Search Miami property records and Miami-Dade County property records online using official county tools for folio number lookup, owner and address search, assessed values, property characteristics, exemptions, tax bills, online tax payments, deeds, mortgages, liens, official records, certified copies, property fraud alerts, parcel maps and GIS land information.
Need Miami Property Records, Deeds or Tax Details Right Now?
Use the Miami-Dade County Property Appraiser when you need folio number lookup, owner and address search, property characteristics, assessed value, taxable value, exemption details, sales information and property map context.
Use the Miami-Dade County Tax Collector when you need property tax bills, online payment, payment deadlines, receipts and tax certificate warnings. Use the Miami-Dade Clerk Official Records system when you need deeds, mortgages, liens, releases, judgments, plats, certified copies and property fraud alert resources.
Where to Search Miami Property Records
Miami property records are usually Miami-Dade County records. If the property is inside the City of Miami, Miami Beach, Coral Gables, Hialeah, Homestead, Doral, Aventura or any other Miami-Dade municipality, the main county-level property record still starts with the Miami-Dade County Property Appraiser.
The Property Appraiser is best for folio number, assessed value, property characteristics, owner clues, exemptions, sales and property search. The Tax Collector is best for tax payment and bill status. The Clerk and County Recorder are best for deeds, mortgages, liens and certified recorded documents.
| What You Need | Official Source | Best Search Method |
|---|---|---|
| Folio, owner, address and assessment details | Miami-Dade Property Appraiser Property Search | Search by address, owner name or folio number to review property characteristics and value data. |
| Direct property search app | Miami-Dade Property Search App | Use address, owner name or folio search fields for fast lookup. |
| Property tax bill and payment | Miami-Dade Real Estate Tax Payments | Use the Tax Collector property tax payment resources and confirm tax year, folio and amount due. |
| Tax Collector services | Miami-Dade County Office of the Tax Collector | Use for property tax, business tax, payment status and official tax services. |
| Deeds, mortgages, liens and recorded documents | Miami-Dade Clerk Official Records | Use the Clerk Official Records page for records, certified copies and property fraud alert resources. |
| Official Records Online System | County Recorder Official Records Online System | Search official records using standard or advanced search options. |
| Parcel maps and GIS land information | Miami-Dade Land Information Viewer | Use map tools to combine geographic mapping with county databases. |
Free Miami Property Records Lookup Step-by-Step
The fastest free lookup starts with the Miami-Dade County Property Appraiser. This gives you the folio number and property details you will need when moving to tax bills, official records and map tools.
After you identify the correct property, use the Tax Collector for property tax bills and payments. Use the Clerk Official Records system for deeds, mortgages, liens, releases, judgments, notices, plats and certified copies.
- Open the official Property Appraiser search Go to Miami-Dade Property Appraiser Property Search.
- Use address, owner name or folio Open the Property Search App and search by address, owner name or folio number.
- Confirm the right property Check the folio number, property address, owner clue, assessed value, taxable value, exemptions, sales data and property characteristics.
- Search taxes separately Open Real Estate Tax Payments to review payment options, due dates and tax bill details.
- Search deeds separately Open Official Records Online System to search recorded documents.
How to Find a Miami-Dade Folio Number
The folio number is the most important identifier for Miami property records. Miami-Dade explains that the 13-digit folio number is a unique number associated with a property. It is the cleanest way to connect the Property Appraiser record, tax bill, map tools and some county workflows.
Once you find the folio number, save it with the property address, owner clue, legal description, tax year and document references. This avoids confusion when there are similar addresses, condo units, subdivisions or multiple owners.
Best ways to find the folio number
- Use the official Miami-Dade Property Appraiser Property Search.
- Use the direct Property Search App.
- Search by property address, owner name or folio.
- Check your property tax bill, TRIM notice, deed, mortgage statement, closing statement or title report.
- Use the Land Information Viewer for map-based parcel research.
- Compare deed and mortgage records with the Property Appraiser result before relying on a match.
Assessment Records, Values and Exemptions
The Miami-Dade County Property Appraiser is the right source for property characteristics and value-related information. Use it when your question involves assessed value, taxable value, market value, exemptions, property characteristics, land details, building details, sales, ownership clues and folio number research.
