections 197.333 and 197.162 as they read on 29 September 2026. This post covers the calendar, the assessment caps, which end at a sale, and the homestead deadline. To see what buildings have sold for, start with The Miami Resale Record.
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Last updated October 31, 2026, 7:36 am
A seller’s tax bill is not a buyer’s, so the county record belongs on the checklist before an offer. JSR has posts on the documents to demand before you offer on a Miami condo and what to ask about reserves before you offer. The same county record shows Miami condos that sold for less.
When the bill is due, and the discount for paying early
Under Florida Statutes section 197.333, as it read on 29 September 2026, “all taxes shall be due and payable on November 1 of each year or as soon thereafter as the certified tax roll is received by the tax collector.” Taxes become delinquent on 1 April of the following year, or once 60 days have passed since the original tax notice was mailed, whichever is later.
Section 197.162 sets the discounts for paying before delinquency: 4% in November, or within 30 days after the original tax notice is sent; 3% in December; 2% in January; 1% in February; and 0% in March. If a discount period ends on a weekend or legal holiday, it extends to the next working day, per the same section.
On a $20,000 bill, the difference between paying in November and paying in March is $800. That is the whole reason the calendar matters.
Why a seller’s bill is not your bill
Florida caps how fast assessed value can rise, and the cap follows the owner, not the property. For a homestead, section 193.155 limits the annual change to 3% of the prior year’s assessed value or the change in the Consumer Price Index, whichever is lower. For residential property that is not a homestead, section 193.1555 limits the annual increase to 10% for levies other than school district levies.
Both caps end at a sale. The property is reassessed at just value on 1 January of the year after a change of ownership, per sections 193.155(3) and 193.1555(5). A seller who has owned for 15 years can carry an assessed value far below market; the buyer’s first full bill will be based on the new just value. When you compare the carrying cost of two condos, compare the just value on the county record, not the seller’s last tax bill.
The homestead deadline
To claim a homestead exemption, an owner who holds title on 1 January must file with the county property appraiser on or before 1 March of that year, per section 196.011. Missing the deadline waives the exemption for that year, except where the statute provides otherwise. For a buyer who closes in late 2026 and moves in, the 2027 application window closes on 1 March 2027.
How to read your building on the county record
The Miami-Dade Property Appraiser’s property search shows, for each condominium unit, the recorded sales history and the just, assessed and taxable values by year. It is the same public record JSR uses to report what each building has sold for; see, for example, JSR’s post on recorded resales on Fisher Island and the Miami Resale Record.
Before you buy, look up the unit and note three numbers: the just value, the seller’s assessed value and the taxable value. The gap between the first two is roughly the size of the reset you will inherit.
Statutes read on 29 September 2026. Tax law can change; this post quotes the sections as they read on that date. JSR is not a tax adviser; the tax collector’s bill is the authority for what you owe.
Buying in Miami? Get the unit’s record before you offer
Josh pulls the county record for the unit: its sales history, its just value, and the assessment reset a buyer inherits. WhatsApp or call (305) 695-8257.
Miami-Dade property tax bills: common questions
When are Miami-Dade property taxes due?
Under Florida Statutes section 197.333, as it read on 29 September 2026, all taxes are due and payable on 1 November of each year, or as soon after as the certified tax roll is received by the tax collector.
What discount do you get for paying property taxes early in Florida?
Under Florida Statutes section 197.162, as it read on 29 September 2026, the discount is 4% in November (or within 30 days after the original tax notice is sent), 3% in December, 2% in January, 1% in February and 0% in March.
How much can paying in November save on a $20,000 tax bill?
Using the discounts in section 197.162 as it read on 29 September 2026, the difference between paying in November and paying in March on a $20,000 bill is $800.
When do unpaid Florida property taxes become delinquent?
Under section 197.333, as it read on 29 September 2026, taxes become delinquent on 1 April of the following year, or once 60 days have passed since the original tax notice was mailed, whichever is later.
How much can the assessed value of a Florida home rise each year?
Under section 193.155, as it read on 29 September 2026, a homestead’s assessed value can change by no more than 3% of the prior year’s assessed value or the change in the Consumer Price Index, whichever is lower; under section 193.1555, as it read on that date, non-homestead residential property is capped at 10% a year for levies other than school district levies.
Does the property tax assessment reset when you buy a Miami condo?
Yes. Under sections 193.155(3) and 193.1555(5), as they read on 29 September 2026, the property is reassessed at just value on 1 January of the year after a change of ownership, so a buyer’s first full bill is based on the new just value, not on the seller’s assessed value.
What is the deadline to apply for a homestead exemption in Florida?
Under section 196.011, as it read on 29 September 2026, an owner who holds title on 1 January must file with the county property appraiser on or before 1 March of that year, so for a buyer who closes in late 2026 and moves in, the 2027 application window closes on 1 March 2027.
How has your building held its value? The Miami Condo Index ranks Miami condo buildings by their county sale records: real price per square foot, turnover and four-year change.
Sources and further reading
- Florida Statutes, section 197.333, “When taxes due; delinquent,” read 29 September 2026leg.state.fl.us
- Florida Statutes, section 197.162, “Tax discount payment periods,” read 29 September 2026leg.state.fl.us
- Florida Statutes, section 193.155, “Homestead assessments,” read 29 September 2026leg.state.fl.us
- Florida Statutes, section 193.1555, assessment of certain residential and nonresidential real property, read 29 September 2026leg.state.fl.us
- Florida Statutes, section 196.011, annual application required for exemption, read 29 September 2026leg.state.fl.us
- Miami-Dade County Property Appraiser, property searchapps.miamidadepa.gov