Florida's 2026 property tax bills are out, and for business owners, landlords and homeowners across Broward, Palm Beach and Miami-Dade counties, the biggest savings of the year start right now. Pay the full bill in November and the county tax collector takes 4 percent off. Wait until March and you pay the gross amount with no discount at all.
The Palm Beach County schedule is posted on the Palm Beach County Tax Collector property tax page with the November to February discount schedule, and the office's 2026 calendar lists Nov. 30 as the last day to receive the 4 percent discount. Miami-Dade and Broward publish the same statewide schedule, which comes from Florida law rather than from any one county.
How much is the Florida property tax discount if you pay in November?
Florida property owners who pay their full tax bill in November receive a 4 percent discount, and the last day for that discount in 2026 is Nov. 30. The discount then drops to 3 percent in December, 2 percent in January and 1 percent in February, with no discount in March.
The Discount Schedule in All Three Counties
The Miami-Dade Tax Collector's page on early payment discounts says the schedule comes from Section 197.162 of the Florida Statutes. Because the rule is state law, it is the same in every county:
- November: 4 percent discount
- December: 3 percent discount
- January: 2 percent discount
- February: 1 percent discount
- March: gross amount due, no discount
- April 1: unpaid taxes become delinquent
Broward's tax collector says bills are mailed and become payable on Nov. 1 and are due in full by March 31 of the following year. Palm Beach County's calendar lists Nov. 1 as the day 2026 property taxes opened for collection and the 4 percent discount began. Palm Beach also says its office mails more than 600,000 property tax bills by Nov. 1, and Broward's records office says it mails more than 500,000.
What 4 Percent Means on a Real Bill
The math is simple, and the savings are real for owners with large commercial or multifamily bills. On a $10,000 tax bill, 4 percent is $400, so a November payment would be $9,600. Paying the same bill in February saves $100, and in March it saves nothing.
For a business with several parcels or a commercial building, the gap between paying in November and paying in March can be a meaningful number. Many owners compare the discount with what the cash would earn if it sat in an account for four more months. That comparison depends on each owner's own rates and cash position, so it is worth running with an accountant rather than by rule of thumb.
How the Payment Date Is Counted
The date your payment counts matters as much as the amount. Miami-Dade says discounts are based on the date the payment is submitted when you pay in person or online, and on the postmark date when you pay by mail. Broward says tax payments for current bills are posted according to their postmark.
Two more rules from the Miami-Dade page apply statewide:
- If the discount period ends on a Saturday, Sunday or legal holiday, the deadline moves to the next business day for online and in person payments. Palm Beach County's page says the same.
- Under Section 197.322, a discount period is not extended because a tax bill was returned as undeliverable by email or postal mail.
Nov. 30, 2026 falls on a Monday, so the standard deadline applies this year.
No Bill in the Mail Is Not an Excuse
Florida law holds property owners responsible for knowing that taxes are due. Miami-Dade cites Section 197.122, which says owners are held to know that taxes are due and payable every year and must pay before April 1. Broward's FAQ makes the same point: failing to receive a tax bill does not relieve anyone from paying the taxes or the interest and fees that follow.
If a bill has not arrived, owners can look it up online by parcel or address on their county tax collector's site. Palm Beach County suggests checking that the mailing address is up to date with the Property Appraiser's Office, which can be reached at 561 355 2866 for address and exemption questions.
Tangible Personal Property Bills for Businesses
Business owners usually get a second kind of bill. Tangible personal property tax covers furniture, equipment, computers and other business assets, and it follows the same discount schedule. Broward's records division lists a 4 percent discount in November, 3 percent in December, 2 percent in January and 1 percent in February for tangible personal property, with no discount in March.
The penalties for late payment differ by bill type. Broward lists 3 percent interest plus advertising costs on delinquent real estate bills, and 1.5 percent interest per month plus advertising costs on delinquent tangible personal property bills. For a company with a large equipment base, the monthly interest on a late tangible bill can add up faster than the one time charge on real estate.
The Installment Plan Option for 2027
Owners who would rather spread payments across the year can sign up for the installment payment plan for next year's bills. Palm Beach County lists Nov. 1 as the day enrollment opened for the 2027 property tax and tangible personal property installment plan. Broward says enrollment runs from Nov. 1 to April 30 for the next tax year.
