Miami Beach city property tax records are public files that show who owns each parcel, how much it is worth, what exemptions apply, and how much tax is owed each year. The City of Miami Beach sits on a barrier island east of mainland Miami.
Even so, the city does not run its own property tax system. All property tax work for Miami Beach is done by two Miami-Dade County offices. The Miami-Dade County Property Appraiser sets the value of every parcel. The Miami-Dade County Tax Collector sends the bills and collects the money. This page explains how to look up records, read them, pay bills, claim exemptions, appeal values, and handle late payments.
How Miami-Dade County Handles Miami Beach Property Taxes
Miami Beach is one of many cities inside Miami-Dade County. The county handles all property tax work for the city. No matter if the parcel is a beachfront condo, a single-family home, or a hotel, the same two county offices process it. This setup is the same for every city in the county, including Miami, Hialeah, Doral, and Homestead.
Miami Beach and County Tax Structure
The City of Miami Beach sets its own millage rate each year. A millage rate is the tax amount per $1,000 of taxable value. The city rate is added to the rates set by the county, the school board, and any special districts. The sum of all these rates gives the total rate on your tax bill. Miami Beach parcels often carry a higher total rate than unincorporated areas of the county because the city rate is added on top.
Where Miami Beach Property Tax Records Are Stored
Two county databases hold all the records. The Property Appraiser keeps the value roll, ownership data, building facts, land facts, and exemption records. The Tax Collector keeps the bill records, payment history, balance data, and certificate sale records. Both databases are open to the public under Florida law.
The Miami-Dade Property Appraiser
The Property Appraiser values every real and personal property parcel in Miami-Dade County as of January 1 each year. The office does not set tax rates. The office does not collect money. The office only sets value, applies exemptions, and keeps the official roll. The roll is the master list of every parcel in the county.
Office Location and Contact Details
The main Property Appraiser office is at 111 NW 1st Street, Suite 710, Miami, FL 33128. The phone number is 305-375-4712. The website is miamidadepa.gov. Office hours run Monday through Friday from 8:00 a.m. to 5:00 p.m. The office also runs branch locations across the county for in-person visits.
The January 1 Assessment Date Rule
Florida law sets January 1 as the tax assessment date each year. The value on that date locks in for the full tax year. A sale, renovation, or storm after January 1 does not change the bill for that year. A new purchase after January 1 still makes the previous owner responsible for the full year bill. The new owner starts a fresh assessment on the next January 1. This rule comes from Chapter 192 of the Florida Statutes.
Search the Property Appraiser Database
The Property Appraiser search tool is at miamidade.gov/pa/property-search.asp. The tool is free. No login is needed. You can search by address, owner name, or parcel number. Results show current value, last year value, exemption data, land size, building size, year built, and sales history. You can also view tax map images and download parcel reports.
The Miami-Dade Tax Collector
The Tax Collector sends tax bills and collects payments for every parcel in the county, including Miami Beach. The office also runs the tax certificate sale each June for parcels with unpaid bills. The office keeps a full history of payments, balances, and certificate sales.
Office Location and Contact Details
The main Tax Collector office is at 200 NW 2nd Avenue, Miami, FL 33128. The phone number is 305-375-5570. The website is mdctaxcollector.gov. Office hours run Monday through Friday from 8:00 a.m. to 5:00 p.m. Branch offices are open across the county for in-person payments and questions.
How Millage Rates Work in Miami Beach
Your tax bill is your taxable value times the total millage rate. The total rate comes from four sources: the county, the school board, the City of Miami Beach, and any special district. The city commission sets the city rate each year at a public meeting. The county sets its rate at a separate meeting. The school board sets its rate as well. All three rates show on the TRIM notice you get in August.
Pay Property Taxes Online
The Tax Collector online portal at mdctaxcollector.gov/property-tax/ accepts payment by credit card or e-check. You need the parcel number or the address to look up the bill. The portal shows the current balance, prior year balance, and any certificate liens. You can also pay by mail, in person, or by phone. Early payment discounts apply each month from November to February.