Assessment records are useful when buying property, reviewing a tax bill, filing homestead, checking a TRIM notice, preparing an appeal, comparing sales or confirming that the public record matches the deed and actual property.
| Assessment Item | What It Helps You Check | Why It Matters |
|---|---|---|
| Folio number | The unique property identifier used in Miami-Dade records. | Best field for matching tax, assessment and map records. |
| Owner and mailing information | Owner clue and mailing address connected to the property. | Useful for notices, exemptions, tax bills and buyer research. |
| Assessed value | Assessment value used in Florida property tax workflows. | Important for tax estimates, exemption review and value questions. |
| Exemption status | Homestead and other exemption information. | Missing exemptions can affect taxable value and tax savings. |
| Property characteristics | Building, land, use and improvement details. | Incorrect characteristics can affect value and review questions. |
| Sales information | Recent sale and ownership transfer clues. | Useful for buyer research and assessment review. |
Property Tax Bills, Payments and Certificates
The Miami-Dade County Office of the Tax Collector handles real estate tax payments. The Tax Collector real estate tax page states that users may view and pay taxes online through May 31, 2026 for the current cycle shown there, and warns that unpaid 2025 real estate taxes before June 1, 2026 may lead to a tax certificate being issued.
Use the Tax Collector when your question is about tax bill payment, amount due, receipt, delinquent status, tax certificate, online payment, early-payment discount, service fees or payment deadlines.
- Open the Tax Collector website Go to Miami-Dade County Office of the Tax Collector.
- Open real estate tax payments Use Real Estate Tax Payments.
- Search the correct property Use the official tax payment system and confirm folio, owner clue, property address and tax year.
- Review payment details carefully Check amount due, early-payment discount, delinquent warning, payment method, convenience fees and receipt status.
- Save proof of payment Keep receipts, confirmation numbers, screenshots and bank records until the official record updates.
Important tax details for buyers and homeowners
If you recently bought property in Miami or Miami-Dade County, check both the Property Appraiser and Tax Collector records after closing. Ownership, mailing address, homestead status, escrow handling and payment status may not all update at the same time.
If your lender pays taxes through escrow, compare the folio number and property address on your lender statement with the official Tax Collector bill. Keep your closing statement and tax proration details until the payment record is clear.
Search Miami Deeds, Mortgages, Liens and Official Records
For recorded property documents, use the Miami-Dade Clerk of the Court and Comptroller Official Records system. The Clerk’s Official Records resources cover home and property records, certified copies, public records requests, commercial data services and property fraud alert information.
The County Recorder’s Official Records Online System supports modernized standard and advanced searches. Use it when you need deeds, mortgages, liens, releases, judgments, satisfactions, notices, plats and other recorded real estate documents.
- Start with the folio and owner record Find the property through the Property Appraiser and save folio, owner clue, address and legal description.
- Open the Clerk Official Records page Go to Miami-Dade Clerk Official Records.
- Use the Official Records Online System Open County Recorder’s Official Records Online System.
- Search with multiple clues Use owner name, prior owner name, grantor, grantee, lender, document type, recording date, book/page, instrument number and legal description clues.
- Confirm before relying on a document Check party names, recording date, document type, legal description, folio clue and instrument details before ordering or citing a record.
Certified Copies, Property Fraud Alert and Clerk Tips
The Miami-Dade Clerk Official Records page includes certified copies, records management, public records requests, commercial data services and property fraud alert information. These resources are especially important when a lender, court, government agency or closing professional requires certified documents.
Before ordering any recorded copy, identify the exact document. Save party names, document type, recording date, instrument number, book/page, legal description and folio clues.
| Record Type | Best Use | Official Starting Point |
|---|---|---|
| Official Records | Search deeds, mortgages, liens, releases, judgments and recorded documents. | Clerk Official Records |
| Online records system | Use standard or advanced search options for county recorder records. | Official Records Online System |
| Certified copies | Order certified official records when required for legal, lending or government use. | Certified Copies |
| Property fraud alert | Monitor possible suspicious recorded-document activity. | Property Fraud Alert Information |
| Public records request | Request records not found through normal online search tools. | Public Records Requests |
GIS Maps, Land Information Viewer and Parcel Data
Miami-Dade County GIS resources are useful when you need map-based property research. The Land Information Viewer combines geographical mapping with county databases, and Miami-Dade GIS Online Services links users to maps, apps and the county Open Data Hub.
