Property Appraiser

The Miami-Dade County FL Property Appraiser maintains property assessment records, determines values for tax purposes, administers eligible property tax exemptions, and provides online tools for researching real estate and tangible personal property. This article explains how to search for a parcel, interpret property values, review exemptions, estimate taxes, correct property information, schedule an appointment, and request a review when an assessment appears inaccurate.

Property Appraiser Responsibilities

The Property Appraiser of Miami-Dade County identifies and assesses real estate and tangible personal property for ad valorem tax purposes. Its records may include ownership information, parcel characteristics, sales history, assessed values, taxable values, exemptions, aerial imagery, building sketches, and other information associated with a property.

The office does not set tax rates, send property tax bills, or collect property taxes. Taxing authorities establish millage rates, while the Miami-Dade County Office of the Tax Collector handles tax billing and collection. This distinction matters when deciding which office to contact. Questions about a market value, assessed value, taxable value, exemption, folio number, or property characteristic generally belong with the Property Appraiser. Questions about a tax bill, payment, delinquency, or payment history generally belong with the Tax Collector.

Property Appraiser records are maintained for assessment purposes and are continually edited as the tax roll is updated. Information displayed online may not reflect the most recent record held by the office. Users who find a discrepancy should compare the online information with their documents and submit the issue to the Property Appraiser for review.

Searching Property Records

The official Miami-Dade property search application is the primary system for locating real estate assessment information. It supports searches by street address, owner name, subdivision name, or folio number.

Available Search Methods

The best search method depends on the information already available:

Address: Useful when the physical property location is known. Enter the street number, directional prefix when applicable, street name, and standard street type.

Owner name: Useful when the recorded owner is known but the exact address or folio number is unavailable.

Folio number: Usually the most precise search because each real estate parcel has a unique identifier.

Subdivision name: Helpful when researching parcels within a recorded subdivision or development.

A partial search may return multiple possible matches. Review the folio number, property address, owner information, and parcel characteristics before relying on a result. Condominium complexes can contain many individually assessed units, so the building address alone may not identify the correct unit. The map allows users to double-click a condominium complex to display individual property owners.

The office’s property search information page describes additional application features. Users can view current and prior-year aerial imagery, apply map layers, zoom into parcel locations, detach the aerial map into a separate window, print partial-search results, and copy matching results into another application.

Details Shown in Results

A property record may provide several types of information that serve different purposes. Common entries include:

Recorded ownership and mailing information
Property address and folio number
Land and building characteristics
Property use and Property Appraiser zoning
Year built and area measurements
Sales information
Market, assessed, and taxable values
Exemptions and assessment reductions
Aerial photographs and available building sketches

Property Appraiser zoning should not automatically be treated as confirmation of every land-use or development restriction. The search application may provide links to other governmental jurisdictions, including municipalities and other public agencies, when additional jurisdiction-specific information is needed.

Folio Number Basics

A folio number is the parcel identifier used by Miami-Dade County computer systems to associate records with a particular property. The standard real estate folio contains 13 digits and may appear in a format such as 99-9999-999-9999.

The official folio number explanation divides the identifier into components representing the municipality, township, range, section, subdivision, and individual parcel.

Folio Number Components

The first two digits identify the municipality. Code 30 identifies property in unincorporated Miami-Dade County. Other two-digit codes identify incorporated municipalities such as Miami, Miami Beach, Coral Gables, Hialeah, Homestead, Aventura, Doral, Miami Gardens, and Cutler Bay.

The next four digits represent township, range, and section information derived from the Public Land Survey System. The following three digits identify the subdivision, acreage, or plat designation. The final four digits identify the individual parcel.

Users should copy all digits when entering a folio number into an online system. Some Property Appraiser applications accept the number with or without hyphens. A missing digit can produce no results or return an unrelated parcel, so verify the address and owner information after the search.

Market and Assessed Values

Property records can display market value, assessed value, and taxable value. These terms are related, but they do not mean the same thing. Confusing them can lead to incorrect assumptions about an expected tax bill or the effect of an exemption.

Market Value

The Property Appraiser calculates market value as of January 1 each year. Depending on the property, the office may consider one or more recognized valuation approaches.

Comparable Sales Approach

The comparable sales approach examines sales of properties considered similar to the subject property. Adjustments may account for differences such as size, location, condition, fences, swimming pools, and other property features.

