Search Miami-Dade Property Records by Folio, Address or Owner — Then Understand the Assessment
The Miami-Dade County Property Appraiser’s official system lets users search property records by address, owner name, subdivision name or folio number. The folio is the strongest identifier because Miami-Dade uses a 13-digit folio number to connect a property record with assessment data, TRIM notices, tax research, maps, deeds and VAB appeal work.
This guide is built for homeowners, buyers, sellers, agents, investors and taxpayers who need a practical route: find the correct property, verify the folio, read the record, understand values and exemptions, and use the correct official office for taxes, deeds or appeals.
Which Miami-Dade office handles your property question?
The Property Appraiser is the correct place for assessment records, folio information, property values, exemptions and TRIM-related value review. It is not the office that collects your tax payment or records your deed.
| I need to… | Correct office or system | Why this matters |
|---|---|---|
| Search a property by address, owner, subdivision or folio | Property Appraiser of Miami-Dade County | The official property-search application provides assessment and property-record data. |
| Read a Property Record Card | Property Appraiser online tools | Florida law requires property record cards to be available for VAB-related review. |
| Apply for Homestead or other exemptions | Property Appraiser exemptions section | Exemption eligibility and application review belong to the Property Appraiser. |
| Question assessed value or property characteristics | Property Appraiser residential, commercial or related appraisal division | The Property Appraiser reviews values and property data used for assessment. |
| Pay my property-tax bill | Miami-Dade County Office of the Tax Collector | The Tax Collector collects and distributes ad-valorem and non-ad-valorem taxes. |
| Find a deed, mortgage, lien or recorded instrument | Miami-Dade Clerk of the Court and Comptroller Official Records | The Clerk is the county recorder for documents that may be recorded under Florida law. |
| File a value, exemption, portability or classification petition | Miami-Dade Value Adjustment Board / VAB Clerk | The VAB is separate from the Property Appraiser and hears eligible administrative disputes. |
| Complain about proposed millage or budget decisions | Taxing authority budget hearing | Taxing authorities set millage rates; the Property Appraiser does not. |
How to search Miami-Dade property records
The official Miami-Dade property search supports Address, Owner Name, Subdivision Name and Folio. For most users, the fastest path is address search first, folio search when you have it, and owner search only after you are ready to verify multiple possible matches.
- Open the official Property Search application.
Use the official Miami-Dade Property Appraiser search at apps.miamidadepa.gov/propertysearch. - Choose the search method.
Select address, owner name, subdivision name or folio. Folio is the most exact identifier when you already know it. - Search by address without city, state or ZIP.
The official help page says Miami-Dade addresses are inside Miami-Dade County, so you do not need city, state or ZIP in the search field. - Use walk-the-street or intersection search when needed.
If you do not know the exact number, search the street name or an intersection, then use the map to locate the correct property. - Search condo units correctly.
If you want to see all units in a condominium, the official help suggests searching the address without a unit number. - Use owner name carefully.
Official help describes owner-name searching, but common names, hyphenated names, trusts, LLCs and special characters can complicate matching. - Open the matching record and verify the folio.
Confirm physical address, owner display, municipality, legal-description context and folio before relying on values or contacting an office.
Folio search
Enter the complete 13-digit folio when available. Miami-Dade explains that a full folio pulls up the exact property.
Address search
Use house number, directional, street name and street type. Keep the search simple and avoid adding city, state or ZIP.
Owner search
Owner search can return multiple matches. Always verify the folio and property address before using the record.
Miami-Dade folio number decoder
The folio number is Miami-Dade’s parcel identifier. The Property Appraiser describes it as a 13-digit number formatted as 99-9999-999-9999. The folio composition includes municipality, township, range, section, subdivision and parcel identifier.