GIS maps help confirm location, parcel context, nearby streets, municipal area and land-related layers. They are excellent research tools, but they are not legal surveys.
- Find the folio first Use the Property Appraiser property search to identify the folio number, owner clue, property address and legal description.
- Open Land Information Viewer Go to Miami-Dade Land Information Viewer.
- Review GIS services Open Miami-Dade GIS Online Services.
- Use Open Data when needed Use Miami-Dade County Open Data Hub for publicly available GIS datasets.
- Use maps for research only For boundaries, easements, encroachments, setbacks, construction placement, zoning decisions or title questions, use recorded documents and professional review.
Homestead, Exemptions and Address Changes
Homestead exemption, portability, Save Our Homes, mailing address updates, property characteristics and exemption questions should start with the Miami-Dade County Property Appraiser.
If you recently purchased a primary residence, inherited property, transferred title, changed your mailing address or received a TRIM notice, review your Property Appraiser record early. Do not wait until the tax bill is due.
- Search the property record Confirm folio number, owner, mailing address, property address, exemption status and assessed value.
- Review Property Appraiser services Use Miami-Dade Property Appraiser resources for exemption and property-change guidance.
- Check mailing address details Confirm that notices and tax bills are being sent to the correct address.
- Prepare supporting documents Have deed, identification, residency proof, closing statement, tax bill and folio number ready.
- Check again after updates Review Property Appraiser and Tax Collector records later to confirm ownership, exemption and mailing updates appear correctly.
Value Questions, TRIM Notices and Appeals
If your question is about assessed value, taxable value, market value, exemptions, property characteristics, TRIM notice details or sales information, start with the Property Appraiser. If your question is only about payment, start with the Tax Collector.
Before asking for review, collect your property record, TRIM notice, comparable sales, photos, appraisal reports, repair estimates, insurance documents, permit information and correction evidence.
- Review the property record Save folio, owner clue, address, assessed value, taxable value, exemptions, sales details and property characteristics.
- Identify the exact issue Separate value questions from payment questions, exemption questions, deed questions, GIS questions or title questions.
- Collect supporting evidence Useful evidence may include comparable sales, appraisal reports, condition photos, repair estimates, insurance documents or property detail corrections.
- Use official review resources Use the Property Appraiser and Miami-Dade assessment appeal resources where applicable.
- Confirm deadlines TRIM notice responses, Value Adjustment Board petitions, exemptions, tax payments and tax certificates can be deadline-sensitive.
Public Records, Privacy and Safe Searching
Miami-Dade property records are public in many ways, but not every detail is available online. Some owner information, protected information or certain document images may be limited, redacted or available only through official request channels.
Use official county systems only when researching property ownership, deeds, liens and tax records. Avoid relying on third-party pages for current tax balance, deed status, certified copies or legal ownership decisions.
Office Address, Phone Numbers and Map
Miami-Dade County Property Appraiser
Stephen P. Clark Center
111 NW 1st Street
Miami, FL 33128
Official Website: miamidadepa.gov
Property Search: Property Search
Direct Search App: Search by Address, Owner or Folio
Miami-Dade County Office of the Tax Collector
Official Website: mdctaxcollector.gov
Real Estate Tax Payments: Property Tax Payment
Property Tax Info from Property Appraiser: Paying Your Property Taxes
Use for: tax bills, online payments, receipts, tax certificates and real estate tax payment support.
Miami-Dade Clerk of the Court and Comptroller
Official Records Page: Official Records
Online Records System: County Recorder Official Records Online System
Use for: deeds, mortgages, liens, releases, judgments, official records, certified copies, public records requests and property fraud alert information.