The official comparable sales application allows users to review real estate sales near a selected property. Search filters may include sale year, radius, property type, sale qualification, Property Appraiser primary zone, sale price, bedrooms, bathrooms, year built, lot size, living area, and adjusted area. Searches can also be limited to sales within the property’s municipality, ZIP code, or subdivision.

A sale amount should not be interpreted without reviewing the displayed property characteristics and sale qualification information. The characteristics shown for a property may not necessarily describe its condition or features on the exact date of sale.

Cost Approach

The cost approach considers the current cost of replacing property improvements and accounts for applicable depreciation. Material costs, labor costs, building characteristics, age, and condition can affect the analysis.

Income Approach

The income approach may be used for income-producing property such as rental apartments and warehouses. Factors can include rental income, operating expenses, taxes, insurance, maintenance costs, financial risk, and expected return on investment.

Assessed Value

Assessed value is the value after applicable assessment limitations have been considered. It may be lower than market value because of the Save Our Homes assessment limitation, portability, or the non-homestead assessment cap.

Beginning in the second year that a property receives a Homestead Exemption, the annual increase in assessed value is generally limited to 3% or the applicable consumer price index change, whichever is lower. New construction, additions, and other qualifying changes are excluded from that limitation. The difference between market value and assessed value created by this limitation is commonly called the Save Our Homes assessment difference.

Eligible homeowners may transfer up to $500,000 of a homestead assessment difference to a new homesteaded property. The new homestead must be established within two years, meaning two consecutive January 1 dates after abandonment of the previous homestead.

Property without a Homestead Exemption generally receives a non-homestead limitation that restricts annual assessed-value increases to no more than 10%. That limitation does not apply to the School Board portion of the property’s valuation and taxes.

Taxable Value

Taxable value results after applicable assessment limitations and exemptions are deducted. One parcel may have more than one taxable value because a particular exemption or limitation may not apply to every taxing authority. For example, senior exemptions and the non-homestead cap do not apply to the School Board.

A lower taxable value does not identify the final tax amount by itself. The tax calculation also depends on millage rates established by the applicable taxing authorities and any non-ad valorem assessments charged for specific services.

Exemptions and Tax Benefits

The Property Appraiser administers Homestead Exemption and additional benefits for qualifying property owners. Available online applications include Homestead Exemption, Senior Exemption, portability, Widow or Widower Exemption, certain veteran and disability exemptions, and benefits for qualifying surviving spouses.

Homestead Exemption

Homestead Exemption is available to qualifying homeowners who permanently reside at the property as their primary residence. The reference material states that an original application generally must be filed by March 1 when the property is the owner’s permanent residence to the exclusion of all others.

A qualifying Homestead Exemption can provide a reduction of $25,000 from assessed value. Beginning in the second year, the Save Our Homes limitation can restrict annual increases in assessed value to no more than 3% or the applicable consumer price index change, whichever is lower.

A purchaser should not estimate future taxes solely from the seller’s current assessed value or tax amount. When a property is sold, the seller’s Save Our Homes limitation is removed, and the property is appraised at market value for the next tax year. The change can produce a significant increase in assessed value and property taxes.

Other Exemption Programs

Additional programs may apply to qualifying senior residents, people with certain disabilities, veterans, surviving spouses, designated historic properties, affordable housing developments, religious facilities, educational facilities, and other eligible institutional property. Agricultural classification may be available only for land used primarily for bona fide agricultural purposes. The Property Appraiser provides an online application for the DR-482 or MD-482 and permits supporting documents to be uploaded for review.

Applicants should track the status of an exemption application rather than assuming submission means approval. The office’s online services include status tracking for most exemption applications, portability, and Granny Flats benefits.

Property Tax Planning Tools

The Property Appraiser offers tools that help users examine estimated taxes and compare assessed values. These tools are informational and do not produce an actual tax bill.

Real Property Tax Estimator

The official real property tax estimator calculates an approximation based on information entered by the user and adopted prior-year millage rates. Current or previous taxes may not accurately predict future taxes because market values, exemptions, assessment limitations, millage rates, and property ownership can change.

The estimator includes two general components:

Ad valorem taxes: Taxes based on property value and applicable millage rates.

Non-ad valorem assessments: Charges not based on market value, including certain solid waste, lighting, landscape, guard, and community development district assessments.

