MiamiDade Property Search gives instant access to Miami‑Dade County property records, letting you pull owner names, parcel numbers and tax details with a single click. The official Property Appraiser portal (https://www.miamidade.gov/pa/) hosts a free search by address, owner, folio or subdivision, and the site’s contact line (305‑375‑4712) answers any data‑accuracy questions. You can cross‑check the information on the County Clerk’s online records (https://onlineservices.miamidadeclerk.gov/officialrecords/) for deeds, liens and recent sales, which supports smooth real‑estate transactions. Whether you hunt for Miami homes for sale, condos for sale, waterfront homes or commercial spaces, the same search engine shows market values, assessed values and exemption benefits. Quick, reliable, and supported by the Miami‑Dade County property tax collector, this tool is essential for investors, buyers and agents alike.
MiamiDade Property Search also serves as a powerful research hub for Miami‑Dade FL property records that impact financing, insurance and relocation decisions. By entering a street name you can view all Miami‑Dade County real estate listings, from luxury homes to land for rent, and the results include tax roll figures, school ratings and neighborhood crime maps. The integrated GIS map highlights parcels, recent sales and upcoming open houses, helping you compare Miami market trends without leaving the page. For detailed tax estimates, the Tax Estimator and Tax Comparison tools calculate property tax lookup Miami figures using the latest millage rates. All data updates daily, and you can request assistance via email through the official contact form linked on the Property Appraiser site.
Search Miami-Dade County Property Records
The Miami-Dade County Property Appraiser runs the official online search tool. It shows owner names, folio numbers, assessed values, and sales history for every parcel. The free public portal is at the Miami-Dade Property Appraiser website.
The site is open to anyone with a web browser. You do not need an account or a fee. You can search by address, owner name, folio number, or subdivision name. The records update often through the year.
Step-by-Step Searching Method
- Open the official Property Appraiser site.
- Pick a search type from the drop-down list.
- Type the full address, owner name, or folio number.
- Click the search button to load the record.
- Read the property facts on the next page.
- Print or save a copy for your own use.
Search Tools at a Glance
| Tool Name | What You Can Find | Best For |
|---|---|---|
| Property Search | Owner, address, folio, value, exemptions | Quick lookup of any parcel |
| GIS Map | Parcel lines, lot size, sales layers | Visual research of land |
| Tax Estimator | Projected tax bill for a property | Budgeting for buyers |
| TRIM Notice | Proposed value and exemptions | Yearly review of assessments |
How to Read a Property Record Page
Each result page shows a set of standard data fields. The top of the page has the owner name, mailing address, and site address. The middle of the page has the folio number, legal description, and parcel size.
Below that, you will see the assessed value, market value, and taxable value. Each value is a number set by the Property Appraiser. The bottom of the page lists any exemptions, sales history, and building details.
Key Fields You Will See
- Owner name and mailing address
- Folio number (13-digit ID)
- Site address with ZIP code
- Market, assessed, and taxable value
- Exemptions applied to the parcel
- Most recent sale date and price
- Land size and building area
- Year built and use type
Property Values and Market Data in 2026
Miami-Dade County released its 2026 June 1st estimates of taxable values to local taxing bodies. The countywide estimated taxable value for 2026 is $540.7 billion, a 5.5% increase from 2026.
This represents a decrease of 3.2 percentage points in the annual rate of growth compared to 2026. The values released on June 1st are only estimates and are subject to change. The official certification date for the 2026 assessment roll is July 1st, 2026.
Property owners can see the new values by entering a folio number or address into the search tool. Anyone with a question about a value change can call the office phone line for staff help.
What the 2026 Numbers Mean
- Total estimated taxable value of $540.7 billion
- 5.5% increase over the 2026 tax year
- Slower growth than the 8.7% increase seen in 2026
- Official certification scheduled for July 1, 2026
Exemptions Available to Property Owners
The Property Appraiser grants several tax exemptions each year. Each one lowers the taxable value of a property. The Homestead Exemption is the most common one for full-time residents.
Other exemptions cover senior citizens, veterans, disabled persons, widows, and widowers. There are also exemptions for certain types of land use, such as agricultural or institutional property.
Main Exemptions in the County
| Exemption Type | Who Can Apply | Main Benefit |
|---|---|---|
| Homestead Exemption | Primary resident owners | Lower taxable value on the home |
| Senior Exemption | Homeowners age 65 and older | Extra savings on the tax bill |
| Veteran Exemption | Honored veterans with proof | Reduces assessed value |
| Disability Exemption | Total and permanent disability | Reduces or removes the tax bill |
| Widow or Widower | Spouse of a deceased owner | One-time tax savings |
You can file for exemptions online or in person. The office is open to help with forms and proof. Filing deadlines fall early in the year, so check the website for the exact window.
