Miami Dade County property records give public access to ownership data, parcel maps, tax assessments, sales history, and recorded legal documents for every piece of real estate in the county. The records cover more than 600,000 parcels, from waterfront condos in Miami Beach to single-family homes in Kendall and commercial lots near Miami International Airport.
The Property Appraiser, the Clerk of the Circuit Court, and the Tax Collector each maintain parts of the public record. All of these records stay open to the public under Florida law and can be viewed without an account or login.
Anyone can look up a Miami Dade property by address, owner name, or folio number. The Property Appraiser’s online search runs around the clock. The Clerk’s official records system runs the same way. Basic searches cost nothing. Printed copies and certified copies carry a small fee set by Florida statute.
Miami Dade County Property Appraiser Office
The Miami Dade County Property Appraiser serves as the main office for property assessment data. Pedro J. Garcia has served as Property Appraiser since 2013 and was reelected to continue the role. The main office sits at 111 NW 1st Street, Suite 710, Miami, FL 33128. The main phone line is 305-375-4712. The website at miamidade.gov/pa gives full access to the property search tool, exemption forms, GIS maps, and contact details for satellite offices across the county.
The Property Appraiser values every parcel in the county each year. The office sends the final tax roll to the Florida Department of Revenue in line with state law. The appraiser also handles exemption applications, agricultural classification, ownership transfers, and parcel splits. Several satellite locations serve different parts of the county:
- South Dade Government Center: 10710 SW 211th Street, Suite 105, Cutler Bay, FL 33189
- West Dade: 11805 SW 26th Street, Miami, FL 33175
- Kendall: 9100 SW 87th Avenue, Suite 106, Miami, FL 33176
- North Miami: 1801 NE 123rd Street, Suite 100, North Miami, FL 33181
The property appraiser’s role covers four main tasks. First, the office sets the just value of every parcel for the upcoming tax year. Second, the office approves exemptions for qualifying owners. Third, the office reviews property transfers and updates ownership records. Fourth, the office maintains the GIS map and parcel boundary data for the entire county.
How to Search Miami Dade County Property Records
Three search options exist for the Property Appraiser’s online database. Search by address, search by owner name, or search by folio number. The folio number works best for the most accurate results. Each search returns the property’s legal description, current owner, mailing address, assessed value, exemptions, sales history, and building details.
For address search, type the house number and street name. The system handles most formats, including unit numbers for condos and apartments. The result shows the folio number at the top of the page. Click the folio number to see the full property record with all details.
For owner name search, type the last name first or first name first. The system supports partial matches. Search returns a list of parcels tied to that owner. Business names, trust names, LLC names, and corporation names all appear in the database.
For folio search, type the 13-digit folio number. The number has four parts: a 2-digit municipality code, a 3-digit section code, a 3-digit township code, and a 5-digit parcel code. Example format: 01-4123-005-0001. Miami Dade’s folio system differs from the standard parcel ID used in most other Florida counties.
The Clerk of the Circuit Court runs a separate system for recorded documents. The system name is CDX (Court Document eXplorer). It holds deeds, mortgages, liens, satisfactions, judgments, and other legal instruments. Search by party name, document type, or book and page number. The CDX portal runs at onlineservices.miami-dadeclerk.com and provides access to records back to 1970.
What Property Records Show
A standard property record from the Property Appraiser contains eight sections of data. Each section adds a layer of detail about the parcel, the owner, and the building.
Owner Information: Current owner name, mailing address, and ownership type. Ownership types include individual, joint tenancy, tenants in common, trust, LLC, and corporation. The sale date and recorded deed reference appear here. The owner name updates after each recorded transfer.
Property Information: Physical address, legal description, neighborhood code, lot size, and subdivision. The legal description uses metes and bounds, plat book and page references, or condo unit identifiers. Waterfront parcels include shoreline footage and riparian rights notes.
Value Information: Just value, assessed value, taxable value, and prior year values. The just value reflects the appraiser’s market estimate. The assessed value reflects caps and classifications. The taxable value reflects exemptions applied to the parcel.
Exemptions: All active exemptions on the parcel. Common entries include homestead, senior, veteran, disability, widow, and agricultural. Each exemption shows the dollar amount and the year it started. Multiple exemptions can apply to the same property.
