Miami city property tax records are public files that show who owns each property in the city and how much tax they owe each year. These records come from the Miami-Dade County Property Appraiser and the Miami-Dade Tax Collector.
Anyone can look at these records for free online or in person. This page shows you what these records contain, where to get them, and how to read them. You will also learn how to challenge a tax value, apply for a tax break, or pay a tax bill.
What Are Miami City Property Tax Records
Miami city property tax records are the official files the county keeps on every piece of real estate inside the city limits. They include the owner’s name, the parcel’s legal description, the land size, the building details, the value set by the assessor, and any tax breaks the owner receives. These files also show every tax bill sent out and every payment made over the years.
Records Kept at the County Level
The city of Miami does not run its own tax office. All tax duties for city properties sit with Miami-Dade County. The Property Appraiser decides how much each property is worth. The Tax Collector sends out bills and collects payments. Both offices keep separate sets of records, and both make them open to the public under Florida law.
Florida law Chapter 119 says that all government records must be open to the public unless a law keeps them private. Property tax records fall under this rule. You do not need to give a reason to look at them. You do not need to pay a fee for the basic online search.
What These Records Contain
A full property tax record for a Miami parcel shows the folio number, the owner’s name and mailing address, the property address, the legal description, the lot size, the building square footage, the year built, and the number of bedrooms and bathrooms. It also shows the just value, the assessed value, the taxable value, every exemption on the parcel, and a sales history going back many years.
For tax bills, the Tax Collector’s records show the year, the amount due, the amount paid, the date paid, and whether the bill is current or past due. These records go back many years and update as new payments come in.
Why These Records Matter
Buyers check these records before they close on a home. They want to know the real tax bill they will face each year. Sellers check them to set the right listing price. Real estate agents check them to answer client questions. Lawyers check them for court cases. Investors check them to study neighborhoods. Even neighbors check them to confirm the value of nearby homes.
How to Search Miami Property Tax Records
You can search Miami city property tax records online any time of day. The Property Appraiser runs the main search tool. The Tax Collector runs a separate search for bills and payments. Both are free and open to everyone.
Search by Folio Number
A folio number is a 13-digit code the county uses to identify each parcel. It is the fastest way to pull up a record. You can see the folio number on any old tax bill. It is also printed on the TRIM notice sent out each August. Once you type the folio into the search box, the system pulls up the full record for that one property only.
Condo units have their own folio numbers even when they sit in the same building. Searching by folio avoids confusion when a building has dozens of units with similar addresses.
Search by Property Address
If you do not know the folio, you can type the street address into the search box. The system shows every parcel tied to that address. Most single-family homes have one parcel. Condo buildings can have many. Pick the right unit from the list to see the full record.
Address search works for past owners too. If you only know the address from a few years ago, the system still pulls the current record. Past owners show up in the sales history section.
Search by Owner Name
You can also search by the owner’s last name or company name. The system returns every parcel that owner has in the county. This is useful for landlords, investors with many properties, or heirs checking on inherited homes.
Name searches can return a long list if the owner has a common last name. Use the extra filters for address or folio to narrow the list down to the right parcel.
Miami-Dade Property Appraiser Records
The Property Appraiser is the county office that values every parcel in Miami. The main office sits at the Stephen P. Clark Center, 111 NW 1st Street, Suite 710, Miami, FL 33128. The phone number is (305) 375-4712. The email is pa@miamidade.gov. The website is miamidadepa.gov. The office is open Monday through Friday from 8:00 a.m. to 5:00 p.m.
The Florida Department of Revenue keeps a list of every county property appraiser and tax collector in the state. This list helps you confirm the right office for each county.
Just Value and Assessed Value
Every property in Miami has two values on file. The just value is the appraiser’s best estimate of what the property would sell for on January 1 of the tax year. The assessed value starts the same as the just value but can grow at a slower rate if the owner has a homestead exemption. Tax bills are based on the assessed value minus any exemptions, not the just value.