Finding the Folio Number for Any Property
Every parcel in the county has a 13-digit folio number. This number is the key to almost every search. It links to the deed, the tax bill, the zoning case, and the building file.
If you only have an address, the search tool gives you the folio on the first result page. You can copy the number and use it for any future lookup. The folio stays the same for the life of the parcel.
Ways to Locate a Folio
- Search by address on the Property Search site
- Search by owner name to pull a full list
- Use the GIS map to click on a parcel
- Read the TRIM Notice mailed to the owner
- Pull a deed from the Clerk’s online records
Owner Lookup and Public Records
The owner name on file is public under Florida law. Anyone can run an owner search to see who holds the title. The search returns the current owner, mailing address, and any previous owners from past transfers.
This lookup helps with skip tracing, debt research, title work, and neighbor checks. You can also use it to verify the recipient of legal mail. The data updates after each deed is recorded by the Clerk of Court.
What an Owner Search Returns
- Current owner name and mailing address
- Folio number and site address
- Date and price of the last sale
- Document number of the recorded deed
- Past owners from the sales history
Tax Estimator and Bill Calculation
The Tax Estimator tool gives a rough bill for any property. It uses the proposed millage rates from each taxing body. The output is not the final bill, but it is a close estimate.
For the real tax bill, the Tax Collector mails a notice each fall. The bill is based on the final value, the final exemptions, and the millage rates set by local governments. Payments follow a fixed schedule set by state law.
What Drives the Tax Bill
- Assessed value of the property
- Total exemptions on file
- Millage rates from each taxing body
- Special assessments for the area
- Non-ad valorem fees for services
Recent Sales and Transaction History
Every property in the county has a sales history. The search tool lists the date, price, and document number of each transfer. This helps buyers see how the market has moved in a neighborhood.
For a deed, mortgage, or lien, the County Clerk holds the official record. The Clerk’s online search lets you look up a document by name, number, or date. The system shows the image of the original paper record.
Clerk’s Online Records Search
- Search by party name (buyer or seller)
- Search by document type (deed, mortgage, lien)
- Search by book and page number
- Search by date range
- View a scanned copy of the record
GIS Map and Parcel Research
The GIS map is a key part of the Property Appraiser site. It shows parcel lines, lot size, and building footprints. You can layer the map with sales, zoning, and flood data.
To use the map, type an address or folio in the search bar. The map zooms to the parcel. You can click on the parcel to see all the same data found in the text search. The map also lets you measure distance and draw simple shapes.
Layers You Can Add to the Map
- Sales for the past three years
- Zoning and land use codes
- Flood zones from FEMA
- Taxing district boundaries
- Coastal and municipal lines
Filing an Appeal with the Value Adjustment Board
Any property owner can file a petition if they think the value is too high. The petition goes to the Value Adjustment Board, which is run by the Clerk of Court. The board holds a hearing where a special magistrate reviews the case.
Petitions must be filed within a set window after the TRIM Notice is mailed. The form is on the Clerk’s site. Owners can hire a tax agent or file on their own. The portal also has a public search for case status and hearing dates.
Steps to File a Petition
- Read the TRIM Notice to see the proposed value.
- Pull the property record on the search tool.
- Build evidence of the correct value.
- Fill out the petition form on the Clerk’s portal.
- Pay any filing fee the board lists.
- Wait for the hearing date and attend.
Recording Deeds and Official Records
After a sale, the deed must be recorded with the Clerk of Court. The Clerk puts the deed into the public record. This protects the buyer’s title and starts the chain of ownership.
The Clerk also records mortgages, liens, satisfactions, and other public documents. Anyone can search these records online. The site is open 24 hours a day, 7 days a week.
Clerk’s Office Contact
| Service | Details |
|---|---|
| Department Name | Clerk of the Court and Comptroller |
| Main Phone (Recorded Documents) | (305) 275-1155 |
| Online Records | Clerk’s Official Website |
Property Types Found in the County
Miami-Dade County has a wide mix of property types. The search tool labels each parcel with a use code. The use code tells you if it is a home, condo, business, or piece of vacant land.
Knowing the use code helps you compare two properties. For example, a single-family home and a duplex have different value methods. The use code drives the math for the assessed value.
Refer to the official Property Appraiser site for the complete list of property use codes used in Miami-Dade County.
Online Tools for Buyers and Sellers
Buyers can use the Property Search to learn about a home before they make an offer. They can pull the value, the exemptions, the sales history, and the lot size. The same data helps sellers set a fair list price.
