Coral Gables kept its city tax rate at 5.559 mills for 2026-27. Miami-Dade bills go out in November, 4% off if paid that month. Tax Collector: 305-375-5448.

Last checked Oct. 8, 2026. Facts on this page come from the Property Appraiser of Miami-Dade County, the Miami-Dade Tax Collector and the City of Coral Gables 2026-27 tax levy ordinance.

Three offices touch a Coral Gables property tax bill. The Property Appraiser of Miami-Dade County values each property as of Jan. 1 and handles exemptions. The Coral Gables City Commission, the Miami-Dade County Commission, the School Board and several districts each set a tax rate in September. The Miami-Dade Tax Collector mails the bills in November and collects the money.

Who to call

The Coral Gables rate for 2026-27

On Tuesday, Sept. 29, at its second budget hearing, the City Commission adopted a city operating tax of 5.5590 mills for the fiscal year that runs Oct. 1, 2026, to Sept. 30, 2027. That is the same rate the city levied in 2025. The ordinance says it is a 6.94% increase over the rolled-back rate of 5.1982 mills, the rate that would have raised the same money as last year from existing property. A mill is $1 of tax for every $1,000 of taxable value.

The county, school and district rates for 2026 were not yet posted in the Property Appraiser’s adopted millage chart when we checked. The 2025 figures below show how the bill is split.

Where the money goes

In 2025 the total rate on a Coral Gables property was 18.1852 mills, down from 18.2022 in 2024, according to the Property Appraiser’s 2025 adopted millage chart (PDF).

Bar chart of 2025 millage rates on a Coral Gables property by taxing body

Taxing body (2025) Mills
City of Coral Gables 5.5590
School Board operating 5.4990
School Board voted operating 1.0000
School Board debt service 0.1340
Miami-Dade County 4.5740
Miami-Dade County debt service 0.4171
Children’s Trust 0.4638
Library district 0.2812
Okeechobee Basin 0.1026
South Florida Water Management District 0.0948
Everglades Construction Project 0.0327
Florida Inland Navigation District 0.0270
Total 18.1852

Coral Gables runs its own fire department, so its owners do not pay the county Fire Rescue district levy that many other Miami-Dade cities pay. A rough guide: a home with $500,000 of taxable value at 18.1852 mills pays about $9,093 before any non-ad valorem charges, such as the city waste fee, that appear on the same bill.

Due dates and discounts

Real estate tax bills become payable in November. The Tax Collector gives the discount set by Florida law for early payment:

Paid in Discount
November 4%
December 3%
January 2%
February 1%
March None

Taxes not paid by March 31 become delinquent on April 1, when interest and advertising costs are added.

Homestead exemption and Save Our Homes

If you own and live in your home as your permanent residence on Jan. 1, the homestead exemption takes up to $50,000 off its taxable value. The first $25,000 applies to every tax; the second applies to all but school taxes and to assessed values above $50,000. Since 2025 the second part rises each year with inflation; for 2025 the exemption was worth $50,722.

The deadline to file is March 1. You can apply online. You will need proof of permanent residence, such as a Florida driver’s license.

A homestead also brings the Save Our Homes cap, which limits the yearly rise in the home’s assessed value to 3% or the change in the Consumer Price Index, whichever is lower. For 2025 the cap was 2.9%. Portability lets you move some of that savings to a new Florida homestead.

How to appeal your value

Each August the Property Appraiser mails a TRIM notice, the Notice of Proposed Property Taxes. It is not a bill, but it shows your value, exemptions and likely taxes.

  1. Call the Property Appraiser at 305-375-4712, fill in an assessment review form (PDF) or book an appointment.
  2. If that does not settle it, file a petition with the Value Adjustment Board within 25 days of the TRIM notice mailing date. The board is part of the Clerk of the Court and Comptroller, not the Property Appraiser.
  3. A special magistrate hears the case. Send the Property Appraiser your evidence at least 15 days before the hearing.

The 2026 TRIM notices have gone out, so the window for this year’s value appeals is short or closed; check the deadline printed at the bottom of your notice.

What this means for you

  • Pay in November to save 4%; the bill is due by March 31.
  • The city’s rate did not change for 2026-27, but your bill can still rise if your value did.
  • Bought a home this year? File for homestead by March 1.
  • The city waste fee is billed on the same tax bill if you did not prepay it; see trash and recycling.

More: home prices in Coral Gables and who to call at City Hall.

Frequently asked questions

When are Miami-Dade County property taxes due?

Bills are mailed in November and can be paid without penalty through March 31 of the next year. Unpaid real estate taxes become delinquent April 1.

What is the discount for paying Miami-Dade property taxes early?

Under Florida law the Tax Collector takes 4% off a bill paid in November, 3% in December, 2% in January and 1% in February. There is no discount in March.

What is the Coral Gables millage rate?

The City Commission adopted 5.5590 mills for the fiscal year that began Oct. 1, 2026, the same rate as the year before. With county, school and other levies, the 2025 total in Coral Gables was 18.1852 mills.

When is the homestead exemption deadline in Miami-Dade County?

March 1 each year. Apply online with the Property Appraiser of Miami-Dade County or call 305-375-4712.

How do I appeal my property value in Miami-Dade County?

Talk to the Property Appraiser first. If that does not settle it, file a petition with the Value Adjustment Board within 25 days of the TRIM notice mailing date. The board’s number is 305-375-5641.