Florida law Chapter 193 sets the rules for how appraisers set just value. The goal is to value every parcel at 100% of its true market worth. Appraisers use sales of similar properties, the income the property could produce, and the cost to rebuild it from scratch.
Save Our Homes Cap
The Save Our Homes cap is a Florida rule that limits how fast the assessed value can grow each year. The cap is 3% per year or the rate of inflation, whichever is lower. This cap only applies to property with a homestead exemption. A home bought in 2015 for $300,000 might sell for $700,000 in 2026, but its assessed value grows by only 3% a year or less.
The cap resets when the property changes owners. A new buyer sees the full just value on the next tax bill. The cap is one of the largest tax breaks in Florida and a key reason long-time owners in Miami pay far less than new owners with similar homes.
Homestead Exemption
The homestead exemption removes up to $50,000 from the assessed value of a primary residence. The first $25,000 applies to all taxing authorities. The second $25,000 applies to everything except school district taxes. To get the exemption, the owner must live at the property on January 1 and claim it by March 1 of the tax year. The Miami-Dade homestead page explains the forms and documents you need.
You can file for homestead exemption in person at the Property Appraiser’s office or online through the homestead portal. Late filings do not count for the current year. New buyers should file as soon as they close on their home.
Other Exemptions in Miami-Dade
Florida offers many other tax breaks beyond the homestead exemption. Miami-Dade homeowners can claim extra exemptions based on age, income, disability, or military service. Each exemption has its own rules and deadlines. Most of these exemptions apply on top of the homestead exemption and lower the taxable value even more.
- Senior exemption adds up to $50,000 for low-income residents age 65 or older.
- Veteran disability exemption removes part or all of the assessed value for veterans with a service-related disability.
- Combat-wounded veteran exemption offers extra relief for veterans injured in combat.
- Total disability exemption removes the full assessed value for homeowners who are totally and permanently disabled.
- Surviving spouse exemption helps spouses of deceased first responders or service members.
Business owners with equipment, machinery, or fixtures can claim the $25,000 tangible personal property exemption by filing a TPP return with the Property Appraiser by April 1 each year. Returns are required even when no tax is owed, with a few narrow exceptions.
Miami-Dade Tax Collector Payment Records
The Tax Collector is the county office that sends out tax bills and accepts payments. The main office sits at 200 NW 2nd Avenue, Miami, FL 33128. The phone number is (305) 375-5570. The website is mdctaxcollector.gov. The office is open Monday through Friday from 8:00 a.m. to 5:00 p.m. Branch service centers around the county also handle tax payments.
Reading Your Tax Bill
A Miami tax bill shows the parcel’s folio number, the owner’s name and address, the taxing authorities that get a share of the payment, each authority’s millage rate, the taxable value, and the total amount due. It also shows a column of discounts for paying early and a column showing the full amount with no discount.
Millage rates change each year based on budget votes by the county, the school board, the city, the water management district, and other special districts. The combined rate for a Miami property in 2026 sits around 18 to 20 mills for most owners, but the exact rate depends on where the property sits and which special districts cover it.
Discount Months for Early Payment
Florida gives discounts to property owners who pay their taxes early. The full bill is mailed on November 1. Paying in November earns a 4% discount. Paying in December earns a 3% discount. Paying in January earns a 2% discount. Paying in February earns a 1% discount. The full amount is due by March 31. After that date, the bill becomes delinquent.
For a tax bill of $10,000, paying in November saves $400 compared to waiting until March. The discount schedule gives owners a strong reason to pay early, which keeps the county’s cash flow steady.
Delinquent Taxes and Certificates
Tax bills that stay unpaid after March 31 are delinquent. By law, the county holds a tax certificate sale in June. Investors bid on certificates, paying off the overdue tax in exchange for the right to collect it back later with interest. The interest rate is set at the auction and can be high.
The original owner can pay off the certificate at any time before a tax deed application. If the owner does not pay within two years, the certificate holder can apply for a tax deed. The county then auctions the property. The original owner loses the home if no one pays off the debt before the auction date. Florida law Chapter 197 sets these rules.
