Miami Beach city property records are public files that show who owns each parcel, how much it is worth, and what taxes apply. These records cover every home, condo, hotel, and piece of vacant land inside the city of Miami Beach, Florida.
The city sits on a barrier island in Miami-Dade County, with a population near 82,000 people spread across about 7 square miles of land.
The City of Miami Beach does not store its own property records. All real estate data is held at the county level by the Miami-Dade County Property Appraiser’s Office. This office tracks ownership, values, and exemptions for the entire county, which covers 34 cities and a large unincorporated area. Miami Beach is one of those cities, and the same search systems work for it as for any other place in the county.
Who Maintains Miami Beach City Property Records
Three county offices handle property records for Miami Beach. The Property Appraiser tracks ownership, market value, assessed value, and exemptions. The Clerk of Courts records deeds, mortgages, and liens. The Tax Collector sends out tax bills and handles payments. All three offices serve Miami Beach residents the same as any other city in the county.
Miami-Dade County Property Appraiser
The current Property Appraiser is Pedro J. Garcia, elected in 2024. His office places a value on every property in Miami-Dade County each year under Florida law. State law requires the office to set the just value of all real property as of January 1 each year. The Property Appraiser does not set tax rates. Tax rates are set by county, city, and special district commissions.
Miami-Dade Clerk of Courts
The Clerk of Courts records all deeds, mortgages, liens, and satisfactions. Recording a document creates a public record and sets the order of who has rights to the property. The Clerk’s office has been recording documents since 1899, when Miami-Dade County was created. The office has a public search portal that works for all cities, including Miami Beach.
Miami-Dade Tax Collector
The Tax Collector mails tax bills in November each year. This office collects property taxes, applies early payment discounts, and runs tax certificate sales when bills go unpaid. The current Tax Collector is Dariel Fernandez, elected in 2024.
How to Search Miami Beach Property Records Online
The Miami-Dade County Property Appraiser runs a free search feature on its website. You can look up any Miami Beach property by typing a street address, an owner name, or a folio number. Results show current ownership, mailing address, legal description, lot size, building details, and the full sales history.
The search feature works on phones, tablets, and computers. No account or login is required. Each property page shows the same fields whether you search by address or by owner name. Records date back several years, with sales data going back to at least 2000.
Searching by Street Address
Type the full street address, then select Miami Beach as the city from the drop-down list. The system shows all parcels tied to that address. Most Miami Beach addresses have one folio number, but condo buildings may have many units tied to one building address. Each condo unit has its own folio number.
Searching by Owner Name
Type the last name first, then the first name. Results show all parcels owned by that person, business, or trust. The search works for partial names. Typing “Smith” shows all parcels owned by anyone named Smith. For businesses, type the company name as it appears on the deed.
Searching by Folio Number
The folio number is the fastest way to look up a single parcel. Type the 13-digit number with no dashes or spaces. Miami-Dade uses folio numbers instead of parcel IDs. This is different from many other Florida counties, which use longer parcel ID numbers tied to a section, township, and range.
Understanding the Miami-Dade Folio Number
A folio number is a 13-digit code that identifies one piece of property in Miami-Dade County. Each condo unit, single-family home, and vacant lot has a unique folio number. The number follows a set pattern that shows the location.
The first two digits show the municipality code. Miami Beach uses the code 06. The next digits show the subdivision or plat. The last digits show the lot and block. Once you know the pattern, you can tell at a glance which city a property sits in by looking at the first two digits.
Folio numbers appear on tax bills, TRIM notices, deeds, and property tax receipts. They are the only consistent identifier for a parcel across all county systems. If you want to pull records for the same property from different offices, the folio number is the key that ties them together.
Miami Beach GIS Map and Parcel Viewer
The Property Appraiser’s GIS map lets you see properties on a satellite or street view. The map covers all of Miami-Dade County. You can click any parcel to see the same data shown on the search portal.
The GIS map has layers for zoning, flood zones, and land use. This is useful for buyers who want to know if a property sits in a flood zone, which affects insurance costs in Miami Beach. The map shows parcel lines, building footprints, and recent sales prices in color-coded form.
What the Records Show
A standard Miami Beach property record has several layers of data. At the top is ownership: the legal owner’s name, the mailing address on file, and the date the current owner took title. Below that sits the legal description, which lists the subdivision, block, lot, and the exact land size.
