Property Taxes

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Ad Valorem Taxes

Real property is located in described geographic areas, designated as parcels. It includes land, building, fixtures, and improvements to the land.

Florida property taxes are relatively unique because:

  • They are levied annually.
  • Taxes on each parcel of real property have to be paid in full and at one time (except for the installment method and homestead tax deferrals)
    • The Monroe County Tax Collector also accepts partial payments with a signed affidavit (found on the back of the tax bill, or contact our office at (305) 295-5070 or (305) 295-5071 for a copy of the affidavit), per Florida Statute 197.374. The property owner must agree to and understand the following:
      • Partial payments may be accepted for current year taxes only between November 1st and March 31st.
      • No discount is allowed for partial payments.
      • A $10 processing fee will be deducted from each partial payment.
      • It is my responsibility to ascertain the balance due.
      • No additional tax bills will be mailed except the reminder notice per F.S.197.343.
      • Any remaining balance as of April 1st is considered delinquent and subject to all applicable penalties and fees, in which a tax certificate could be sold.
  • Discounts are extended for early payment.

Ad Valorem taxes on real property are collected by the Tax Collector on an annual basis, beginning on November 1st for the calendar year January through December. It is the responsibility of each taxpayer to ensure that his/her taxes are paid and that a tax bill is received.

The Property Appraiser’s Office establishes the assessed value of a property, as of January 1st, and The Board of County Commissioners and other levying bodies set the millage rates. Using these figures, the Property Appraiser prepares the tax roll. Upon completion, the tax roll is then certified to the Tax Collector who prints and mails the tax notices. Tax notices are sent to the owner’s last address of record as it appears on the tax roll. In cases where the property owner pays through an escrow account, the mortgage company should request and be sent the tax bill, and the owner receives an informational copy of the notice.

Section 197.122 Florida Statutes charges all property owners with the following three responsibilities: (1) the knowledge that taxes are due and payable annually; (2) the duty of ascertaining the amount of current or delinquent taxes, and (3) the payment of such taxes before the date of delinquency. Therefore, if for whatever reason, the property owner fails to receive a tax bill, it is the property owner’s responsibility to inquire as to the amount as well as pay the tax before the date of delinquency.

Missing Tax Bills

You should receive a separate bill for each piece of property owned, according to the way the deed is recorded. If any tax statements are missing, contact the Tax Collector’s office at (305) 295-5070 or (305) 295-5071, or visit our nearest office. You may also search for a tax bill on our website here.

Important Dates

Tax statements are normally mailed out on or before November 1st of each year. The gross amount is due by March 31st. The following discounts are applied for early payment:

  • 4% discount if paid in November.
  • 3% discount if paid in December.
  • 2% discount if paid in January.
  • 1% discount if paid in February.
  • Gross amount paid in March, no discount applied.
  • Taxes become delinquent April 1st of each year.