Miami-Dade GIS and Land Information
Land Information Viewer: Land Information Viewer
GIS Online Services: GIS Maps and Apps
Open Data Hub: Miami-Dade Open Data Hub
Use for: parcel maps, land information, GIS layers, aerial context and map-based research.
Buyer and Homeowner Checklist
Use this checklist before buying, selling, refinancing, filing homestead, checking tax bills, searching deeds, checking liens or researching Miami property records.
Miami Property Records Checklist
- Search the property through Miami-Dade Property Appraiser.
- Copy the 13-digit folio number exactly as shown.
- Confirm owner clue, property address, assessed value, taxable value, exemptions and property characteristics.
- Use the Tax Collector for property tax bill, payment and receipt status.
- Confirm tax year, amount due, discount, tax certificate warning and payment method before paying.
- Use Clerk Official Records for deeds, mortgages, liens, releases and judgments.
- Search official records by current owner, prior owner, grantor, grantee, lender and document type.
- Use Land Information Viewer for parcel-location and GIS context.
- Check homestead, mailing address and exemption status after buying a primary residence.
- Use property fraud alert resources if you want extra monitoring of recorded documents.
- Use GIS maps for context only, not legal boundary proof.
- Use a title professional or Florida attorney for lien priority, title insurance and legal ownership questions.
Local Tips Most Guides Miss
- Use folio first: Miami-Dade searches are cleaner when you use the 13-digit folio instead of only a street address.
- Separate value from payment: The Property Appraiser handles value and folio data. The Tax Collector handles tax bills and payments.
- Do not confuse tax records with deed records: Tax records show assessment and payment data. Clerk records show legal recordings.
- Condos need extra care: Unit number, building name and folio must match before relying on the record.
- Search Clerk records by party names: Deeds and mortgages may not search well by street address.
- Check prior owner names: Mortgage releases, liens and older deeds may appear under previous owners.
- Watch tax certificate dates: Unpaid property taxes can move into tax certificate processes.
- Use Land Information Viewer before calling: A map screenshot makes parcel-location questions easier.
- Save payment proof: Keep screenshots and confirmation numbers until the tax record updates.
- Use official county links only: Third-party pages may not show current tax balance, legal recordings or certified copy status.
FAQ: Miami Property Records Search
How do I search Miami property records online?
Start with the Miami-Dade County Property Appraiser property search. Search by address, owner name or folio number, then confirm the property characteristics, assessed value, exemptions and folio details.
Is Miami property records lookup free?
Basic Miami-Dade property search, Clerk Official Records search, Tax Collector resources and GIS map tools are available through official online sources. Copies, certified records, online payments and some services may involve fees.
Where can I pay Miami property taxes online?
Use the Miami-Dade County Office of the Tax Collector real estate tax payment page or the official county tax payment platform. Confirm folio number, tax year, amount due and payment method before paying.
What is a Miami-Dade folio number?
The folio number is a 13-digit unique number associated with a property in Miami-Dade County. It helps match property appraiser records, tax bills, GIS maps and some county records.
Where can I search Miami deeds online?
Use the Miami-Dade Clerk Official Records page and the County Recorder’s Official Records Online System. Search by owner, grantor, grantee, lender, document type, recording date or instrument details.
Who handles Miami property assessments?
The Miami-Dade County Property Appraiser handles assessment and property information, including assessed values, property characteristics, exemptions, folio numbers and property search records.
Who handles Miami property tax payments?
The Miami-Dade County Office of the Tax Collector handles real estate tax payments, payment status, receipts, tax certificate warnings and property tax payment support.
Can Miami-Dade GIS maps be used as legal surveys?
No. Miami-Dade GIS maps and parcel viewers are public research tools, not legal surveys. For boundaries, easements, encroachments or legal-description issues, use recorded documents and a licensed surveyor.
Does Miami-Dade offer property fraud alert resources?
Yes. The Miami-Dade Clerk Official Records resources include property fraud alert information. Alerts can help with monitoring recorded documents, but they do not prevent a document from being recorded.
Which office should I contact for Miami property questions?
Contact the Property Appraiser for folio, value and exemption questions; the Tax Collector for tax bills and payments; the Clerk/Recorder for deeds and official records; and GIS or Land Information Viewer resources for map questions.