The valuation section shows three numbers. Just value is the appraiser’s full market value. Assessed value is the number used to calculate taxes, after the Save Our Homes cap is applied for homestead properties. Taxable value is what remains after all exemptions are subtracted.
Exemptions appear next. Homestead, senior, veteran, disability, and widow or widower exemptions all show on the record, along with the dollar amount and the year granted. Building details include year built, square footage, number of bedrooms and bathrooms, and the land use code.
Official Records and Deeds in Miami Beach
Deeds, mortgages, releases, and liens are recorded with the Miami-Dade Clerk of Courts. Recording creates a public record. The Clerk’s online portal lets you search by name, document type, or date range. Records go back to 1899.
To find a deed, search by the buyer or seller’s name. Results show the recording date, book and page number, and a link to view the document image. Certified copies cost a small fee per page. Plain copies are often free to view and print.
Liens matter for buyers. A title search through the Clerk’s portal turns up open liens, such as contractor liens, federal tax liens, or judgment liens. Most title companies run these searches as part of the closing process.
Homestead Exemption for Miami Beach Residents
Florida’s homestead exemption is the largest tax break for homeowners. If you own and live in your Miami Beach home as your main residence, you can get up to $50,000 off the taxable value. The first $25,000 applies to all property taxes. The second $25,000 applies to all taxes except school taxes.
To qualify, you must have owned the property on January 1 of the tax year and used it as your main home on that date. You must have a Florida driver’s license or state ID with the Miami Beach address, and you must be a registered voter in Florida.
The deadline to file is March 1 each year. Late applications are not accepted. You file with the Miami-Dade Property Appraiser, not the City of Miami Beach. The application is online, by mail, or in person at the Appraiser’s office.
Save Our Homes Cap
After you get the homestead exemption, the Save Our Homes cap kicks in. This cap limits the yearly growth of your assessed value to 3% or the rate of inflation, whichever is lower. Just value can still rise faster, but the assessed value used for taxes stays low. The cap stays in place as long as you own and live in the home.
Portability
When you sell your homesteaded home in Florida, you can transfer part of the tax savings to a new Florida home. This is called portability. The amount you can transfer is the difference between your just value and your assessed value at the time of sale. The Property Appraiser has a portability calculator on its site.
TRIM Notice and the Tax Calendar
Each August, the Property Appraiser mails a TRIM notice to every property owner in Miami Beach. TRIM stands for Truth in Millage. The notice shows the proposed assessed value, the exemptions on file, and the proposed tax rates from each taxing authority.
The TRIM notice is not a bill. It tells you what your taxes will be if the proposed rates pass. If you disagree with the assessed value, the notice tells you how to file a petition with the Value Adjustment Board. The deadline is 25 days after the mailing date.
Tax bills go out in early November. The full year tax is due by March 31 of the next year. Florida offers early payment discounts. The table below shows the full tax calendar for Miami Beach property owners.
| Date | Action |
|---|---|
| January 1 | Lien date for property valuation |
| March 1 | Homestead exemption filing deadline |
| August | TRIM notices mailed to property owners |
| 25 days after TRIM | Value Adjustment Board petition deadline |
| November | Tax bills mailed; 4% early payment discount |
| December | 3% early payment discount |
| January | 2% early payment discount |
| February | 1% early payment discount |
| March 31 | Full payment due with no discount |
| April or later | Tax certificate sale for unpaid bills |
Property Transfer and History Records
Each sale of a Miami Beach property leaves a paper trail. The sales history on the Property Appraiser’s site shows the date, price, deed type, and the names of the buyer and seller. Sales data goes back many years.
Deeds are recorded with the Clerk of Courts. The Clerk’s portal shows the full document, which lists the legal description, the sale price, and any conditions of the transfer. Documentary stamp taxes are paid at the time of recording.
For older properties in Miami Beach, deeds may reference metes and bounds descriptions instead of subdivision lot and block. A title search can translate these older descriptions into a modern legal description tied to today’s folio system.
Miami Beach Building and Zoning Records
The City of Miami Beach keeps its own building and zoning records. City Hall is at 1700 Convention Center Drive, Miami Beach, FL 33139. The Building Department handles permits for new construction, renovations, and additions. The Planning Department handles zoning, land use, and historic preservation.
Miami Beach has strict building rules tied to flood zones, height limits, and historic districts. Permit records show what work was done on a property and whether it passed inspection. Buyers should check permit history before closing on a Miami Beach home or condo.