Users should enter a reasonable estimate of the property’s market value as of January 1 of the tax year being estimated. A recent appraisal or sale price may help, but a transaction completed months before January 1 may not represent value on the statutory assessment date. Prior-year assessed values should not be used as a substitute for an estimate of future market value.

New parcels or subdivisions may be subject to non-ad valorem assessments that are not reflected in the estimator. The estimate also includes such assessments only when the charging government has arranged for collection through the annual county property tax bill.

Tax Comparison Calculator

The tax comparison calculator accepts a folio number and compares market value, assessed value, taxable values, ad valorem taxes, and taxing-authority millage rates. The calculation is based on adopted final millage rates.

This tool can help explain why taxes changed between years, but it should not be treated as a bill or payment record. A change may result from a new market value, removal or addition of an exemption, reassessment after a sale, a different taxable value, or changes in millage rates.

TRIM Notice Review

The Property Appraiser mails a Notice of Proposed Property Taxes, commonly called a TRIM Notice, to property owners each August. The notice is not a tax bill. It shows proposed taxes based on property values, exemptions, assessment reductions, and proposed rates from taxing authorities.

Property owners may access the online TRIM Notice system for real estate or personal property notices. The online version is a facsimile. The mailed original or a subsequently amended notice is the controlling legal notification.

Sections of the Notice

A TRIM Notice may contain:

Prior-year taxable values, tax rates, and taxes
Current taxable values for each taxing authority
Rollback rates and corresponding tax calculations
Proposed millage rates and estimated taxes
Budget hearing dates, times, and locations
Market and assessed values
Save Our Homes and other assessment reductions
Property tax exemptions
Non-ad valorem assessments for specific services

A mill represents one-thousandth. A tax amount based on a millage rate is calculated by dividing the millage rate by 1,000 and multiplying the result by taxable value. For example, a millage rate of 8.35 applied to a taxable value of $100,000 produces $835 in ad valorem taxes.

Exemptions and taxable values can differ by taxing authority. The Senior Exemption, for example, does not apply to the School Board. The 10% non-homestead assessment limitation also does not apply to the School Board portion of valuation.

Correcting Property Information

Errors involving ownership, a name, mailing address, or other property information should be directed to the responsible office rather than changed informally within a search result. The Property Appraiser provides procedures for ownership or title changes, name changes, address changes, and address blocking through its property information change page.

Before reporting an issue, gather the folio number, property address, recorded owner name, a clear explanation of the requested correction, and any documents supporting the change. Providing the folio number helps staff identify the exact parcel, particularly when an owner has multiple properties or an address contains several condominium units.

The online contact form accepts the sender’s name, email address, phone number, folio number when relevant, property address when relevant, attachments, and comments of up to 2,000 characters. Users should describe the discrepancy specifically instead of submitting a general statement that the record is wrong.

Florida law treats email addresses sent to the office as public records. A person who does not want an email address released in response to a public records request should contact the office by phone or in writing rather than by email.

Assessment Review and Appeals

A property owner who believes an assessment or exemption record is inaccurate may first request an informal review from the Property Appraiser. The period after TRIM Notices are mailed is used to discuss assessment and exemption concerns, although property owners may contact the office at other times during the year.

The official assessment appeal instructions explain the preliminary review process and formal Value Adjustment Board procedure.

Preliminary Office Review

A preliminary review can be requested by phone or through the Property Appraiser contact form. The office states that its team aims to respond within three to five business days. If additional review is needed, the property owner may complete an Assessment Review Form and submit it through the online contact system or visit an office.

Supporting materials should relate directly to the condition or valuation of the property. Depending on the issue, useful documents may include:

Date-stamped photographs showing damage
Repair estimates, invoices, or receipts
Insurance documentation
Recent comparable property sales
An appraisal and supporting documentation
A January 1 rent roll for commercial property
A 12-month commercial operating statement
A federal tax return related to commercial property

Documents should identify the parcel and tax year involved. A recent repair invoice may demonstrate physical damage, while a comparable sale should be reviewed for location, property type, size, sale date, qualification, and other differences from the subject property.

Formal VAB Petition

If the matter remains unresolved, the owner may file a formal appeal with the Miami-Dade County Value Adjustment Board. The petition must be filed within 25 days of the TRIM Notice mailing date. The applicable deadline appears on the notice, so owners should not wait for an informal review response if that delay could cause the filing period to expire.

