Search Miami-Dade property records online using official county tools for owner information, 13-digit folio number lookup, property address search, market value, assessed value, taxable value, exemption benefits, sales history, tax bills, deeds, mortgages, liens, official records, tax deed sales, GIS maps and Miami-area parcel research.
Need Miami-Dade Property Tax Records, Deeds or Owner Info Right Now?
Use the Miami-Dade Property Appraiser when you need owner information, address lookup, folio number, property characteristics, assessment, exemptions, taxable value, sales information and property map tools.
Use the Miami-Dade Tax Collector when you need real estate tax bills, payment options, ad valorem or non-ad valorem tax information. Use the Miami-Dade Clerk of the Court and Comptroller when you need deeds, mortgages, liens, satisfactions, official records, certified copies or tax deed sale records.
Where to Search Miami-Dade Property Records
Miami-Dade property records are split between the Property Appraiser, Tax Collector, Clerk of the Court and Comptroller, and GIS systems. Each office has a different job, so the best source depends on whether you need value, tax, deed or map information.
Use the Property Appraiser for ownership display, property characteristics, folio number, assessment, exemptions and sales. Use the Tax Collector for bills and payments. Use the Clerk for deeds, mortgages, liens, certified copies and official records. Use GIS tools for land, map and parcel context.
| What You Need | Official Source | Best Search Method |
|---|---|---|
| Owner, folio, address, property value and exemptions | Miami-Dade Property Appraiser Property Search | Search by address, owner name, folio or subdivision name. |
| Property search help and feature overview | Property Appraiser Search Page | Use for guidance on property characteristics, ownership, sales, aerial imagery and map layers. |
| Real estate tax bill and payment options | Miami-Dade Tax Collector Real Estate Taxes | Use for ad valorem, non-ad valorem, online, in-person and mail payment guidance. |
| Online tax payment | Miami-Dade Payment Portal | Verify the property, folio, tax year and amount before paying. |
| Deeds, mortgages, liens and official records | Miami-Dade Clerk Official Records | Use the Clerk’s official records system for recorded instruments. |
| GIS maps, land data and open datasets | Miami-Dade GIS Online Services | Use GIS Maps & Apps Gallery, Land Information Viewer and Open Data Hub. |
Free Miami-Dade Property Lookup Step-by-Step
The easiest free lookup starts with the Miami-Dade Property Appraiser search. It is useful for homeowners, buyers, real estate agents, title researchers, landlords, investors and anyone checking public real estate information.
Once you find the right property, save the 13-digit folio number. Miami-Dade’s Property Appraiser explains that the folio number is a unique number associated with a property.
- Open Property Appraiser search Go to Miami-Dade Property Search.
- Choose the best search option Use address if you only know the location. Use owner name if you know who owns it. Use folio if you have it from a tax bill, deed, appraisal notice or old record.
- Open the correct property record Confirm owner display, property address, folio, assessment, exemption benefits, taxable value, sales information and map details.
- Save the 13-digit folio number Use the folio number for tax payments, official records research, GIS maps, exemptions, comparable sales and office support.
- Use the correct second source Use Tax Collector for payments, Clerk Official Records for deeds, and GIS tools for parcel map context.
Search by Owner, Address, Folio or Subdivision
Miami-Dade Property Appraiser search supports address, owner name, folio and subdivision search. The best search method depends on what information you already have.
Search by address
Address search is easiest for most users. Start with the street number and street name. If the search does not work, remove unit number, ZIP code, punctuation and city name.
Search by owner name
Owner search can help when the property is owned by an individual, trust, estate, LLC or corporation. Try last name first for people and exact legal names for businesses.
Search by folio number
Folio is the cleanest identifier. Use it when checking tax bills, official records, GIS layers, comparable sales and office questions.
Search by subdivision
Subdivision search can help when researching multiple properties inside the same development, condominium complex or neighborhood area.
Property Appraiser Records, Values and Exemptions
The Miami-Dade Property Appraiser search lets users review key property characteristics, ownership, sales information, assessment, exemption benefits, taxable value information, aerial imagery, building sketches when available and map layers.