01-2345-678-9012
This is an illustrative format only, not a real property record. Use the exact folio from the official Miami-Dade system when filing, paying, appealing or requesting records.
| Folio part | What it helps identify | Safe way to use it |
|---|---|---|
| First two digits | Municipal code. Miami-Dade notes that code 30 indicates unincorporated Miami-Dade County. | Helpful for routing and jurisdiction context, but do not calculate taxes from this alone. |
| Township / range / section digits | Places the property inside the Public Land Survey System grid. | Useful for parcel research and maps; not a legal survey. |
| Subdivision digits | The official help says the first nine digits reference the subdivision and can be searched together. | Useful for researching a subdivision or group of related properties. |
| Parcel identifier | Identifies the specific parcel or unit within the larger folio structure. | Verify the full 13 digits before filing a VAB petition or sending a tax payment. |
How to read a Miami-Dade Property Record Card
The property-search result is not enough by itself. Open the full property record or Property Record Card and check each field that affects your next action.
| Record field | What to inspect | Common mistake to avoid |
|---|---|---|
| Folio number | The 13-digit identifier for the property. | Do not confuse a partial subdivision search with a specific property. |
| Property address | Physical location of the parcel or unit. | Do not confuse physical address with mailing address. |
| Mailing address | Where notices may be mailed. | A mailing address is not proof of current residence. |
| Owner information | Property Appraiser ownership display for assessment purposes. | Do not treat it as a title insurance opinion. |
| Municipality / taxing area | City or unincorporated context. | Do not assume every Miami-Dade property has the same taxing authorities. |
| Land / building / extra features | Property facts that can affect assessment. | Do not start an appeal before checking factual property data. |
| Property use | Assessment-use classification. | Property use is not the same as zoning approval. |
| Assessment values | Market/Just Value, Assessed Value, exemptions and Taxable Value. | Do not treat Market Value as the tax bill. |
| Sales / document references | Sale history and recording references where shown. | Not every recorded transfer is a good comparable sale. |
Market Value, Assessed Value and Taxable Value are different
Many tax mistakes begin when a property owner reads one value as if it answers every question. Florida assessment records can show a market or just value, an assessed value after limitations, exemptions, and different taxable values for different authorities.
Read the correct number
- Market / Just Value is not automatically a listing price, Zestimate or lender appraisal.
- Assessed Value can be lower than market value because of Save Our Homes or other limits.
- Taxable Value is assessed value minus exemptions that apply to a taxing authority.
- School, county, city and district taxable values can differ.
Millage and non-ad-valorem
- 1 mill equals $1 of tax per $1,000 of taxable value.
- Taxing authorities set millage; the Property Appraiser does not.
- Non-ad-valorem assessments are not simply taxable value × millage.
- The Tax Collector handles tax bills and payments.
Quick millage calculator: one authority only
This browser-side calculator estimates one millage component. It does not include every taxing authority, school/non-school exemption differences, discounts, penalties or non-ad-valorem assessments.
Miami-Dade assessment and tax cycle
Miami-Dade’s current-year assessment activity, TRIM notices and final tax bills happen in stages. The Property Appraiser notes that June 1 taxable values are estimates for taxing authorities and that the official certification date for the 2026 assessment roll is July 1, 2026.
TRIM notice: proposed taxes, not the final bill
The Notice of Proposed Property Taxes is commonly called the TRIM notice. Miami-Dade says TRIM notices are sent to all property owners by August 24 and include property values, exemption benefits, proposed taxes and budget hearing information.
Check property values
Review market value, assessed value, exemption benefits and taxable value before assuming the proposed taxes are wrong.
Review proposed rates
Taxing authorities use taxable value to determine proposed taxes. Millage is not independently set by the Property Appraiser.
Watch the deadline
The VAB deadline can depend on the TRIM notice and official VAB instructions. Do not wait for the final bill to raise an assessment issue.
Homestead exemption, Save Our Homes and new-buyer warnings
Many users search property records to check whether Homestead is showing. Miami-Dade’s exemption guidelines say required documents must be submitted to the Property Appraiser by March 1 of the applicable tax year. The online exemption application also states that the statutory deadline to file Homestead and other exemptions is March 1 annually.
What to verify
Confirm ownership, permanent residence, January 1 status, required identification, Florida residency proof and whether online filing is currently available.
Amount changes matter
Florida’s first Homestead exemption is up to $25,000. Florida DOR lists the CPI-adjusted additional 2026 Homestead exemption maximum as $26,411, and the additional exemption does not apply to school taxes.
Assessed value, not tax bill
Florida DOR lists the 2026 Save Our Homes cap as 2.7%. The cap limits qualifying Homestead assessed-value growth, not market value or the final tax bill.
