07/30/2026
🎯 BE INFORMED !!
This is a long read, but worth the time. 🙏
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MONROE COUNTY’S PROPOSED PROPERTY TAX INCREASE: WHAT THE 7.7% NUMBER REALLY MEANS — AND HOW RESIDENTS CAN SPEAK UP 💲
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A recent headline stating that Monroe County approved a “7.7% preliminary tax increase” has understandably gotten people’s attention.
Some residents may believe the additional revenue is necessary to protect fire rescue, law enforcement and other essential county services. Others may feel property owners are already stretched too thin and that county government should make deeper spending cuts.
Keys Life Magazine is not suggesting to anyone which position to take. Our goal is to explain what has actually been proposed, what the numbers mean and how residents can make their opinions part of the public record before the final vote.
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FIRST, HAS THE TAX INCREASE ALREADY BEEN FINALIZED?
No.
The Monroe County Board of County Commissioners has approved a preliminary property-tax rate and proposed budget for the fiscal year beginning October 1, 2026.
However, the final budget and tax rates will not be adopted until after two public hearings in September.
That means the proposal is moving forward, but residents still have an opportunity to comment before the commissioners take the final vote.
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WHAT IS MONROE COUNTY PROPOSING?
The proposed Monroe County budget for Fiscal Year 2027 is approximately $695.8 million.
That is an increase of about $23.7 million, or approximately 3.5%, over the county’s current adopted budget of roughly $672.1 million.
It is important to understand that the entire $695.8 million budget is not paid for through property taxes.
The total includes the budgets of county government, the Sheriff, Tax Collector, Property Appraiser, Supervisor of Elections and Clerk of Court, along with Tourist Development Council funds, capital projects, reserves and other revenue sources.
County officials say approximately $181.1 million of the proposed budget would come from property taxes.
According to the county:
• Approximately 69.9% of property-tax revenue would support public-safety-related expenses, including law enforcement, fire rescue, detention centers and the medical examiner.
• Approximately 21% would go toward the operating costs of the county’s constitutional officers.
• The proposal includes compensation increases intended to recruit and retain firefighters, emergency medical personnel and law-enforcement employees.
• It also includes fire and ambulance equipment, detention-center repairs and other operational expenses.
The county also says much of the overall budget increase is connected to the Tourist Development Council’s use of previously accumulated funds for community investments, capital projects, events and advertising.
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SO WHERE DOES THE 7.7% FIGURE COME FROM?
This is the part most likely to confuse the average taxpayer.
The 7.7% figure does not necessarily mean that Monroe County raised its tax rate by 7.7%, and it does not mean that every property owner’s total tax bill will increase by exactly 7.7%.
The county’s overall, or “aggregate,” millage rate is proposed to increase from 3.3567 mills to 3.4054 mills.
That is approximately a 1.5% increase in the aggregate millage rate itself.
However, Florida’s Truth in Millage process also compares the proposed rate with something called the “rolled-back rate.”
The rolled-back rate is the tax rate that would allow the county to collect approximately the same amount of property-tax revenue as the previous year, excluding certain new construction and adjustments.
When property values throughout the county rise, the government can lower the tax rate and still collect roughly the same total amount of money.
When the proposed rate will generate more revenue than the rolled-back rate, Florida law describes that difference as a percentage tax increase.
That appears to be what the 7.7% headline is referring to: the projected increase in property-tax revenue compared with the rolled-back level — not simply a 7.7% increase in the millage rate.
Put another way:
• The proposed aggregate millage rate is approximately 1.5% higher than last year’s aggregate rate.
• Because Monroe County’s overall taxable property value has also grown, the proposed rate is expected to collect approximately 7.7% more property-tax revenue than the rolled-back benchmark.
Both numbers can be technically accurate, but they describe two different things.
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WHAT IS A MILLAGE RATE?
A millage rate is the tax rate applied to a property’s taxable value.
One mill equals $1 in tax for every $1,000 of taxable property value.
For example, a rate of 3 mills would equal approximately $300 in taxes for every $100,000 of taxable value.
Monroe County says its proposed countywide millage rate remains 2.6929 mills, or approximately $269.29 for every $100,000 of taxable value.
The higher aggregate rate of 3.4054 includes additional county taxing districts and services. Not every property is necessarily subject to every component in exactly the same way.
Your taxable value is also not always the same as your property’s current market value.
Taxable value may be reduced by the homestead exemption, Save Our Homes protections and other exemptions or classifications.
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HOW MUCH COULD THE AVERAGE PROPERTY OWNER PAY?
