Property Search
The Miami-Dade County FL Property Search helps property owners, homebuyers, real estate professionals, and other members of the public locate assessment records maintained by the Office of the Property Appraiser. This article explains how to search by address, owner name, folio number, or subdivision; interpret property characteristics and value information; review sales and aerial imagery; print reports; identify possible record discrepancies; and contact the correct office when additional assistance is needed.
Property Appraiser Responsibilities
The Office of the Property Appraiser of Miami-Dade County maintains records used to identify, classify, and assess real property for ad valorem tax purposes. Real property generally includes land, buildings, and permanent improvements attached to the land. The office classifies property according to land use, including single-family residences, condominiums, cooperatives, multifamily properties, commercial property, industrial property, agricultural land, institutional property, mobile homes, vacant land, and other recognized categories.
The Property Appraiser determines market, assessed, and taxable values. It also maintains ownership information, property characteristics, exemption information, sales records, building data, aerial imagery, and folio numbers. These records are used by taxing authorities when calculating property taxes, but the Property Appraiser does not collect property tax payments. Property tax bills are issued and payments are handled through the Tax Collector.
The public search system is designed primarily for assessment research. The information should not be treated as a title report, property survey, appraisal, legal opinion, tax calculation, or guarantee of ownership. Users conducting a transaction should independently verify the records needed for their particular purpose.
Online Property Search
The official Miami-Dade County Property Search application provides several ways to locate a parcel. Searches may be completed by property address, owner name, folio number, or subdivision name. Once a matching property is selected, the application may display ownership, sales, assessment, exemption, taxable value, land, building, and map information.
The Office of the Property Appraiser also provides a Property Search service overview describing the application’s available features. Depending on the property and roll year, users may be able to:
Review key property characteristics and ownership information.
View recorded sales information associated with the property.
Compare market, assessed, and taxable values.
Review exemptions and assessment benefits.
Display current or prior-year aerial imagery.
Open an available building sketch.
Zoom, detach, and add layers to the property map.
Print a summary report or a detailed property report.
Print or copy a list of matching search results.
Access links to other government jurisdictions and Property Appraiser applications.
The tax roll is continually edited and updated. Recently processed deeds, mailing address changes, corrections, exemptions, or assessment changes may not appear immediately. The application may therefore contain information that differs from the office’s most current internal record.
Searching by Property Address
An address search works best when the street address is entered using the basic components recognized by the application: house number, directional designation, street name, and street type. Because the search is already limited to properties in Miami-Dade County, users do not need to add a city, state, or ZIP Code.
Examples of the format used by the official help page include “111 NW 1 St” and “5680 SW 87 Ave.” Abbreviated street types and directional terms may produce better results than a mailing-label version of the address.
Full Address Searches
Enter the house number and street information when the complete address is known. Avoid adding apartment, condominium, or unit information until the main property has been located. A unit number may narrow the search too much when the official record uses a different unit format.
For a condominium complex, searching the street address without a unit number can produce a list of individual units. The map also allows users to double-click a condominium complex to display individual property owners associated with the building.
Partial Street Searches
A partial address search can help when the exact house number is unknown. Entering a street without a house number may return multiple properties along that street. Users can then review the matching results and select the appropriate parcel.
For streets with recognized names, the name may be entered by itself or with the street type. The official examples include searches such as “Alhambra,” “Alhambra Cir,” “Ponce De Leon,” and “Alton.”
Intersection and Map Searches
The system may also accept an intersection, such as “Bird Rd and 87 Ave.” When an intersection search does not identify the exact parcel, locate a nearby property and use the map to move toward the desired location.
Map-based research is useful for vacant land, large parcels, properties without familiar street numbers, and locations near municipal boundaries. Users should still confirm the selected folio number before relying on the displayed property record.
Owner Name Searches
The owner search generally accepts a first name followed by a last name, such as “John Smith” or “Jose Rodriguez.” The search is not limited to alphabetic characters because some ownership names may include numbers or special characters.
Ownership records may be listed under an individual, married owners, a trust, a corporation, a limited liability company, or another legal name. A search for a familiar personal name may not find a property held under a business or trust name.
Broader Name Matches
When a complete name produces no result, search using only the more distinctive part of the name. The official help material gives an example in which a complete name produces no match but a last-name-only search displays several possible records.
Names beginning with “Mc” or “Mac” may be stored without spaces. Hyphenated names can be tried both with and without the hyphen. Users should review all possible matches and compare the property address, folio, and ownership details before selecting a record.