Broward's schedule shows how the plan works:
- First installment by June 30: one quarter of last year's taxes, discounted 6 percent
- Second installment by Sept. 30: one quarter of last year's taxes, discounted 4.5 percent
- Third installment by Dec. 31: one half of the current year's adjusted taxes, discounted 3 percent
- Fourth installment by March 31: one half of the current year's adjusted taxes, with no discount
Broward says plan members save an average of 3.5 percent on their bill. Once enrollment is confirmed, owners do not have to reapply each year.
What Owners and Landlords Should Do This Month
A short checklist covers most situations:
- Look up every parcel and tangible account you own, including accounts in an LLC's name.
- Confirm whether a mortgage lender pays the bill through escrow, so the same bill is not paid twice.
- Decide whether to pay in November for 4 percent off or hold the cash for a later month.
- Pay online or in person by Nov. 30, or mail early enough to get a November postmark.
- Ask your accountant about enrolling in the 2027 installment plan before April 30.
For commercial landlords, the property tax line often flows through to tenants under triple net leases. Tenants who reimburse taxes may want to ask their landlord whether the bill will be paid in November, since the discount lowers the amount passed through.
Who to Call
Each county tax collector handles its own bills and payments:
- Palm Beach County Tax Collector: 561 355 2264, 301 North Olive Avenue, 3rd Floor, West Palm Beach, open weekdays 8:15 a.m. to 5 p.m.
- Miami-Dade Tax Collector: 305 375 5448, 200 NW 2nd Ave, Miami, open weekdays 8 a.m. to 5 p.m. and Saturdays 8 a.m. to 1 p.m.
- Broward County Tax Collector: contact options and online payments at browardtax.org.
The tax collector does not set the amount of tax. Questions about the value, exemptions or the millage on a bill go to the county property appraiser or the taxing authority listed on the bill.
Get the Weekly Deadlines List
The Nov. 30 discount is one of several money deadlines on the calendar this month. Subscribe to the Sundaze Gazette newsletter for a weekly list of tax, grant and filing dates for South Florida owners.
Sources
- Palm Beach County Tax Collector, property taxes and discounts
- Palm Beach County Tax Collector, 2026 important dates and deadlines
- Miami-Dade Tax Collector, discounts for early payment: mdctaxcollector.gov/discounts-for-early-payment
- Broward County Tax Collector, property tax and payment plan: browardtax.org/property-tax
- Broward County Records, Taxes and Treasury, tangible personal property tax: broward.org/RecordsTaxesTreasury
Related
- Florida RT-6 reemployment tax filing guide for employers
- Miami-Dade retail rent tenant playbook
- Sundaze Gazette newsletter
Key Facts for Owners and Search
What is the last day for the 4 percent Florida property tax discount in 2026?
The last day to receive the 4 percent discount on 2026 Florida property tax bills is Monday, Nov. 30, 2026, according to the Palm Beach County Tax Collector's calendar. The same schedule applies in Broward and Miami-Dade because it comes from Section 197.162 of the Florida Statutes. Mailed payments count by postmark date.
What are the Florida property tax discounts by month?
Florida property owners receive 4 percent off for paying in November, 3 percent in December, 2 percent in January and 1 percent in February. Payments made in March owe the gross amount with no discount. Unpaid taxes become delinquent on April 1, and county tax collectors then add interest and advertising costs to the bill.
Does the November discount apply to business tangible personal property tax?
Yes. Broward County's records division lists the same schedule for tangible personal property tax: 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February. Delinquent tangible bills in Broward carry 1.5 percent interest per month plus advertising costs, compared with 3 percent interest on late real estate bills.
What happens if I never received my Florida property tax bill?
Florida law holds owners responsible for knowing that taxes are due each year. Miami-Dade cites Section 197.122, and Broward's FAQ says failing to receive a bill does not excuse payment or late fees. A returned or undeliverable bill does not extend the discount period, so owners should look up their accounts online by parcel or address.
Can I pay Florida property taxes in installments instead?
Yes. Owners can enroll in the installment payment plan for next year's taxes. Palm Beach County opened 2027 plan enrollment on Nov. 1, and Broward accepts enrollment from Nov. 1 to April 30. Broward's plan uses four payments starting June 30, with discounts of 6, 4.5 and 3 percent, and averages about 3.5 percent in savings.