Contact Information for Miami Beach Property Records
The four main offices that handle Miami Beach property records are listed below. Each one has a different role. The table gives the address, phone, website, and hours for each office.
| Office | Address | Phone | Hours |
|---|---|---|---|
| Miami-Dade Property Appraiser | 111 NW 1st Street, Suite 710, Miami, FL 33128 | 305-375-4712 | Mon-Fri 8 AM – 5 PM |
| Miami-Dade Clerk of Courts | 73 West Flagler Street, Room 242, Miami, FL 33130 | 305-275-1155 | Mon-Fri 8:30 AM – 4:30 PM |
| Miami-Dade Tax Collector | 200 NW 2nd Avenue, Miami, FL 33128 | 305-270-0160 | Mon-Fri 8 AM – 5 PM |
| City of Miami Beach | 1700 Convention Center Drive, Miami Beach, FL 33139 | 305-673-7000 | Mon-Fri 8:30 AM – 5 PM |
Official websites (not clickable):
- Property Appraiser: https://www.miamidade.gov/pa
- Clerk of Courts: https://www.miamidade.gov/clerk
- Tax Collector: https://www.miamidade.gov/taxcollector
- City of Miami Beach: https://www.miamibeachfl.gov
FAQ About Miami Beach City Property Records
Below are answers to the most common questions people ask about Miami Beach city property records. The questions cover ownership lookups, folio numbers, costs, exemptions, value challenges, and flood zone data. Each answer gives direct steps and specific facts pulled from the latest county rules.
1. How do I find out who owns a property in Miami Beach?
Go to the Miami-Dade County Property Appraiser website at miamidade.gov/pa. The site runs a free search feature that lets you look up any property by address, owner name, or folio number. Each search returns the legal owner’s name, the mailing address on file, the date the current owner took title, and the full sales history. No login or signup is required. The feature works on phones, tablets, and desktop computers. It covers all properties in Miami Beach, from single-family homes on Star Island to condo units on Ocean Drive, plus vacant lots, hotels, and commercial parcels. For condo units, type the full unit number along with the building address to pull up the right folio. If you have a folio number from an old tax bill or closing document, that is the fastest way to get straight to the record. The Property Appraiser’s downtown Miami office is open Monday through Friday if you prefer to ask staff in person. You can call 305-375-4712 during business hours for help locating a record. The GIS map on the same site lets you click any parcel on a satellite view to pull up the same data shown on the text search. The Clerk of Courts portal at miamidade.gov/clerk lets you pull the actual recorded deed to confirm ownership.
2. What is a folio number and where do I find it?
A folio number is a 13-digit code that the Miami-Dade County Property Appraiser uses to identify one piece of real estate. Each condo unit, single-family home, duplex, and vacant lot has its own unique folio. The number follows a set pattern tied to the county’s plat and subdivision system. The first two digits of the folio show the municipality code. Miami Beach properties start with 06. The next group of digits shows the subdivision or plat book. The final digits identify the lot, block, and parcel within that area. You can find the folio number by searching the Property Appraiser website by address. The folio prints at the top of every record page. It appears on your TRIM notice in August, on your November tax bill, and on any recorded deed or mortgage document. Title companies and real estate agents list the folio on closing paperwork. Folio numbers replace the longer section-township-range parcel IDs used in many other Florida counties. The folio is the only consistent identifier that ties a property to its records across the Appraiser, Clerk, and Tax Collector systems. If you want to pull a full file for one property from different offices, the folio is the key that links those systems together. Keep your folio number handy when calling any county office about a property.
3. Are Miami Beach property records free to view?
Yes. The Property Appraiser search feature and the GIS map are both free to use for anyone with a web browser. You can view ownership, value, exemptions, sales history, and building details without paying. No account is required, and no personal details are collected to view a record. The Clerk of Courts Official Records portal also lets you view images of recorded deeds, mortgages, and liens at no charge. You can search by name, document type, or recording date. The portal shows the book and page number, the recording date, and a scan of the actual document. Fees only apply if you need a certified copy of a recorded document. The Clerk charges a small fee per page for certified copies, plus a small search fee if staff have to pull older records from the archives. Plain digital copies of most documents are free to download and print from the portal. A title search from a title company is not free. Title companies charge a fee for full lien and ownership searches as part of a real estate closing. For a basic look-up to see who owns a property or to check recent sales, the county’s free tools cover the same ground for zero cost. Many buyers and sellers use the free tools first to check records before hiring a title company.