Monroe County provided two examples based on countywide averages.
According to the county, an average homesteaded property with a taxable value of $665,485 would see its countywide property taxes increase by approximately $4.22 per month, or about $50.64 per year.
A non-homesteaded residential property with a taxable value of $1,105,135 would see an estimated countywide increase of approximately $22.55 per month, or about $270.60 per year.
These are averages and examples — not guarantees.
Your actual change could be higher, lower or possibly different because of:
• Your taxable property value
• Whether the property is homesteaded
• Save Our Homes assessment protections
• Changes in exemptions
• Whether the property was recently purchased
• Whether it is residential, commercial or vacant land
• The taxing districts that apply to the property
• Taxes imposed by other authorities, including the School Board, municipalities, Mosquito Control and regional agencies
• Non-ad valorem assessments, such as certain solid-waste, sewer or service charges
A person’s total property-tax bill contains more than Monroe County government taxes alone.
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WHY CAN A TAX BILL RISE EVEN WHEN A TAX RATE STAYS THE SAME?
Imagine that a property had a taxable value of $400,000 last year and the tax rate remained unchanged.
If its taxable value increased to $412,000 this year, the tax bill could rise even though the government did not increase the millage rate.
This is why taxpayers should look at both sides of the equation:
1. Did the taxable value of the property increase?
2. Did the taxing authority change its millage rate?
A higher property value, a higher millage rate or a combination of both can increase the final bill.
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DO HOMESTEADED AND NON-HOMESTEADED PROPERTIES EXPERIENCE THE SAME INCREASE?
Not necessarily.
Florida’s Save Our Homes benefit generally limits annual increases in the assessed value of qualifying homesteaded property. Because of that protection, longtime homesteaded property owners may experience smaller taxable-value increases than recently purchased homes, rental properties, second homes and other non-homesteaded properties.
Monroe County reports that homesteaded property represents approximately 19.64% of the county’s taxable value, while non-homesteaded residential property represents approximately 60.11%.
That means a large portion of Monroe County’s tax base consists of second homes, vacation properties, rental properties and other non-homesteaded real estate.
Commercial property represents approximately 16.92% of taxable value, while vacant land represents approximately 3.33%.
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WHAT ARE THE ARGUMENTS IN SUPPORT OF THE PROPOSAL?
Residents who support the proposal may believe:
• Firefighters, paramedics and law-enforcement officers need competitive compensation in order to live and work in the Florida Keys.
• Public safety, emergency response and detention-center maintenance cannot be postponed indefinitely.
• Inflation, insurance, contracts, fuel, equipment and labor costs have increased.
• Cutting approximately $2.6 million to keep the aggregate rate at last year’s level could reduce services or delay necessary projects.
• The countywide millage rate remains comparatively low despite Monroe County’s high property values.
The county says reducing the proposed aggregate millage rate to match the current year would require approximately $2.59 million in additional cuts.
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WHAT ARE THE ARGUMENTS AGAINST THE PROPOSAL?
Residents who oppose the proposal may believe:
• Property owners, renters and local businesses are already dealing with high housing, insurance, utility and living costs.
• Even modest annual increases accumulate over time.
• Higher taxes on rental and commercial properties may eventually be passed along through higher rents, prices or service costs.
• Rising property values already produce additional government revenue without increasing the rate.
• The county should identify more spending reductions, delay lower-priority projects or use reserves before collecting additional taxes.
• Residents deserve more detail about exactly where every additional dollar will be spent.
Both sides raise legitimate questions. The purpose of the public-hearing process is to give residents an opportunity to ask those questions directly.
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HOW CAN YOU FIND OUT WHAT THIS MEANS FOR YOUR PROPERTY?
Property owners should carefully review their 2026 Notice of Proposed Property Taxes, commonly called the TRIM Notice.
The notice is expected to show:
• Last year’s taxable value
• This year’s proposed taxable value
• Last year’s taxes
• Proposed taxes from each taxing authority
• The amount that would be charged under the rolled-back rate
• Dates, times and locations of public budget hearings
• The deadline for challenging a property assessment or exemption decision
The envelope normally says, “This is not a bill,” but it may be one of the most important tax documents you receive all year.
If you do not receive it, the Monroe County Property Appraiser says property owners can search for their parcel online and access the TRIM Notice from the property record.
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WHO SHOULD YOU CONTACT ABOUT A HIGHER PROPERTY VALUE?
If you believe the Property Appraiser has placed an incorrect value on your property, or an exemption is missing, contact the Monroe County Property Appraiser’s Office.