Sales History: Every recorded sale back to the early 1990s in most cases. Each entry shows the sale date, recorded price, deed book and page, and the buyer and seller names. Vacant land and condo sales appear in the same list.
Building Information: For improved parcels, the record shows the year built, square footage, construction type, number of bedrooms and bathrooms, and quality grade. Additions and permits appear in the history. Condo records link to the parent parcel and the declaration of condominium.
Land Information: Land use code, zoning, acreage, and special designations. Miami Dade has unique designations for waterfront, flood zone, coastal construction, environmental overlay, and historic preservation areas.
Tax Information: Annual tax bill amount, millage rate breakdown, and payment status. The current year data updates after the TRIM notice mailing in August. Delinquent tax amounts appear here when unpaid.
Homestead Exemption in Miami Dade County
Florida’s homestead exemption cuts the taxable value of a primary residence by up to $50,000. The first $25,000 applies to all property taxes. The second $25,000 applies to non-school taxes on values between $50,000 and $75,000. The full $50,000 reduction applies to most owner-occupied homes in Miami Dade.
To qualify, the owner must live in the home as a permanent Florida residence on January 1 of the tax year. The owner must own the home and the land. The owner must file Form DR-501 with the Property Appraiser by March 1. First-time filers need proof of Florida residency. Documents like a Florida driver license, voter registration, vehicle registration, and a recorded deed show permanent Florida ties.
For homesteaded properties, Florida’s Save Our Homes cap limits annual assessed value growth to 3% or the rate of inflation, whichever is lower. The cap stays with the property for the life of the homestead. When the owner sells, the cap resets for the new owner at market value. Long-term owners in Miami Dade often save thousands each year from the cap, especially in rapidly appreciating neighborhoods.
Portability lets owners carry part of their Save Our Homes cap to a new Florida home. The cap amount transfers up to $500,000. The owner must file a portability application with the new county’s property appraiser within three years of selling the old homestead. The new county calculates the transferred amount based on the difference between the just value and the capped assessed value at the time of sale.
Additional exemptions work on top of homestead. Senior citizens 65 and older get an extra $50,000 exemption on properties with just values above $250,000. Veterans with service-related disabilities get exemptions based on disability rating. Surviving spouses of first responders or military members killed in service get full exemption. Disabled Florida residents get a $5,000 exemption. Each requires a separate application with supporting documents filed before March 1.
Property Tax Calendar in Miami Dade County
The annual property tax cycle follows a strict calendar. The Property Appraiser sets values starting in January. Field work and data review run through spring. The TRIM notice mails in August. Tax bills go out in November. Discount periods run from November through February. Final payment arrives by March 31.
The TRIM notice (Truth in Millage) lists the proposed assessed value, all exemptions on file, and proposed millage rates for the county, school board, municipality, and special districts. The notice lists the dates and times for public budget hearings. Owners can speak at these hearings to challenge proposed tax rates before the final budget passes.
Tax bills from the Tax Collector go out November 1. Early payment discounts apply:
- November: 4% discount
- December: 3% discount
- January: 2% discount
- February: 1% discount
- March 31: Full payment deadline
After April 1, unpaid taxes become delinquent. The Tax Collector charges interest and penalties. Unpaid taxes eventually lead to a tax certificate sale. The auction runs online each year starting in late May or early June. Investors buy tax certificates that earn interest on the unpaid amount. After two years, the certificate holder can apply for a tax deed and take ownership of the property through a public auction.
Official Records at the Miami Dade Clerk of Courts
The Clerk of the Circuit Court and Comptroller records all legal documents that affect real estate. This includes warranty deeds, quitclaim deeds, mortgages, mortgage satisfactions, liens, lis pendens, easements, declarations of condominium, and HOA documents. Recording creates a public record that gives legal notice to anyone who later searches the property.
The Clerk’s main office sits at 73 W. Flagler Street, Miami, FL 33130. The main phone line is 305-275-1155. The official records search portal runs at onlineservices.miami-dadeclerk.com. The system, called CDX, holds records back to 1970. Older records exist on microfilm at the courthouse and can be requested for viewing in person.