Recently Recorded Ownership
The property information block is generated from the current tax roll. Ownership and mailing information are updated as deeds are processed. A recently completed sale may therefore appear in the sales history before the ownership section has been fully updated.
The Property Search should not be used as proof that a deed has been recorded or that a person holds legal title. Its ownership information supports property assessment administration and may not reflect every pending or recently processed document.
Folio Number Searches
A folio number is the unique parcel identifier used by Miami-Dade County computer systems to associate records with a property. The standard format contains 13 digits arranged as 99-9999-999-9999.
Entering the complete folio number should retrieve the exact property associated with that identifier. The system also accepts partial folio numbers. This can be useful for identifying parcels in the same subdivision or geographic area.
The official folio number explanation describes how the digits correspond to municipality, township, range, section, subdivision, and parcel information.
Folio Number Components
The first two digits identify the municipality. Code 30 identifies property in unincorporated Miami-Dade County. Other two-digit codes represent incorporated municipalities such as Miami, Miami Beach, Coral Gables, Hialeah, Homestead, Doral, Cutler Bay, and Miami Gardens.
The next four digits represent township, range, and section information based on the Public Land Survey System. The following three digits identify the subdivision, acreage designation, or plat. Unsubdivided property may display 000 in this part of the folio number. The final four digits are the parcel identifier.
Partial Folio Results
The first nine digits of a folio number identify the municipality, geographic grid, and subdivision portion of the identifier. Searching with those digits may produce multiple parcels within the same subdivision.
Partial folio searching is useful when working from a plat, researching neighboring parcels, or reviewing multiple units in a development. It is not a substitute for confirming the complete 13-digit folio before submitting a form, discussing an assessment, or reporting a discrepancy.
Subdivision Name Searches
The Property Search includes a separate subdivision search option. Users can select the subdivision tab and enter the subdivision name. This can produce a list of parcels associated with the entered subdivision.
Subdivision names may differ from the commonly used neighborhood, community, condominium, or development name. A subdivision search may therefore fail even when the general development name is familiar. An address, owner, or partial folio search may provide a more reliable starting point.
After selecting a property, review the full folio and property address to confirm that the parcel is within the intended subdivision. Similar subdivision names and multiple recorded phases can produce several possible matches.
Property Record Information
A property record may contain several categories of data. The exact fields depend on the property type, available records, and selected tax roll year. Condominium records can be presented differently from records for single-family homes, commercial buildings, or vacant land.
Ownership and Mailing Data
The ownership section may show the owner name and mailing information maintained for assessment notices. Mailing information does not necessarily establish where the owner lives, and ownership information does not replace a review of recorded documents.
Users should compare the name, mailing address, property address, and folio number. A matching name by itself is not sufficient because different people or entities may have similar names.
Land and Building Details
Property characteristics may include land information, building information, extra features, property use, zoning used by the Property Appraiser, year built, and square-footage measurements. Available measurements may include actual area, living area, and adjusted area.
Actual area and living area may be displayed when a building sketch exists for the selected roll year. The “View Building Sketches” option is available only when the office has a sketch for that year. The absence of a sketch does not establish that a building or improvement does not exist.
A missing calculated value for land, buildings, or extra features may be accompanied by a message explaining the record. In some cases, an override value may have been used. Users should read the notes and messages displayed within the property record before assuming that a blank field is an error.
Condominium Assessments
Condominiums are assessed on a total-value basis. Separate land, building, and extra-feature values therefore may not be available for an individual condominium unit. This is a record-format difference rather than proof that those property components were excluded from the assessment.
Assessment Value Categories
The Property Search may display market value, assessed value, and taxable value. These amounts serve different purposes and should not be treated as interchangeable. The Property Appraiser’s value information explains how the three categories relate to one another.
Market Value
The Property Appraiser calculates market value as of January 1 each year after considering reductions required by law. The office may use the market approach, cost approach, or income approach, depending on the type of property and available information.
The market approach compares a property with similar properties that have sold in the area. Adjustments may account for differences in size and extra features, including fences and swimming pools. The cost approach considers replacement costs, current material and labor costs, and applicable depreciation. The income approach considers income and expenses associated with income-producing property.
Assessed Value
Assessed value may reflect applicable assessment limitations. Beginning in the second year a property receives a Homestead Exemption, annual assessed-value increases are generally limited to 3% or the current consumer price index, whichever is lower. Qualified changes such as new construction and additions are excluded from that limitation.