Exemptions That Lower Your Miami Beach Tax Bill
Florida law offers several exemptions for property owners. The exemptions lower the taxable value, which lowers the tax bill. Most exemptions are filed with the Property Appraiser. The filing deadline for most exemptions is March 1 of the tax year.
Homestead Exemption
The homestead exemption is the most used exemption in Florida. It applies to a property that is your primary residence on January 1. The exemption removes up to $50,000 from the assessed value. The first $25,000 applies to all taxing authorities. The second $25,000 applies to all authorities except the school board. You can file online at the Property Appraiser website. The proof you need is a Florida driver license, voter registration, or vehicle registration showing the property address.
Save Our Homes Cap
The Save Our Homes cap comes with the homestead exemption. The cap limits yearly growth in the assessed value to 3% or the rate of inflation, whichever is lower. The cap only applies to the homestead property. When a Miami Beach owner sells, the cap disappears and the new owner starts a fresh assessment. Owners who have held their homestead for many years often have a large gap between market value and capped value.
Senior, Veteran, and Disability Exemptions
Other exemptions include the senior exemption for residents age 65 and older, the disability exemption for total and permanent disability, the veteran exemption for service-connected disability, and the surviving spouse exemption. Each exemption has its own rules and proof requirements. You can stack some of these on top of the homestead exemption for even lower bills. The Property Appraiser office can help you check which ones fit your case.
How to Appeal Your Miami Beach Property Assessment
If you think the value on your parcel is too high, you can file an appeal. The appeal goes to the Miami-Dade County Value Adjustment Board. The board is a state-created body that hears property tax disputes. The board reviews petitions each fall.
The TRIM Notice and 25-Day Deadline
The Property Appraiser mails a TRIM notice each August. TRIM stands for Truth in Millage. The notice shows the proposed value, the proposed millage rates, and an estimate of your tax bill. From the date on the notice, you have 25 days to file a petition. Late petitions get rejected. The petition form is on the Value Adjustment Board website. You can file online or by mail.
The Value Adjustment Board Hearing
A special magistrate hears each petition. The magistrate is a neutral person trained in property tax law. The hearing is like a short court session. The Property Appraiser presents evidence for the value. You present evidence for a lower value. The magistrate makes a written recommendation. The full board votes on the recommendation. You do not need a lawyer to file a petition, but you can bring one if you want.
Evidence That Wins Appeals in Miami Beach
Strong evidence for a Miami Beach appeal includes recent sales of similar units in the same building or area, photos of defects or damage, a licensed appraisal, and rental data showing income. For condos, sales of the same floor plan in the same building carry the most weight. For single-family homes, sales of nearby homes on similar lots carry the most weight. Bring printed copies of each document to the hearing.
Delinquent Taxes and Tax Certificate Sales in Miami Beach
Miami Beach property taxes not paid by March 31 become delinquent. After that date, late fees and interest start adding up. The Tax Collector then lists the parcel for a tax certificate sale in June.
After March 31
Late payment costs include a 3% penalty plus 1.5% interest per month. The Tax Collector also charges an advertising fee for the notice published before the sale. The total cost adds up fast on a high-value Miami Beach parcel. Paying even a partial amount before the deadline helps you avoid the worst fees.
Tax Deed Sales in Miami Beach
At the June sale, investors bid on the unpaid taxes. The winning bidder gets a tax certificate that earns interest, up to 18% per year. If the owner does not pay the taxes within two years, the holder can apply for a tax deed sale. A tax deed sale is a court-supervised auction of the parcel. The auction price covers the unpaid taxes, interest, and fees. The former owner loses the property.