Searches in CDX work by party name, document type, or recording date. Results show the book and page number, the date recorded, the document type, and a link to view a scanned image. Viewing images costs nothing. Printed copies cost $1 per page. Certified copies cost more based on the type of document and number of pages.
For title work, a complete search pulls together the deed history, all open mortgages, all open liens, and any pending legal actions. The Clerk’s index links to court case data through the same portal. Law firms and title companies use this system for every real estate closing in the county. Foreign buyers, common in Miami’s luxury market, appear in the records under their full legal names with no special designation.
Miami Dade County GIS Property Map
The Property Appraiser’s GIS system provides a visual map of every parcel in the county. The map shows parcel boundaries, lot dimensions, building footprints, flood zones, zoning overlays, and aerial photography. Users can search by address or folio number and see the result highlighted on a map.
The GIS map runs at gis.miamidade.gov. Free access includes view-only mode. The map supports zoom, pan, and layer toggles. Layers include zoning, future land use, environmental areas, commission districts, and municipal boundaries. The aerial photography layer updates every one to two years with new flights over the county.
For research, the map helps confirm lot size, check for easements, and view flood zone data. The flood zone layer pulls from FEMA’s flood insurance rate maps. Properties in special flood hazard areas (SFHA) need flood insurance for a federally-backed mortgage. Miami Dade’s coastal areas carry higher flood risk and stricter building requirements. The GIS tool also shows whether a parcel lies in a Community Development District (CDD) or other special taxing district.
Value Adjustment Board Appeals
Owners who disagree with the Property Appraiser’s value can file an appeal. The first step is an informal review with the appraiser’s office. Most disputes settle at this level without a formal hearing. If the owner stays unsatisfied, the next step is a formal petition to the Value Adjustment Board (VAB).
The VAB is a neutral body made up of three county commissioners, two school board members, and three citizen members. Hearings run from September through October each year. The petition form (DR-486) goes to the Clerk of Courts within 25 days of the TRIM notice mailing date. The filing fee is $15 for residential parcels and $25 for commercial parcels.
At the hearing, the owner presents evidence of value. Common evidence includes recent comparable sales, photos of damage or defects, and independent appraisals. The Property Appraiser defends the value. A special magistrate hears both sides and recommends a value to the VAB. The VAB makes the final call on the assessment.
Florida Department of Revenue Oversight
The Florida Department of Revenue (DOR) reviews each county’s tax roll each year. The DOR checks that the Property Appraiser’s values meet state standards for just value, assessed value, and equity between properties. The DOR can require corrections if it finds systematic problems across a class of property.
The DOR publishes the Form DR-422 series with the official assessment ratios for each county. Miami Dade’s ratio shows how close the appraiser’s values come to actual sale prices. A ratio near 100% means values match the market. Lower or higher ratios trigger deeper reviews of the appraisal methodology.
Taxpayer resources at floridarevenue.com/property explain the property tax system from start to finish. The site covers exemptions, the TRIM process, VAB appeals, and the tax certificate sale. Property owners can use these resources to check deadlines and learn their rights under Florida law.
Major Cities and Municipalities
Miami Dade County has 35 incorporated municipalities. Each municipality sets its own millage rate. Property tax bills show all the rates that apply to a parcel, including the municipal rate. Cities with higher service levels often have higher millage rates. The county’s general fund rate applies to all parcels regardless of municipality.
- Miami: Largest city, county seat, downtown commercial core
- Miami Beach: Beachfront city, barrier island with high-value condos
- Hialeah: Second largest city in the county, dense residential
- Coral Gables: High-value residential, commercial center, tree canopy rules
- North Miami: Major residential area, mixed zoning
- Homestead: Southernmost city, near the Everglades and Keys
- Aventura: High-density condo market, mall anchor
- Doral: Fast-growing commercial and residential
- Cutler Bay: South Dade residential, family neighborhoods
- Key Biscayne: Island community, single-family and condo mix
Unincorporated areas fall under Miami Dade County’s jurisdiction. The County Commission acts as the municipal government. Service levels and tax rates differ from city to city. Each unincorporated neighborhood has a special character and zoning pattern tracked in the property appraiser’s GIS system.