Properties without a Homestead Exemption may receive the Non-Homestead Cap, which limits assessed-value increases to no more than 10% per year. That limitation does not apply to the School Board portion of the property’s value and corresponding taxes.
Taxable Value
Taxable value is calculated after applicable assessment caps, portability, and exemptions are applied. A property can have more than one taxable value because certain exemptions and limitations do not apply to every taxing authority.
The amount shown as taxable value is not the same as the final property tax bill. Miami-Dade County, municipalities, the School Board, and other taxing authorities apply their respective rates and assessments. Non-ad valorem assessments may also appear on a tax bill even though they are not based on property value.
Sales and Comparable Properties
The Property Search can display sales information associated with a parcel. Users researching nearby transactions may also access the official Miami-Dade Comparable Sales application.
The comparable-sales system allows searches based on sale year and distance from a selected property. Advanced criteria may include property type, sale qualification, Property Appraiser zoning, sale price, bedrooms, bathrooms, adjusted area, living area, actual area, lot size, and year built. Results may also be limited to sales within the selected property’s city, ZIP Code, or subdivision.
Users should review sale qualification information before treating a transaction as a typical market sale. A displayed sale amount may not reflect the property characteristics currently shown in the system. Characteristics such as year built, living area, adjusted area, bedrooms, or bathrooms may have changed or may reflect a different point in the record’s history.
Comparable sales can help users understand assessment data, but the application does not provide an independent real estate appraisal or guarantee that a selected sale is comparable for a particular legal, lending, tax, or transaction purpose.
Maps and Aerial Imagery
The map can help users verify parcel location, nearby streets, municipal boundaries, and surrounding properties. Available tools may include zoom controls, map layers, a detached map window, and current or prior-year aerial imagery.
Detached Map View
The detached-map option opens the aerial map in a separate window. This can provide a larger viewing area and may be useful on a dual-monitor setup. Users should keep the main property record available so the map location can be compared with the selected folio and address.
Prior-Year Imagery
Prior aerial images can be selected from the Map View menu when multiple years are available. Historical imagery can help users observe visible changes to a site, but it does not establish when construction, demolition, damage, or another change legally occurred.
Angled Aerial Views
The system may provide north, south, east, west, and top views through the angled aerial imagery feature. The Property Search help material states that this imagery is updated annually and represents the most current available imagery within that feature.
Printing and Copying Records
After locating a property, users can select the printer icon in the upper-right area of the application. The system offers a one-page Summary Report and a Detailed Report containing the property information displayed in the application.
The official Property Search Help page also explains how to print matching results and copy the resulting columns into a spreadsheet or another application.
Summary Report
The Summary Report is suitable when only the main property identifiers and core assessment details are needed. Before saving or printing it, verify that the correct property, folio number, and roll year are displayed.
Detailed Report
The Detailed Report includes the full information displayed for the property. Because the tax roll changes over time, a printed report reflects what the application displayed when the report was created. It should not be assumed to remain current indefinitely.
Matching Results Lists
When a partial search returns multiple records, select “Print Results” to create a formatted list. The report columns can be highlighted, copied, and pasted into a spreadsheet or another application. Users should preserve the folio number when copying data because addresses and owner names may change.
Tax Roll Years and Updates
Property records may provide tabs for selecting land, building, and extra-feature information from different roll years. Current roll-year assessment values for those categories are made available in June according to the Property Search help material.
The property information block is generated from the current roll year. Deeds are processed throughout the year, and ownership and mailing information are updated as that processing occurs. Other property details may also change after inspections, permit activity, corrections, exemption decisions, or tax-roll updates.
Users comparing records from different years should confirm that the same roll year is selected for each property. Comparing one property’s current value with another property’s prior-year value can produce a misleading result.
TRIM Notices and Appeals
Each August, the Property Appraiser mails a Notice of Proposed Property Taxes, commonly called a TRIM Notice, to property owners. The notice includes property values, exemption information, proposed tax rates, and an estimate of the taxes likely to appear on the November property tax bill.
Owners should compare the notice with the Property Search record and review the listed values, exemptions, property characteristics, and ownership information. The official property assessment information explains the relationship between the tax roll, TRIM Notice, taxing authorities, non-ad valorem assessments, and tax bills.
After TRIM Notices are mailed, property owners may contact the Property Appraiser to discuss assessment or exemption concerns. If further review is necessary, the office may request an assessment review form and supporting records.