Use Property Appraiser records when your question is about market value, assessed value, taxable value, exemptions, Save Our Homes, property characteristics, ownership display, comparable sales or assessment review.
| Property Record Field | What It Helps You Check | Why It Matters |
|---|---|---|
| 13-digit folio number | Unique property identifier. | Best field for tax, deed, GIS and office research. |
| Owner display | Owner shown in appraisal records. | Useful for public lookup and buyer research. |
| Property characteristics | Building, land and property details. | Wrong details can affect value and tax review. |
| Sales information | Prior property transfers and sale prices. | Useful for market comparison and appeal preparation. |
| Assessment and taxable value | Value used in tax calculation after limits/exemptions. | Important for understanding tax bill changes. |
| Exemption benefits | Homestead and other exemption details where shown. | Missing exemption benefits can significantly affect taxes. |
Property Tax Bills, Payments and Discounts
The Miami-Dade Tax Collector collects and distributes taxes, including ad valorem and non-ad valorem taxes. The Tax Collector does not set the taxes. Ad valorem tax amounts are based on property value less exemptions, multiplied by the millage rate set by the taxing authority.
Use the Tax Collector when you need tax bills, payment options, current balance, delinquency, tax certificates, refunds, payment plan or deferral questions.
- Open Real Estate Taxes Go to Miami-Dade Real Estate Taxes.
- Open the online payment portal Use Miami-Dade County Tax Payment Portal.
- Search with accurate details Use folio number when possible. If not, use property address or owner details exactly as shown by the Property Appraiser.
- Verify before payment Confirm property address, folio, owner/taxpayer, tax year, amount, non-ad valorem assessments and payment status.
- Save confirmation Keep the receipt or confirmation with the folio number and tax year.
Deeds, Mortgages, Liens and Official Records
The Miami-Dade Clerk of the Court and Comptroller is the official recorder of instruments that may be recorded in the county. The County Recorder’s Office records, protects, preserves and disseminates official records.
Use Official Records when you need deeds, mortgages, liens, satisfactions, assignments, notices, restrictions, certified copies, title clues or document recording information.
- Open Official Records Go to Miami-Dade Clerk Official Records.
- Open the online official records system Use County Recorder’s Official Records Online System.
- Search by party and document details Use grantor, grantee, owner name, buyer, seller, lender, trust, LLC, estate, document type, book/page, recording date or instrument number where available.
- Search more than one name variation Try full legal names, shortened names, business names and prior owners when researching a deed chain or lien history.
- Request certified copies when needed For court, title, lender, estate or legal use, follow Clerk certified-copy instructions.
GIS Maps, Land Information Viewer and Open Data
Miami-Dade GIS tools help users review parcel location, land information, address context, aerial imagery, open datasets and map layers. The county GIS Online Services page links to GIS Maps and Apps Gallery and the Miami-Dade County Open Data Hub.
Use GIS when you need map context, location review, nearby public infrastructure, land information, aerial imagery, open data downloads or parcel-level geography. GIS is helpful, but it is not a legal survey.
- Open GIS Online Services Go to Miami-Dade GIS Online Services.
- Use the Land Information Viewer Open Miami-Dade Land Information Viewer.
- Use Open Data when needed Go to Miami-Dade County Open Data Hub for datasets and GIS resources.
- Compare map and property record Make sure folio, address, owner display and map location match the Property Appraiser record.
- Use legal records for boundaries For fences, easements, setbacks, lot lines, waterfront issues, rights-of-way or disputes, use recorded plats, legal descriptions, title work and a licensed surveyor.
Homestead, TRIM Notice and Value Review
Miami-Dade Property Appraiser sends property owners information about property value, exemption status and related assessment information each year. TRIM Notices are mailed in August and show what property taxes are likely to be on the November tax bill.
If your value, exemption or property data looks wrong, start with the Property Appraiser record. Florida DOR explains that property appraisers establish property value each year as of January 1 and review exemptions, assessment limitations and classifications.
