How to pay property taxes in Miami-Dade online: guide from county-taxes.net (official portal)

If you have a home or parcel in Miami-Dade County, the county-taxes.net/fl-miamidade portal is the online channel that the Office of the Tax Collector uses for you to consult and pay real estate taxes (ad valorem and non-ad valorem). It's not a random third-party site: Dariel Fernandez's own office refers to this platform, operated by Grant Street Group. This guide explains how to use it, how much each payment method costs and what dates it is best to act on.

1. What is county-taxes.net and who charges?

county-taxes.net is the platform that many Florida counties contract for online tax collections. In Miami-Dade the direct route is county-taxes.net/fl-miamidade; The Tax Collector also links to the variant miamidade.county-taxes.com. Both lead to the same system from Grant Street Group, a provider listed on the county's payment methods page.

Important: this portal is used to pay the invoice issued by the Tax Collector once a year (usually starting in November). To see valuation, exemptions or the TRIM notice you must go to Property Appraiser — we have a separate guide at Miami-Dade Property Search (apps.miamidadepa.gov).

2. Pay online step by step

1. Open county-taxes.net/fl-miamidade in an updated browser (the site may display a Cloudflare-type security check before loading).
2. Locate your 13-digit folio in the letter from the Tax Collector or in Property Search of the Property Appraiser if you don't have it yet.
3. Search by folio, address or owner's name and select the correct property if several results appear.
4. Review the breakdown: ad valorem taxes, non-ad valorem fees, applicable discount (if you pay within the current month) and total.
5. Choose payment method — eCheck if you want to avoid a fee — and confirm that the funds are available for immediate debit.
6. Save the receipt as a PDF or screenshot; The county advises that it cannot cancel online transactions once submitted.

3. Payment methods and commissions

According to mdctaxcollector.gov:

• eCheck (ACH): no convenience fee; Requires ACH-enabled checking or savings account at a US bank and funds available instantly.
• Credit, debit or wallet card (Apple Pay, Google Pay, Samsung Pay): commission of 2.50% of the amount, minimum $2.50, non-refundable.
• Commercial or international cards: 3.95% (min. $2.50).
• American Express, Visa, MasterCard and Discover are accepted.

You can also pay in person (200 NW 2nd Avenue, Monday to Friday 8:30-15:30) or by mail with a check payable to Dariel Fernandez, Tax Collector, Miami-Dade County, indicating folio and telephone number. During peak season, the county recommends paying online and warns of up to four weeks of postal processing.

4. Discounts for early payment

Florida law (Florida Statute 197.162) provides discounts if you pay before the end of the month:

• November: 4% discount
• December: 3 %
• January: 2 %
• February: 1 %
• March: gross amount, without discount

For online or in-person payments, count the date you send the payment; by mail, the date of the postmark. If the last day of the month falls on a weekend or holiday, the online deadline is extended to the next business day.

5. Dates of the 2025-2026 cycle

For taxes on the 2025 value (invoice for the cycle that opened in November 2025), the Tax Collector indicates in Real Estate Tax Payments:

• Notices sent on October 31, 2025; online payment from November 1, 2025.
• Deadline to pay without late fee: March 31, 2026.
• Non-payments since April 1, 2026 generate interest and late fees.
• Online payment available until May 31, 2026 (11:59 p.m. Eastern Time).
• If 2025 taxes are not paid by June 1, 2026, a tax certificate may be issued (Florida Statute 197.432), with eventual risk of loss of the property if not redeemed.

As of July 2026, if you still owe 2025 taxes, you are in default mode: check the portal for balances with interest and consult the Tax Collector (305-375-5448 or support@mdctaxcollector.gov) before the certificate goes to auction. For the next cycle, invoices for 2026 usually arrive again at the end of October — it is best to have the folio ready and pay in November for the maximum 4% discount.

6. Property Appraiser vs Tax Collector

This is the most common confusion among new homeowners in Florida:

• Property Appraiser (Tomas Regalado): appraises the value, manages the homestead and sends the TRIM notice in August — no final bill.
• Tax Collector (Dariel Fernandez): sends the annual invoice, applies discounts and collects; online payment goes to county-taxes.net.

If your valuation or waiver appears incorrect, please act first at Property Search; If the amount of the invoice already issued is the problem, contact the Tax Collector or review the breakdown in the payment portal.

7. If your mortgage pays for you (escrow)

Many mortgage loans include an escrow account: the bank holds a portion of the monthly payment and pays taxes to the county, often in November to capture the 4% discount. Even so, it is convenient:

• Check on county-taxes.net that the balance appears as paid after the scheduled date.
• Review the bank's annual escrow analysis if your appraised valuation has increased.
• Make sure that the Tax Collector's folio and postal address match your property.

8. Errors, support and late payments

Technical issues at checkout (returned payment, locked screen, double charge): Call the Grant Street help desk at 877-818-4323. The Tax Collector's office cannot cancel already confirmed online payments.

Before paying, check the folio, fiscal year and amounts; Transactions are not canceled after pressing send. Online cut-off time follows Eastern Standard Time (EST).

9. In summary

Where do I pay? county-taxes.net/fl-miamidade. What do I need? Your 13-digit folio. How do I save commission? With eCheck. How do I save taxes? Paying in November (4% discount) or before March without surcharges. Who helps? Tax Collector 305-375-5448; Grant Street web support 877-818-4323.