Examples of supporting documents identified by the office include:
Date-stamped photographs of property damage.
Repair estimates, invoices, or receipts.
Insurance documentation.
Comparable recent sales.
Appraisal documents.
For commercial property, a January 1 rent roll.
For commercial property, a 12-month operating statement.
A federal tax return related to the property.
If the matter remains unresolved, a formal appeal may be filed with the Value Adjustment Board. Appeals must be filed within 25 days of the TRIM Notice mailing date. The assessment appeal instructions describe the preliminary review process and formal appeal deadline.
Record Corrections and Questions
Property Search users sometimes identify a mailing address, ownership entry, building characteristic, exemption, or other field that appears incorrect. Before reporting a discrepancy, verify the folio number, property address, owner name, and selected roll year. A mistaken parcel selection is a common cause of apparent inconsistencies.
The Property Appraiser provides separate procedures for ownership or title changes, name changes, address changes, and address blocking. The official property information change page identifies these categories.
General questions and suggestions may be submitted through the Property Appraiser contact form. The form requests a first and last name, email address, phone number, and comments. A folio number and property address can be included when relevant. Comments are limited to 2,000 characters.
Including the complete folio number can help the office identify the correct parcel. Users reporting a discrepancy should describe the specific field in question and avoid submitting unrelated issues in the same message.
Florida law treats email addresses 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 instead of sending electronic mail.
Common Search Mistakes
Adding Unnecessary Location Details
City, state, and ZIP Code information are not required in an address search. Adding them may prevent the application from recognizing an otherwise valid street address.
Entering a Condo Unit Too Soon
A condominium unit format in the assessment record may differ from the format used by a resident, building manager, or postal service. Search the building address without the unit number when a complete unit search does not work.
Relying on One Name Format
Owner names may include business designations, trust language, special characters, hyphens, or combined “Mc” and “Mac” spellings. A broader search using the most distinctive part of the name may produce better results.
Confusing Value With Taxes
Market, assessed, and taxable values are not property tax bills. The Property Appraiser establishes values, while taxing authorities apply rates and the Tax Collector handles tax billing and payments.
Ignoring the Roll Year
Values and property characteristics can differ by roll year. Confirm the selected year before printing a report, comparing properties, or discussing a possible discrepancy.
Treating Records as Current Title
Property Search ownership information is maintained for assessment purposes and is updated as deeds are processed. It should not be treated as a title search or conclusive proof of ownership.
Skipping Folio Verification
Similar addresses, owner names, subdivisions, and condominium unit numbers can produce multiple matches. Confirm the complete 13-digit folio before using the record in correspondence, forms, or assessment discussions.
Relevant Office
Office of the Property Appraiser of Miami-Dade County
111 NW 1 Street, Suite 710
Miami, FL 33128
305-375-4712
Property Search FAQs
Why did the Property Appraiser inspect my property?
A field inspection may follow a property sale, building permit, demolition permit, reported damage, owner request, or the office’s regular five-year inspection cycle. Most inspections are limited to the exterior. Official field staff should arrive in a marked Property Appraiser vehicle, introduce themselves, explain the visit, and display an official photo ID. When staff cannot verify the property’s condition, the assessment may rely on estimates rather than more precise information. Review the county’s physical inspection procedures for additional details.
Why does recent construction not appear in the record?
Permit activity, inspections, and tax-roll processing do not always appear in the online record immediately. Current-year land, building, and extra-feature values are generally made available in June. A building sketch is displayed only when a sketch exists for the selected roll year. Check the year tabs carefully because an addition or other improvement may appear under a newer roll year while older records continue to show the previous property configuration.
Can a representative discuss my assessment?
Some property information is public, but confidential records cannot be discussed with a third party without written authorization from the property owner. This may affect accountants, attorneys, family members, property managers, or other representatives attempting to address an assessment concern. The owner should complete the required authorization before the representative seeks protected information or discusses confidential documents. The official assessment review guidance explains this restriction.
Why are no exact comparable sales shown?
The comparable-sales system may return possible matches when the selected criteria are too narrow. Filters for sale year, price, property type, zoning, bedrooms, bathrooms, square footage, lot size, city, ZIP Code, or subdivision can eliminate otherwise useful transactions. Remove one or more filters and expand the search radius gradually. Searches using a three-quarter-mile or one-mile radius may take longer to process. Use the official Miami-Dade Comparable Sales application and review each sale’s qualification description before relying on it.