- Open the property record Search the property by address, owner or folio through the Property Appraiser.
- Review exemptions and value Check exemption benefits, assessed value, taxable value and ownership/mailing details.
- Check property characteristics Look for incorrect building data, wrong square footage, outdated condition, incorrect land data or sale mismatch.
- Gather evidence Use photos, appraisals, repair estimates, closing documents, comparable sales or documents proving an exemption issue.
- Follow current deadline instructions Use the active-year TRIM Notice, Property Appraiser guidance and Value Adjustment Board process where applicable.
Tax Deed Sales and Delinquent Tax Risk
The Miami-Dade Clerk Tax Deeds page directs users to the Tax Deed Unit or Online Tax Deed Auction for properties offered for sale and future sale dates. The Clerk also warns that tax deed bidding has risks and that the Clerk gives no warranty about condition, marketability, title, liens, mortgages, zoning or other issues.
Tax deed research is not the same as a normal property lookup. It can involve delinquent taxes, title risk, liens, redemption issues, occupancy questions, zoning risk and strict auction rules.
- Open Tax Deed Sales Go to Miami-Dade Property Tax Deeds.
- Review official sale information Use the Online Tax Deed Auction and Tax Deed Unit links from the Clerk page only.
- Check Property Appraiser and Tax Collector records Verify folio, property address, tax status and property characteristics.
- Search Official Records Look for deeds, mortgages, liens, judgments, restrictions and other recorded instruments.
- Use professional help before bidding Use title/legal review before bidding or buying because tax deed properties can have serious risks.
Miami, Hialeah, Miami Beach, Homestead and County Records
Miami-Dade County includes Miami, Hialeah, Miami Beach, Homestead, Coral Gables, Doral, Aventura, North Miami, Miami Gardens, Kendall-area communities and many other municipalities and unincorporated areas.
County tools are usually the starting point for property value, tax bills, folio, deeds and official records. City offices may still matter for permits, zoning, code enforcement, building violations, utilities, local liens, short-term rental rules and municipal certificates.
| Question | Use Miami-Dade County? | Use City Office? |
|---|---|---|
| Owner, folio, value and exemptions | Yes, use Property Appraiser. | Usually no for county appraisal records. |
| Property tax bill and payment | Yes, use Tax Collector. | Only if a city-specific lien, fee or service charge applies. |
| Deed, mortgage, lien or official record | Yes, use Clerk Official Records. | No for county-recorded official records. |
| Permits, zoning, code or municipal lien search | Use county if unincorporated or county-managed. | Use Miami, Hialeah, Miami Beach, Homestead or the correct city if inside city limits. |
Official Offices, Phone Numbers and Map
Miami-Dade County Downtown Government Center Area
Stephen P. Clark Center
111 NW 1st Street, Suite 710
Miami, FL 33128
Phone: 305-375-4712
Official Website: Property Appraiser
Property Search: Search Miami-Dade Properties
Use this office/source for ownership display, folio, property characteristics, values, exemptions, sales and property record corrections.
200 NW 2nd Avenue
Miami, FL 33128
Phone: 305-375-5448
Email: support@mdctaxcollector.gov
Official Website: Tax Collector
Real Estate Taxes: Real Estate Tax Payments
Payment Portal: Pay Property Taxes
Miami-Dade Clerk of the Court and Comptroller
20 NW 1st Avenue
Miami, FL 33128
Phone: 305-275-1155
Official Records: Official Records
Online Official Records Search: County Recorder’s Official Records Online System
Tax Deed Sales: Property Tax Deeds
Miami-Dade GIS and Land Information
GIS Online Services: GIS Online Services
Land Information Viewer: Land Information Viewer
Open Data Hub: Miami-Dade Open Data Hub
Use GIS for parcel maps, aerial imagery, land information, public datasets and map-based property research.
Buyer, Seller and Homeowner Checklist
Use this checklist before buying, selling, refinancing, appealing, paying taxes or researching a Miami-Dade property.