Contact Information
Key offices for property records in Miami Dade County:
Property Appraiser
111 NW 1st Street, Suite 710, Miami, FL 33128
Phone: 305-375-4712
Website: miamidade.gov/pa
Hours: Monday through Friday, 8:00 AM to 5:00 PM
Clerk of the Circuit Court and Comptroller
73 W. Flagler Street, Miami, FL 33130
Phone: 305-275-1155
Website: miamidadeclerk.gov
Hours: Monday through Friday, 8:30 AM to 4:30 PM
Tax Collector
200 NW 2nd Avenue, Miami, FL 33128
Phone: 305-270-4916
Website: miamidade.gov/taxcollector
Hours: Monday through Friday, 8:00 AM to 4:30 PM
Value Adjustment Board
c/o Clerk of Courts, 73 W. Flagler Street, Miami, FL 33130
Phone: 305-275-1155
Florida Department of Revenue Property Tax
Website: floridarevenue.com/property
Frequently Asked Questions
The questions below cover the most common issues Miami Dade property owners and researchers face. Each answer reflects current Florida law and the county’s procedures as of 2026. The answers pull from statute, county rules, and standard practice in the property records field. Reviewers can use these responses as a starting point for deeper research when needed. Most answers link to either the Property Appraiser’s office or the Clerk of Courts for follow-up steps.
How do I learn who owns a property in Miami Dade County?
Visit the Property Appraiser’s website at miamidade.gov/pa. Search by address, owner name, or folio number. The property record shows the current owner’s name and mailing address. For deed history, search the Clerk’s CDX portal at onlineservices.miami-dadeclerk.com. The Clerk’s index shows the chain of ownership back to 1970. For records older than 1970, visit the Clerk’s office in person to view microfilm. Trust names and LLC names appear in the database the same way individual names do.
What is a folio number in Miami Dade County?
The folio number is Miami Dade’s version of a parcel number. It is a 13-digit code that uniquely identifies each property in the county. The number breaks down into four parts: a 2-digit municipality code, a 3-digit section code, a 3-digit township code, and a 5-digit parcel code. Example: 01-4123-005-0001. The folio number shows on every property tax bill and TRIM notice. It also appears on the deed at the time of recording. The same folio number works across the Property Appraiser, the Clerk, and the Tax Collector systems.
Are Miami Dade property records free to view?
Yes. The Property Appraiser’s online search tool costs nothing. The Clerk’s CDX portal costs nothing for viewing records and images. Printed copies cost $1 per page. Certified copies cost more based on document type. Title searches and legal document pulls from third-party services cost extra. Bulk data downloads from the Property Appraiser cost a setup fee plus a per-record fee set by Florida law.
How do I get a copy of a deed in Miami Dade County?
Search the Clerk’s CDX portal by party name, document type, or recording date. The document image downloads as a PDF. For a certified copy, visit the Clerk’s office in person or order online through the Clerk’s website. Certified copies include an official stamp for use in legal proceedings. The fee for a certified copy of a deed is set by Florida statute and depends on the number of pages. Most deeds in Miami Dade run 5 to 20 pages.
What is the Save Our Homes cap in Florida?
Save Our Homes limits the growth of assessed value on a homesteaded property. The cap is 3% or the rate of inflation, whichever is lower. The cap runs with the property for the life of the homestead. When the owner sells, the cap resets for the new owner. Portability lets owners carry part of the cap to a new Florida home. The amount of cap that can transfer was raised to $500,000 in 2025. The Property Appraiser’s office can calculate the exact transfer amount at the time of sale.
How do I appeal my property tax assessment?
First, request an informal review with the Property Appraiser. Many issues resolve at this level. If no agreement is reached, file Form DR-486 with the Value Adjustment Board within 25 days of the TRIM notice mailing. The VAB schedules a hearing where a special magistrate hears both sides. The VAB makes the final decision. Owners should bring comparable sales, photos, and any independent appraisals to support their case. Filing fees apply.
What happens if I do not pay my property taxes in Miami Dade?
Unpaid taxes become delinquent on April 1. The Tax Collector adds interest and penalties. The unpaid taxes go to a tax certificate auction in late May or early June. Investors buy the certificates and earn interest. After two years, the investor can apply for a tax deed and take ownership. The property owner can stop the process by paying all back taxes, interest, and costs at any point before the deed sale. The Tax Collector’s office sends multiple notices before the auction.