Installment Payment Plan
Owners of expensive properties can split their tax bill into four quarterly payments. The plan spreads the payments across June, September, December, and March. To join the plan, file an application with the Tax Collector before May 1 each year. The plan works for homestead and non-homestead properties alike. Missing a quarterly payment drops the owner out of the plan, and the full remaining balance becomes due right away.
Miami Property Tax Assessment Records
Assessment records are the files that show how the Property Appraiser set the value of each parcel. These records update every year as new sales are recorded, new buildings go up, or new construction happens. You can see the current year and several past years on the same parcel record.
How the Appraiser Sets Value
The appraiser uses three methods to set just value. The sales comparison method looks at recent sales of similar properties. The cost method looks at the cost to rebuild the structure from scratch, minus wear and tear. The income method looks at the rent a property could earn. For most homes, the sales comparison method is the main driver. For commercial properties, the income method often matters more.
Mass appraisal means the appraiser values every property in the county at once, using computer models. These models pull from a large database of sales, building data, and land values. The appraiser tweaks the model each year based on the latest sales.
Annual Roll Certification
Each year, the Property Appraiser sends the assessment roll to the Florida Department of Revenue for review. The DOR checks that the total values look fair, that the roll meets state standards, and that each taxing authority gets a fair share of the tax base. Once the DOR certifies the roll, the Tax Collector uses it to send out bills. The 2025 tax roll was certified in late 2025 and formed the basis for bills mailed on November 1, 2025.
Viewing Past Assessments
Each parcel record shows the last several years of values. You can see the just value, the assessed value, and the taxable value for each year. This history helps owners spot trends. It also helps buyers see how fast values have grown in a neighborhood. Past assessment data is also useful for appeal cases where the owner argues that the current value is too high compared to past years.
Filing an Appeal on Your Tax Records
Property owners who think the value on their record is too high can file an appeal. The appeal goes to the Miami-Dade Value Adjustment Board, a state board that hears tax disputes. The board hires special magistrates to run the hearings. The process starts each year with the TRIM notice.
TRIM Notice and 25-Day Deadline
Each August, the Property Appraiser mails a TRIM notice to every property owner. TRIM stands for Truth in Millage. The notice shows the proposed value, the proposed millage rates, and the taxes the owner would owe. Owners who want to appeal the value must file a petition with the VAB within 25 days of the notice date. The deadline is firm. Late petitions are not accepted for the current tax year.
Petitions can be filed online through the VAB portal, by mail, or in person at the VAB office. The petition form asks for the folio number, the owner’s name, the reason for the appeal, and a rough estimate of the value the owner believes is correct.
Value Adjustment Board Hearings
After the petition is filed, the VAB schedules a hearing. Most hearings happen between October and February of the next year. Hearings for residential properties are short, often 15 to 30 minutes. The owner shows evidence of a lower value. The appraiser shows the data used to set the value. The magistrate decides on a new value.
Commercial property hearings are longer and more formal. Many commercial owners hire a property tax attorney or consultant to handle the case. The cost of the agent is often paid for by the tax savings from a successful appeal.
Building Your Appeal Case
Strong appeals rely on comparable sales. These are sales of similar properties that closed close to January 1 of the tax year. Photos, square footage, lot size, and condition all matter. A condo owner might show that two similar units in the same building sold for less than the appraiser’s value. A single-family homeowner might show that nearby homes with the same features sold for less.
Other evidence includes appraisal reports, photos of damage or defects, and income data for rental properties. Owners should bring at least three to five strong comparables to the hearing. Owners should also pay at least the undisputed portion of the tax bill while the appeal is pending. Failure to pay can lead to a delinquent tax bill even if the appeal succeeds.
Office Locations and Contact Details
Both county offices are open to walk-in visitors. You can ask questions, file exemption applications, pay tax bills, or request certified copies of records. Below are the full details for each office, including addresses, phone numbers, and visiting hours.