- Search the property and save the folio.
- Open the property record and check current exemption status.
- Compare Market/Just Value, Assessed Value and Taxable Value.
- Check whether the current tax amount reflects seller benefits.
- Use the official tax estimator for a current official estimate route.
- Apply for your own Homestead if you qualify and meet the filing rules.
- If moving from another Florida Homestead, review portability requirements and file the correct paperwork.
Miami-Dade VAB appeal: identify the dispute before filing
“My taxes are too high” is not yet a complete appeal issue. First decide whether you are disputing value, exemptions, classification, portability, a proposed millage rate, or a payment issue.
| Problem | First route | What to prepare |
|---|---|---|
| Market or assessed value appears too high | Property Appraiser review → possible VAB | Comparable sales, property facts, condition photos, estimates and documentation. |
| Homestead or other exemption denied or missing | Property Appraiser exemptions → possible VAB | Application proof, residency evidence, notice date and denial reason. |
| Portability issue | Property Appraiser → possible VAB | Prior Florida Homestead information, abandonment timing and portability form history. |
| Agricultural classification issue | Property Appraiser agriculture → possible VAB | Use evidence, leases, operation records and application timing. |
| Millage rate is too high | Taxing authority budget hearing | Budget hearing information from the TRIM notice. |
| Need to pay taxes | Tax Collector | Folio, tax year, balance and payment method. |
Verify by petition type
Miami-Dade VAB information lists a $15 filing fee per folio for many single petitions, with $5 per parcel in certain joint petition situations. Always confirm the current fee for your petition type.
Special Magistrates
Value cases can be heard by Appraiser Special Magistrates. Exemption and agricultural classification cases can be heard by Attorney Special Magistrates.
Appeal does not erase payment duty
The Tax Collector’s VAB-petitioner guidance says value challengers must pay all non-ad-valorem assessments and at least 75% of ad-valorem taxes by the required date to avoid petition denial risk.
| Evidence issue | Stronger evidence | Weaker argument |
|---|---|---|
| Condition | Photos, repair estimates, inspection reports or contractor documentation. | “The house needs work.” |
| Size or features | Plans, measurements, permit records or official correction request. | Verbal estimate. |
| Market value | Several similar sales adjusted for date, location, size, age and condition. | One unrelated sale or a portal estimate. |
| Exemption | Application confirmation, residency documents and denial notice details. | Assuming approval because you previously qualified elsewhere. |
Deeds, owner changes, liens and fraud alerts
The Property Appraiser record and the Clerk’s recorded documents are different systems. Miami-Dade Clerk Official Records is the correct route for deeds, mortgages, liens, satisfactions, powers of attorney, declarations of domicile and other recorded instruments.
Use Clerk Official Records
The Clerk is the official county recorder and maintains official records. Search official records when you need a deed, mortgage, lien, CFN, book/page or certified copy.
Use Property Appraiser for folio record
For deed, ownership or mailing-address changes, the Property Appraiser contact page lists OwnershipChanges@MiamiDadePa.gov.
- Search the Miami-Dade property record and save the folio.
- Open Miami-Dade Clerk Official Records.
- Search by grantor, grantee, CFN, book/page or other supported official-record criteria.
- Open the matching document and compare legal description, address, folio reference and recording date.
- Use certified copies when a bank, attorney, agency or court requires certification.
- If the deed is recorded but the property record still shows old information, contact the Property Appraiser’s ownership-change route instead of filing a duplicate deed.
Miami-Dade property-search troubleshooting
Address search returns nothing
Use fewer address parts. Try the street name without house number, search an intersection, remove city/state/ZIP, or locate a nearby property and use the map to navigate. For condos, try the address without the unit number to view units.
Owner search shows too many results
Compare folio, property address, municipality and mailing address. Hyphenated names, special characters, trusts, LLCs and common surnames can create multiple possible matches.
I have only part of the folio number
Official Miami-Dade search help says partial folio searching is allowed, and the first nine digits reference the subdivision. Use the full 13-digit folio before filing, paying or appealing.