Miami-Dade Property Research Checklist
- Search the property through Miami-Dade Property Appraiser.
- Save the 13-digit folio number, owner display and property address.
- Review market value, assessed value, taxable value, exemptions and sales history.
- Use Tax Collector records for real estate tax bills and payment status.
- Verify ad valorem and non-ad valorem assessments before paying.
- Use Clerk Official Records for deeds, mortgages, liens and satisfactions.
- Search current owner, prior owner, lender, trust, LLC and estate names in official records.
- Use Property Fraud Alert and certified copies when needed.
- Use GIS tools for map context, aerial imagery and land information.
- Use city offices for permits, code, zoning or municipal lien questions.
- Do not use GIS lines as legal boundary proof.
- Use title/legal professionals for title chain, liens, estate, foreclosure, tax deed or mortgage-release questions.
Local Tips Most Guides Miss
- Folio number is your main key: Save the 13-digit folio before moving between appraisal, tax, records and GIS systems.
- Property Appraiser and Tax Collector are separate: The Property Appraiser sets value/exemption data; the Tax Collector collects and distributes taxes.
- Official Records are not the same as Property Appraiser records: Deeds and liens belong in the Clerk’s official records system.
- Use Property Fraud Alert: The Clerk provides property fraud alert information for recorded documents.
- Check non-ad valorem assessments: Some tax bills include assessments not based on property value.
- Use comparable sales before appeal: Miami-Dade Property Appraiser provides comparable sales tools for neighborhood sales research.
- Miami city questions may be separate: County records do not always answer building permits, code violations or municipal lien questions.
- Tax deed purchases are risky: The Clerk warns about title, condition, liens, mortgages, zoning and use risks.
- GIS is not a survey: Use recorded plats, legal descriptions and licensed surveyors for boundary issues.
- Keep one research packet: Save Property Appraiser record, tax bill, Clerk document reference, GIS map and payment receipt together.
FAQ: Miami-Dade Property Records Search
How do I search Miami-Dade property records for free?
Use the official Miami-Dade Property Appraiser Property Search. You can search by address, owner name, folio or subdivision and review ownership, sales, assessment, exemption and taxable value information.
Where can I find Miami-Dade owner information?
Start with Miami-Dade Property Appraiser search. Open the correct property record and confirm owner display, address, folio, property characteristics and sales information.
What is a Miami-Dade folio number?
The Property Appraiser describes the 13-digit folio number as a unique number associated with a property. It is the best identifier for tax, GIS and records research.
Where do I search Miami-Dade deeds?
Use the Miami-Dade Clerk of the Court and Comptroller Official Records page and the County Recorder’s Official Records Online System for deeds, mortgages, liens and recorded instruments.
Where can I pay Miami-Dade property taxes?
Use the Miami-Dade Tax Collector real estate tax payment page or the official county tax payment portal. Verify folio, property address, tax year and amount before paying.
What is the difference between Property Appraiser and Tax Collector?
The Property Appraiser handles value, exemptions, taxable value and property characteristics. The Tax Collector collects and distributes property taxes and handles payment options.
Where can I view Miami-Dade GIS parcel maps?
Use Miami-Dade GIS Online Services, Land Information Viewer and Open Data Hub. These tools help with map context, land information and datasets.
Are Miami-Dade GIS maps legal surveys?
No. GIS maps are research tools. For legal boundaries, easements, lot lines, waterfront issues or disputes, use recorded plats, legal descriptions, title work and a licensed surveyor.
Do Miami Beach, Hialeah and Homestead properties use Miami-Dade records?
Yes. County value, tax and official-record research usually starts with Miami-Dade tools. City offices may still be needed for permits, code, zoning, municipal liens or local certificates.
What is the safest way to research a Miami-Dade property before buying?
Check Property Appraiser records, Tax Collector payment status, Clerk Official Records, GIS maps and the relevant city records if applicable. For title risk, liens, foreclosure, tax deed, estate or boundary issues, use a title company, attorney or surveyor.