Property Appraiser Office
Address: Stephen P. Clark Center, 111 NW 1st Street, Suite 710, Miami, FL 33128. Phone: (305) 375-4712. Email: pa@miamidade.gov. Website: miamidadepa.gov. Visiting Hours: Monday through Friday, 8:00 a.m. to 5:00 p.m. Services: parcel searches, exemption applications, assessment appeals support, certified record copies, and TPP filings.
Tax Collector Office
Address: 200 NW 2nd Avenue, Miami, FL 33128. Phone: (305) 375-5570. Website: mdctaxcollector.gov. Visiting Hours: Monday through Friday, 8:00 a.m. to 5:00 p.m. Services: tax bill payments, payment history lookups, installment plan sign-up, and tax certificate redemption. Branch offices around the county offer the same services with shorter lines.
FAQ About Miami City Property Tax Records
Below are clear answers to the most common questions property owners, buyers, and researchers ask about Miami city property tax records. Each answer covers a specific point that often confuses people and points you to the right office or tool for next steps.
How Often Are Miami Property Tax Records Updated?
Miami property tax records update throughout the year. The Property Appraiser’s office refreshes parcel data as new sales are recorded, building permits are closed, and exemption applications are processed. The Tax Collector’s payment system updates within 24 to 48 hours of a payment. The full roll is certified each year in October after the Florida Department of Revenue review. Bills based on the certified roll go out on November 1, and those values stay in place for the full tax year even if other data shifts.
Are Miami Property Tax Records Free to Search?
Yes. Both the Property Appraiser’s online search and the Tax Collector’s payment portal are free for anyone to use. No login is required. No fee is charged for basic lookups. There is no limit on the number of records you can search. Certified copies of records, which carry a raised seal for use in court or financial transactions, do carry a small fee per page. You can also pull bulk data files at no cost from the Florida DOR statewide data portal.
Can I See Old Tax Bills for a Miami Property?
Yes. The Tax Collector’s online portal shows the payment history for the past several years. Each year shows the amount billed, the amount paid, the discount taken, the date paid, and the current status. For records older than what the portal shows, you can request a copy from the Tax Collector’s office in person or by mail. Older records may take a few days to pull, but they are open to the public under Florida law.
What Is a Folio Number and Where Can I Locate It?
A folio number is a 13-digit code the county uses to identify each parcel. It looks like 01-1234-567-8900. The first two digits are the county code, the next four are the subdivision, the next three are the block, and the last four are the lot. You can locate the folio on any old tax bill, on the TRIM notice mailed each August, on the Property Appraiser’s website by address search, or by calling the Property Appraiser’s office. Condo folios follow the same format but include extra digits for the unit number.
What Happens If I Disagree With My Tax Bill?
File a petition with the Miami-Dade Value Adjustment Board within 25 days of the TRIM notice date in August. The VAB will schedule a hearing where a special magistrate hears both sides. The magistrate can lower the value, keep it the same, or in some cases raise it. Pay at least the undisputed portion of the bill while the appeal is pending. If the appeal is denied, you can still take the case to circuit court for another review.
Do Miami Property Tax Records Show Past Owners?
Yes. The Property Appraiser’s parcel record includes a sales history section. This section shows the date of each sale, the price, the buyer’s name, and the document number recorded with the county. The history goes back many years. For very old sales, the data may be limited to the date and price, with no buyer name. You can pull more details from the Miami-Dade Clerk of Courts official records search, which links to the deed recorded for each sale.
Is the Property Appraiser’s Value the Same as the Tax Bill?
No. The Property Appraiser sets the just value and the assessed value. The tax bill is based on the taxable value, which is the assessed value minus any exemptions. A property with a $500,000 assessed value and a $50,000 homestead exemption has a $450,000 taxable value. The millage rate for the owner’s taxing districts is then applied to the $450,000 figure to set the bill. The tax bill is always lower than the value on the parcel record when exemptions apply.