How to search Miami-Dade County property records
Miami-Dade’s property-search application combines record details, map layers and aerial imagery. Folio is the strongest identifier; address, owner and subdivision searches are useful when the folio is unknown.
- Open the official Miami-Dade property search.
- Choose Address, Owner Name, Subdivision Name or Folio.
- Select the matching result and verify the municipality, legal description and folio.
- Review ownership, sales, assessment, exemptions, taxable values and aerial imagery.
- Use the separate official portal for taxes, recorded documents or a VAB petition.
What the property appraiser record includes
The official search can display key property characteristics, ownership, sales information, market and assessed values, exemption benefits, taxable values, building sketches when available and current or prior aerial imagery.
The record is maintained for ad valorem assessment. It can help identify a parcel and explain assessment history, but it is not a survey, title policy, permit history or guarantee of current legal ownership.
Which Miami-Dade County office handles each task?
| Task | Office | Direct answer |
|---|---|---|
| Property value, parcel record, exemptions and assessment caps | Property Appraiser of Miami-Dade County | Use the Property Appraiser. |
| Tax bill, payment, delinquency or receipt | Miami-Dade County Tax Collector | Use the Tax Collector; the Property Appraiser does not collect taxes. |
| Deed, mortgage, lien, plat or recorded document | Miami-Dade Clerk of the Court and Comptroller | Use the Clerk/Comptroller official-records system. |
| Formal value or exemption petition | Miami-Dade Value Adjustment Board | Use the Value Adjustment Board process. |
Homestead, portability and other exemptions
Miami-Dade administers homestead, senior, disability, veteran, widow/widower, deployed-military, institutional and affordable-housing exemptions. The office also provides exemption-status tracking and application guidance.
Homesteaded property may receive Save Our Homes assessment limitation, and eligible owners can transfer assessment difference through portability. Non-homestead property uses a different assessment limitation that does not apply to school-board value.
Assessment review and Value Adjustment Board
First review the value and exemptions with the Property Appraiser. A formal petition goes to the Miami-Dade VAB by the deadline printed on the TRIM notice or denial notice. The VAB is separate from the Property Appraiser.
- Read the TRIM notice and use the deadline printed for the parcel.
- Contact the Property Appraiser for an informal review without waiting until the last filing day.
- File a VAB petition if the issue is not resolved or if a formal review is needed.
- Separate a value dispute from a tax-rate complaint; taxing authorities set millage rates.
Tangible personal property, agriculture and special records
The office maintains separate tangible-personal-property searching and filing for businesses. Agricultural, working-waterfront, institutional and multiple-parcel issues use specialized departments rather than the ordinary residential workflow.
Tax payments and annual bills
The Property Appraiser does not set tax rates or collect taxes. Use the Miami-Dade Tax Collector portal for the bill and payment. The TRIM notice explains proposed taxes, but it is not the final bill.
Deeds, ownership updates and fraud alerts
Ownership updates depend on recorded instruments received from the Clerk. Use the Clerk’s official-records search for deeds and liens. Qualifying users may request public-record address suppression separately from the appraisal office and Clerk.
Common corrections
For a wrong owner, mailing address, folio grouping, land split, building characteristic or exemption, contact the department listed by the Property Appraiser and provide the folio plus supporting document. Vacant land may not receive a street address until a building permit is issued.
Buyer and homeowner checks
- Estimate taxes after reassessment instead of copying the seller’s current bill.
- Check Save Our Homes, portability and exemption status separately.
- Search recorded deeds and liens through the Clerk.
- Review folio, legal description and map layers, but use a survey for boundaries.
- Confirm non-ad valorem assessments and municipal taxing authorities on the tax record.
Miami-Dade County property search FAQs
What is the best Miami-Dade property identifier?
The folio number is the most precise identifier. The official search also accepts address, owner and subdivision.
Does the Miami-Dade Property Appraiser collect taxes?
No. The office determines values and exemptions. Use the Tax Collector for bills and payments.
Can I see aerial images in the Miami-Dade property search?
Yes. The official application includes current and prior-year aerial imagery.
Where do I challenge a Miami-Dade assessment?
Start with the Property Appraiser for review, then file with the Miami-Dade Value Adjustment Board by the applicable deadline.
Is the appraisal record proof of legal ownership?
No. Use the Clerk’s recorded deed system for legal ownership documents.
Official sources checked
- Property Appraiser of Miami-Dade County
- Miami-Dade official property search
- Miami-Dade Property Appraiser contact directory
- Miami-Dade property-tax exemptions
- Miami-Dade TRIM notice guide
Verification note: Links and office details were checked on 2026-07-27. Portals, deadlines and procedures can change; use the official destination shown above before filing or paying.
Source and data quality
Official Verified Last verified: 2026-07-27 · Data quality: 100/100