The Property Appraiser determines property values and administers exemptions.
The Property Appraiser does not set the county’s tax rates and does not decide how the county spends tax revenue.
Property owners generally have 25 days from the mailing of the TRIM Notice to challenge an assessment through the Value Adjustment Board.
Do not wait until the tax bill arrives to question the assessed value. By then, the appeal deadline may have passed.
Monroe County Property Appraiser:
305-292-3420
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WHO SHOULD YOU CONTACT ABOUT THE TAX RATE OR COUNTY SPENDING?
Questions or opinions about the proposed millage rate, county budget or spending priorities should be directed to the Monroe County Board of County Commissioners.
The five commissioners are responsible for reviewing and adopting the county budget and levying county taxes.
District 1 — Commissioner Craig Cates
305-292-3440
[email protected]
District 2 — Commissioner Michelle Lincoln
305-292-4512
[email protected]
District 3 — Commissioner Jim Scholl
305-292-3430
[email protected]
District 4 — Commissioner David Rice
305-289-6000
[email protected]
District 5 — Commissioner Holly Merrill Raschein
305-453-8787
[email protected]
Residents may contact their district commissioner or send their comments to all five commissioners.
When writing, it helps to be specific.
Instead of only saying, “Raise taxes” or “Do not raise taxes,” explain:
• Whether you support or oppose the proposal
• Which services you believe should be protected
• Which spending areas you believe should be reduced
• How the proposal would affect your household or business
• What questions you want answered before the final vote
Respectful, detailed comments are more useful than personal attacks and are more likely to be taken seriously.
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WHEN ARE THE PUBLIC HEARINGS?
FIRST PUBLIC HEARING
Wednesday, September 9, 2026
5:05 p.m.
Nelson Government Center
102050 Overseas Highway
Key Largo
FINAL PUBLIC HEARING
Monday, September 14, 2026
5:05 p.m.
Harvey Government Center
1200 Truman Avenue
Key West
The final millage rates and budget are scheduled to be adopted at the September 14 hearing.
Both hearings are expected to be hybrid meetings, allowing residents to participate in person or through Zoom.
Meeting agendas and Zoom instructions should be posted through Monroe County’s official meetings page before each hearing.
Residents should verify the meeting information shortly before attending because government schedules and participation instructions can change.
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HOW TO MAKE YOUR VOICE HEARD EFFECTIVELY
1. REVIEW YOUR TRIM NOTICE
Do not rely only on social-media headlines. Look at the proposed Monroe County portion of your own tax notice and compare it with last year.
2. CONTACT COMMISSIONERS BEFORE THE HEARINGS
Written comments give commissioners time to review your concerns before the vote.
3. ATTEND OR JOIN A PUBLIC HEARING
You can speak during the public-comment portion, subject to the meeting’s procedures and time limits.
4. KEEP YOUR COMMENTS FOCUSED
Identify the proposal, state whether you support or oppose it and explain why.
5. ASK FOR SPECIFIC INFORMATION
Residents can request explanations of spending increases, staffing costs, reserves, capital projects and possible alternatives.
6. OFFER ALTERNATIVES
Those opposing the increase may want to identify services or projects they believe should be reduced. Those supporting it may want to explain which services they believe justify the additional revenue.
7. SPEAK BEFORE THE FINAL VOTE
The most important time to participate is before the budget is finalized — not after the tax bills are mailed.
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THE BOTTOM LINE
The statement that Monroe County is considering a 7.7% property-tax increase needs context.
It does not mean every homeowner’s bill will automatically rise by 7.7%.
The county’s proposed aggregate millage rate is approximately 1.5% higher than last year’s rate. The larger 7.7% figure appears to represent the increase in projected property-tax revenue compared with the rolled-back rate — the rate that would have produced approximately the same revenue as the prior year.
The proposed total county budget is approximately 3.5% larger than the current adopted budget.
Some property owners may experience relatively small increases. Others — particularly non-homesteaded, commercial or recently purchased properties — could see larger changes depending on taxable value and the taxing districts that apply.
Whether residents believe the proposal is reasonable depends largely on two questions:
Are the additional public-safety and operating expenses necessary?
And has Monroe County done enough to control spending before asking taxpayers for more revenue?
Those are decisions each resident must make after reviewing the facts.
But whether you support the proposal, oppose it or simply want more answers, now is the time to speak. The budget is still preliminary, and the final decision is scheduled for September.
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What do you think:
Should Monroe County approve the proposed tax rates and budget, reduce the proposal or make additional cuts before the final vote?