4. How do I apply for a homestead exemption in Miami Beach?
File the homestead exemption application with the Miami-Dade County Property Appraiser, not the City of Miami Beach. The deadline to file is March 1 of each tax year. You can submit the form online through the Appraiser’s website, mail it in, or file in person at the downtown Miami office. To qualify for the exemption, you must have owned the property on January 1 of the tax year and used it as your main home on that same date. You need a recorded deed in your name, a Florida driver’s license or state ID that shows the Miami Beach address, and Florida voter registration. Non-citizens with a green card can qualify in most cases. A boat slip or mobile home can qualify only under specific rules set by Florida law. The exemption takes effect the year after you file. Once you have it, the first $25,000 of the assessed value is exempt from all property taxes, and the second $25,000 is exempt from all taxes except school district taxes. The Save Our Homes cap also kicks in to limit future assessed value growth to 3% per year or the rate of inflation, whichever is lower. If you sell your home and buy another Florida homestead within two years, you can transfer part of your tax savings through portability. The Appraiser’s website has a portability calculator to estimate the transfer amount.
5. What is the Save Our Homes cap and how does it work?
The Save Our Homes cap is a Florida rule that limits how fast your property’s assessed value can rise each year once you have the homestead exemption. The cap is set at 3% per year, or the rate of inflation measured by the Consumer Price Index, whichever is lower. This cap only applies to the assessed value, not the just value or market value. Your property’s just value can still rise with the real estate market. The gap between just value and assessed value is where the savings show up. In a hot Miami Beach market, the difference can be millions of dollars on a single home. The cap stays in place as long as you own and live in the home as your primary residence. The cap disappears when you sell. The new owner starts with a fresh assessed value equal to the just value at the time of purchase, with no cap in place until they file their own homestead exemption. The cap returns when the new owner files and lives in the home for one full year. If you sell a homesteaded home in Florida and buy another Florida homestead within two years, you can transfer part of the cap savings through portability. The amount you can transfer is the gap between your just value and your assessed value at the time of sale, up to $500,000. The Appraiser’s portability calculator helps you estimate the transfer.
6. How do I challenge my property’s assessed value in Miami Beach?
File a petition with the Value Adjustment Board, also called the VAB, after you get your TRIM notice in August. The TRIM notice has the filing deadline, which is 25 days after the mailing date printed on the notice. The VAB is run by Miami-Dade County, not the Property Appraiser’s office. You can file on your own or hire a tax attorney or property tax consultant. Most petitions need recent comparable sales to support a lower value. The comparable sales should be from the same neighborhood, with similar lot size, square footage, and features, sold within the last 12 to 18 months. Petitions that get granted often involve clear evidence of overvaluation. Examples include a recent purchase at a lower price, a major defect that hurts value, or a sudden drop in the local market that the Appraiser missed. Petitions that get denied often rely on weak comparable sales or ask for a value lower than the recent sale price. Filing a petition costs a small fee that the county sets each year. The hearing is held before a special magistrate who reviews the evidence. If you win, the assessed value drops, and the Tax Collector refunds any overpaid taxes. If you lose, the assessed value stands for the year. The deadline is strict, so file early.
7. Can I find flood zone data on Miami Beach property records?
Yes. The Property Appraiser’s GIS map has a flood zone layer. Most of Miami Beach sits in a flood zone because the city sits on a barrier island between the Atlantic Ocean and Biscayne Bay. FEMA flood zone data affects insurance rates, building rules, and required elevation for new construction. To check the flood zone, open the GIS map on the Property Appraiser site, turn on the flood layer, and click your parcel. The map shows the zone code, such as AE, VE, or X. AE zones are high-risk coastal areas with base flood elevations. VE zones are the highest risk and require special construction standards. X zones are lower risk. Flood insurance is required by most mortgage lenders for properties in AE or VE zones. The annual cost can run from a few thousand to over $10,000 per year, depending on the building’s elevation certificate. The city of Miami Beach also has its own flood maps on the miamibeachfl.gov website that pull from the same FEMA data. The FEMA Map Service Center at msc.fema.gov is the official source for flood maps. Buyers should check the flood zone before closing, since the cost of insurance can change the total monthly cost of owning the property. Insurance agents can quote a flood policy based on the zone and elevation certificate.