Quick Reference for Miami Beach Property Tax Records
The table below gives a fast look at the most useful record types, where they live, and how to get them. Use this as a starting point before you dig into the full databases.
| Record Type | Where to Get It | Search Method |
|---|---|---|
| Current assessed value | Property Appraiser | Address or parcel number |
| Owner of record | Property Appraiser | Owner name search |
| Exemption status | Property Appraiser | Parcel number |
| Tax bill balance | Tax Collector | Parcel number or address |
| Payment history | Tax Collector | Parcel number |
| Tax certificate status | Tax Collector | Parcel number |
| Sales history | Property Appraiser | Parcel number |
| TRIM notice | Property Appraiser | Mailed each August |
Official Contact Information
Use the contact details below to reach the county offices that handle every Miami Beach property tax record. Both offices are open during regular business hours on weekdays.
Miami-Dade County Property Appraiser
111 NW 1st Street, Suite 710, Miami, FL 33128. Phone: 305-375-4712. Website: miamidadepa.gov. Office hours: Monday through Friday, 8:00 a.m. to 5:00 p.m.
Miami-Dade County Tax Collector
200 NW 2nd Avenue, Miami, FL 33128. Phone: 305-375-5570. Website: mdctaxcollector.gov. Office hours: Monday through Friday, 8:00 a.m. to 5:00 p.m.
City of Miami Beach
1700 Convention Center Drive, Miami Beach, FL 33139. Phone: 305-673-7000. Website: miamibeachfl.gov. The city sets its own millage rate each fall at a public commission meeting.
Frequently Asked Questions About Miami Beach Property Tax Records
The questions below cover the most common search requests and edge cases for Miami Beach property tax records. Each answer gives a clear path to the right office, the right form, and the right deadline. Use these as a fast check before you call the county or visit a website.
Are Miami Beach property tax records free to search?
Yes. Both the Property Appraiser and the Tax Collector make their databases free to search. No login, no fee, no reason needed. The Property Appraiser site at miamidade.gov/pa/property-search.asp shows all value, exemption, and sales data. The Tax Collector site at mdctaxcollector.gov/property-tax/ shows all bill and payment data. Florida law Chapter 119 says all public records are open to anyone at any time. The only time a small fee may apply is if you need a printed copy mailed to you or a certified copy of an official document.
How do I find the owner of a Miami Beach property?
Use the Property Appraiser search tool at miamidade.gov/pa/property-search.asp. Type the street address into the search box. The result page shows the owner name, mailing address, parcel number, and value data. The owner data updates within a few days of a recorded deed. The search is free and open to anyone.
Can I see how much someone paid in property tax last year?
Yes. The Tax Collector site shows bill and payment history for each parcel. Search by parcel number or address. The detail page shows each year bill, the amount paid, the date paid, and any balance. The Property Appraiser site shows the assessed value and exemption data for past years. Together, the two sites give a full picture of any parcel’s tax record.
What is the difference between just value and assessed value?
Just value is the market value the Property Appraiser sets each January 1. Assessed value is the value used to figure the tax bill. The assessed value may be lower than just value if you have a homestead exemption or the Save Our Homes cap. On a non-homestead Miami Beach condo, the two numbers match. On a long-held homestead, the assessed value can be much lower than just value.
How long does a tax appeal take in Miami Beach?
The full appeal process runs from late August to early April. Petitions are due within 25 days of the TRIM notice. Hearings are scheduled from October through February. The Value Adjustment Board mails written decisions after each hearing. Most decisions arrive within 30 to 60 days of the hearing. If you are not happy with the result, you can file a circuit court case within 60 days of the decision.
What happens if I pay my Miami Beach tax bill late?
After March 31, the bill is delinquent. A 3% penalty applies right away. Interest of 1.5% per month starts adding up. The Tax Collector publishes a list of delinquent parcels. In June, the parcel goes to a tax certificate sale. An investor pays your bill and gets a lien on the property. The lien earns up to 18% interest per year. If you do not pay within two years, the investor can force a tax deed sale of the property.
Do I need to file a new homestead exemption every year in Miami Beach?
No. Once you file and get the homestead exemption, it stays in place as long as you live at the property. The Property Appraiser mails a card each January. You sign and return the card to keep the exemption active. If you move, sell, or change your primary residence, you must notify the Property Appraiser. The exemption is tied to you, not to the property. A new owner must file a fresh application to claim the exemption.