Real estate agents use the tool every day. It is a quick way to check the facts on a listing. Title agents use it to check the legal owner and the lien status. Lenders use it to confirm the value and the taxes for a loan file.
Common Tasks on the Search Site
- Check the value of a home you want to buy
- Confirm the lot size of a property
- Pull the sales history for a comp
- Verify the owner before sending mail
- Check exemptions on a target parcel
- Estimate the yearly tax bill
Office Visits and In-Person Help
The Property Appraiser office in downtown Miami is open to the public. Staff can help you search a record, file a form, or answer a question. The office is at the address listed in the contact section below.
Offices are open from 8 a.m. to 5 p.m. Monday through Friday, excluding holidays. Before you visit, have the address or folio number ready. If you are filing an exemption, bring proof such as a Florida ID, a deed, and a Social Security number.
What to Bring to the Office
- Photo ID (Florida driver license or ID card)
- The address or folio number of the property
- A copy of the deed or title
- Social Security number for exemption filings
- Proof of age for senior exemption
- VA letter for veteran exemption
Stay Current With Annual Notices
Each year, the Property Appraiser mails a TRIM Notice to every owner in August. The TRIM Notice shows the proposed value, the exemptions, and the dates of the public hearings for the budget. It also lists the taxing bodies that will set the millage rates.
The TRIM Notice is not a tax bill. It is a way for the owner to see the math and decide if they want to file a petition. The owner has a short window to file the petition after the notice goes out.
What to Look For on the TRIM Notice
- Proposed value of your property
- Exemptions that are on file
- Taxing bodies in your area
- Public hearing dates and times
- The deadline to file a petition
Contact, Local Details, and Map
For direct help, reach the Property Appraiser or the Clerk of Court through the contact details below. The two offices cover all property research, tax bills, deeds, exemptions, and appeals in Miami-Dade County.
Property Appraiser Office
- Department Name: Office of the Property Appraiser
- Official Website: https://www.miamidadepa.gov/
- Property Search Portal: https://www.miamidadepa.gov/
- Main Phone: (305) 375-4712
- Contact Form: https://www.miamidadepa.gov/
- Physical Address: Stephen P. Clark Center, 111 NW 1 Street, Suite 710, Miami, Florida 33128-1984
- Mailing Address: 111 NW 1 Street, Suite 710, Miami, Florida 33128-1984
Clerk of Court (Recorder)
- Department Name: Clerk of the Court and Comptroller
- Official Website: https://www.miamidadeclerk.gov/
- Main Phone (Recorded Documents): (305) 275-1155
- Contact: https://www.miamidadeclerk.gov/clerk/contact-us.page
Quick Contact Reference
| Office | Main Phone | Website |
|---|---|---|
| Property Appraiser | (305) 375-4712 | miamidadepa.gov |
| Clerk of Court (Recorded Documents) | (305) 275-1155 | miamidadeclerk.gov |
| Property Search Portal | (305) 375-4712 | miamidadepa.gov |
Frequently Asked Questions
MiamiDade Property Search lets anyone view a parcel’s owner, value, tax history and sales data straight from the County’s official website. The service is free, requires no login, and works on computers or phones. Using the tool helps buyers confirm listings, owners track exemptions, and investors compare market trends across Miami‑Dade neighborhoods.
How can I search Miami‑Dade County property records by address?
Open the Property Appraiser portal and click the address search box. Type the house number, street name and direction (for example SW 107 Ave). The system pulls matching parcels, showing the owner name, folio number, assessed value and recent sales. Results appear instantly, and you can print or copy them for personal use.
What steps are needed to find a property by owner name?
On the same portal choose the owner name option. Enter the full name or just a last name; the search returns all parcels that match. Each entry lists the address, folio, taxable value and exemption details. If the name is common, refine the search with a street or subdivision to narrow the list.
Can I look up a Miami‑Dade parcel using its 13‑digit folio number?
Yes. Select the folio search field and enter the complete 13‑digit code. The system displays that exact parcel, its market value, land and building breakdown, and any active exemptions. Partial folio numbers also work; the first nine digits represent the subdivision, useful when the full number is unknown.
How do I check my property tax estimate for 2026?
Use the Tax Estimator tool linked from the Property Appraiser site. Enter the folio or address, then choose the 2026 tax year. The calculator combines the latest assessed value with current millage rates and shows the estimated tax amount, including any homestead or senior exemptions you have filed.
What should I do if the online record shows incorrect owner information?
Contact the Property Appraiser office by calling the main line at 305‑375‑4712 or submitting a request through the online contact form. Provide the parcel’s folio, describe the error and attach any supporting documents. Staff will verify the claim and update the record, which can take a few business days.