Pending changes from a prior-year Value Adjustment Board petition may not appear on the current TRIM Notice. Confidential property records also cannot be discussed with a third party unless the property owner provides written authorization.

Appointments and Office Visits

The Property Appraiser offers an online appointment application for scheduling a visit at an available branch. The form asks for a real estate folio number or tangible personal property folio number when applicable, the reason for the visit, preferred location, relevant tax year, property address, and a description of the issue.

Appointment comments are limited to 1,000 characters. A concise description should identify the requested service, parcel, tax year, and disputed or missing information. Bring the documents needed for the issue instead of relying only on screenshots or handwritten notes.

Before an office visit, users should generally prepare:

The correct real estate or tangible personal property folio number
The property address
The tax year involved
A copy of the TRIM Notice when discussing value or exemptions
Application receipts or status information
Photos, estimates, appraisals, sales, or financial records relevant to an assessment review
Written authorization when acting for an owner in a confidential matter

Common Search and Filing Errors

Using the Wrong Office

Contacting the Property Appraiser about a tax payment can delay resolution because the office does not collect property taxes. Conversely, the Tax Collector does not determine market value, assessed value, or exemption eligibility. Identify whether the issue concerns assessment records or tax billing before contacting an agency.

Relying on the Seller’s Taxes

A buyer should not assume the seller’s current taxes will continue after a sale. The seller may have a Homestead Exemption and a substantial Save Our Homes assessment difference. After the transfer, the assessment limitation is removed and the property is generally appraised at market value for the following tax year.

Confusing Value Categories

Market value is not automatically the taxable value, and taxable value is not the amount of tax owed. Assessment limitations and exemptions may reduce taxable value, while millage rates and non-ad valorem charges affect the resulting bill.

Selecting the Wrong Parcel

Owner-name and partial-address searches can return multiple properties. Confirm the folio number, full address, legal or subdivision information, and displayed parcel characteristics. Condominium searches require particular attention because multiple units share a building address.

Waiting Past the Appeal Deadline

An informal review does not eliminate the formal petition deadline. A Value Adjustment Board appeal must be filed within 25 days of the TRIM Notice mailing date. Owners should use the date printed on the notice and preserve proof of a timely filing.

Submitting Unsupported Corrections

A correction or assessment request is more useful when it identifies the exact field in dispute and includes documentation. State the current record, the requested change, the reason for the change, and the supporting evidence. Include the folio number and relevant tax year in every submission.

Property Appraiser Offices

Property Appraiser of Miami-Dade County
111 NW 1 Street, Suite 710, Miami, FL 33128
10710 SW 211 Street, 2nd Floor, Cutler Bay, FL 33189
305-375-4712

Property Appraiser FAQs

Why does an address search return no property match?

Address formatting can prevent the system from finding an otherwise valid record. Enter the street number and use standard abbreviations such as “ST,” “AVE,” “RD,” “CT,” “TER,” or “LN.” Leave out the city, state, ZIP code, unit symbols, and punctuation. If the complete address still produces no result, shorten the entry to the street number and street name, then compare the returned folio numbers and parcel descriptions. Condominium owners should confirm the individual unit record rather than relying only on the shared building address. The official Miami-Dade property search also supports searches by owner name, subdivision, and folio number.

Can I download an official property record card?

Real estate and personal property record cards are available through the Property Appraiser’s online services. A record card can be useful when reviewing assessment details, parcel characteristics, ownership data, or information connected with a Value Adjustment Board proceeding. Because the tax roll is continually updated, compare the card with the current online parcel record and the latest mailed notices before using it for a filing or transaction. The official online services directory provides access to the record-card application and related assessment tools.

How do I research business property assessments?

Business equipment, furniture, machinery, and other taxable assets are handled through the Tangible Personal Property system rather than the standard real estate search. The application allows searches by business name, property address, or tangible personal property folio number. Results may include the business location, mailing information, and assessed value. Verify that the account belongs to the correct business and tax year, particularly when a company has moved, changed names, or operates at more than one location.

Does the Tax Visualizer show every charge?

No. The Property Tax Visualizer displays how ad valorem taxes are distributed among taxing authorities and compares millage rates across jurisdictions. It does not include non-ad valorem service charges, such as certain solid-waste, lighting-district, or other special assessments. Current-year charts may also remain unavailable until final millage rates are adopted.