The property use does not match zoning
Property use in an assessment record is not zoning approval. For zoning, land use and development questions, verify with Miami-Dade zoning/planning or the correct municipality.
Market value rose more than the Save Our Homes cap
Save Our Homes limits qualifying Homestead assessed-value increases, not market value increases. Your tax bill can also change because of millage, non-ad-valorem assessments or exemption changes.
School taxable value is different from county taxable value
This can be normal because exemptions do not always apply to all taxing authorities in the same way. The additional Homestead exemption does not apply to school-district taxes.
The seller’s tax bill seems unusually low
A seller may have Homestead, Save Our Homes protection or portability history. Buyers should review the folio, existing exemptions, assessed value and official tax-estimator output instead of assuming the seller’s tax bill will continue.
I need to pay taxes but landed on the Property Appraiser site
Go to the Miami-Dade County Office of the Tax Collector. The Property Appraiser does not send tax bills, set taxes or collect taxes.
Miami-Dade Property Appraiser contact and office map
Property Appraiser of Miami-Dade County
Address:
Stephen P. Clark Center
111 NW 1 Street, Suite 710
Miami, FL 33128-1984
Office hours:
Monday through Friday, 8:00 a.m. to 5:00 p.m., excluding official holidays.
Public Service:
305-375-4712
General property or exemption questions:
PAWebmail@MiamiDadePA.gov
Use the right department
- Residential Real Estate: 305-375-4050
- Commercial Real Estate: 305-375-4580
- Land Splits / Groupings: 305-375-4060
- Deed / ownership: 305-375-4064 or OwnershipChanges@MiamiDadePa.gov
- TPP business property: 305-375-4070 or TPP@MiamiDadePA.gov
- Public records custodian: RecordsRequest@MiamiDadePA.gov
- ADA accommodations: ADA@MiamiDadePA.gov or 305-375-1210
Official sources and useful internal reading
The practical steps are included in this guide so the page does not become a link directory. Use these official pages when you need live records, current filings, payment, official documents or deadline verification.
Miami-Dade Property Appraiser FAQs
1. What is the official Miami-Dade property search?
The official property search is the Miami-Dade Property Appraiser’s Property Search application. It supports searching by address, owner name, subdivision name or folio number.
2. What is a Miami-Dade folio number?
A folio number is Miami-Dade’s 13-digit parcel identifier. The official format is 99-9999-999-9999, and it helps connect the property record with assessment, TRIM, tax, deed and VAB research.
3. Can I search Miami-Dade property records by address?
Yes. Search by house number, directional, street name and street type. The official search help says you do not need to include city, state or ZIP because the properties are in Miami-Dade County.
4. Can I search by owner name?
Yes, but owner-name results should be verified carefully. Common names, trusts, LLCs, hyphenated names and special characters can return multiple matches, so confirm the folio and property address.
5. Does the Property Appraiser collect property taxes?
No. The Property Appraiser does not send tax bills and does not set or collect taxes. Real-estate tax bills and payments are handled by the Miami-Dade County Office of the Tax Collector.
6. Where do I find a Miami-Dade deed, mortgage or lien?
Use the Miami-Dade Clerk of the Court and Comptroller Official Records system for deeds, mortgages, liens and other recorded instruments. A Property Appraiser ownership display is not a legal title opinion.
7. What is the difference between Market Value, Assessed Value and Taxable Value?
Market or Just Value is the value estimate for assessment. Assessed Value may reflect limits such as Save Our Homes. Taxable Value is generally assessed value after applicable exemptions for a taxing authority.
8. What is the 2026 Save Our Homes cap?
Florida DOR lists the 2026 Save Our Homes cap as 2.7%. It limits qualifying Homestead assessed-value increases, not market-value increases or the final property-tax bill.
9. What is the Miami-Dade 2026 VAB petition deadline?
Miami-Dade VAB procedures list September 18, 2026 as the statutory deadline for timely 2026 petitions. Verify the current instructions before filing because the filing issue and notice type can matter.
10. What should a buyer check before relying on the seller’s tax bill?
A buyer should search the property, save the folio, review Market/Just Value, Assessed Value, exemptions, Homestead and Save Our Homes status, then use official Miami-Dade tools rather than assuming the seller’s tax bill will continue.