South Florida Property Tax Bills 2026 — What Homeowners Actually Pay

South Florida property tax bills for 2026 hit mailboxes in August 2026 — with 8-15% increases over 2025 across Broward, Miami-Dade, and Palm Beach counties. Here’s the actual millage rates, average bills, and what’s driving the increase.

2026 Millage Rates by County

Broward County: Combined millage typically 19-22 mills (1.9-2.2% of assessed value). Average bill on $500K home: $9,500-$11,000.
Miami-Dade County: Combined millage typically 20-24 mills. Average bill on $500K home: $10,000-$12,000.
Palm Beach County: Combined millage typically 18-21 mills. Average bill on $500K home: $9,000-$10,500.

What’s Driving the 2026 Increase

Rising property values (8-15% YoY). Homestead-capped homes see 3% max increase in assessed value; non-homestead properties see full appraisal increase. New voter-approved bond measures for schools and infrastructure. Higher municipal budgets to cover inflation.

Homestead vs Non-Homestead Impact

A homesteaded property with 10 years of Save Our Homes cap protection may pay 40-60% less tax than an identical non-homesteaded property in the same neighborhood. This is why long-term homeowners with modest incomes can sometimes be pushed to sell when they lose homestead status (moving, inheriting, converting to rental).

Payment Deadlines

November 30: Pay in full for 4% discount. December 31: Pay for 3% discount. January 31: Pay for 2% discount. February 28: Pay for 1% discount. March 31: Full amount due. April 1: Delinquent, penalty and interest begin.

What Happens When You Can’t Pay

June 1 following the delinquency: tax lien certificate sold at auction. Certificate accrues 18% annual interest. If certificate not redeemed within 2 years, holder can force a tax deed sale of the property. Fastest way to lose a Florida home is through unpaid taxes.

Selling with Delinquent Taxes

Tax liens must be paid at closing. Homeinc buys South FL homes with delinquent taxes, works directly with tax collectors to obtain payoff, and can close in 14-21 days including tax lien resolution.

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