Miami-Dade Property Search, Folio Lookup, Homestead Exemption & Tax Payment Help
A practical guide to the Miami-Dade County Property Appraiser search tool for address lookup, owner name search, 13-digit folio search, subdivision search, ownership, sales, assessment values, exemption benefits, taxable value, TRIM notices, aerial maps and property tax routing.
🔒 Official Miami-Dade Property Appraiser Resources
What the Miami-Dade Property Appraiser Search Tool Helps You Find
The Miami-Dade County Property Appraiser maintains property records, assessment data, ownership information, exemption benefits, taxable value details, aerial imagery and search tools for real estate and tangible personal property.
Most users search “Miami-Dade Property Appraiser” because they want to find a property owner, verify a folio number, check a home’s assessed value, review homestead exemption status, compare sales, print a property record, view aerial imagery, or understand why a tax bill changed.
The Property Appraiser is the correct office for values, ownership, exemptions and property characteristics. It is not the office that collects property taxes. Miami-Dade real estate tax payments are handled through the Miami-Dade County Office of the Tax Collector.
Property Appraiser
Address search, owner lookup, folio search, sales, aerial imagery, exemptions, assessment and taxable value information.
Tax Collector
Real estate tax payments, delinquency questions, tax payment methods, tax collector contact and tax collection support.
Clerk / Official Records
Deeds, mortgages, liens, declarations, official record images, value adjustment board and property-related court/record matters.
Miami-Dade Property Search by Address, Owner Name, Folio or Subdivision
The official property search application lets users search Miami-Dade County properties and review key property characteristics, ownership, sales information, assessment details, exemption benefits and taxable value information.
1
Open the official Property Search page
Start from miamidadepa.gov before entering property details.
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Use the official Miami-Dade Property Appraiser property search page, not a copied or third-party lookup page.
Official search page: https://www.miamidadepa.gov/pa/real-estate/property-search.page
The search application provides address, owner name, folio and subdivision search options. It also connects to aerial imagery and map-based property tools.
2
Choose the best search method
Address, owner, folio and subdivision search are not the same.
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Use address search when you know the property location. Use owner name search when you are researching ownership. Use folio search when you have the 13-digit folio number. Use subdivision search when comparing a neighborhood or development.
If results look confusing, search with less text. For example, use the street number and street name first, then narrow down after the results appear.
3
Open the matching property record
Verify folio, address and owner before relying on the result.
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Check the property address, owner name, folio number, legal/property details, sales information, assessment section, exemption benefits and taxable value. In condos and multi-parcel buildings, confirm that you opened the exact unit or folio.
4
Use maps, aerial imagery and comparable sales where helpful
Useful for buyers, agents, owners and appeal preparation.
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The Miami-Dade property search can show current and prior year aerial imagery, map tools, building sketches when available, and links to other Property Appraiser applications. Use these tools to confirm property context before making a decision.
| Search Type | Best For | Practical Tip |
|---|---|---|
| Address search | Homeowners, buyers, renters, investors and local property lookup. | Use fewer words if the full address does not return a clean result. |
| Owner name | Finding property connected to a person, business, trust or estate. | Confirm the address because common names can return multiple records. |
| Folio number | Most direct Miami-Dade property record lookup. | Use the exact 13-digit folio number from your notice, bill or record. |
| Subdivision | Neighborhood research and comparable property review. | Helpful when comparing similar homes in one area. |
| Aerial/map tools | Location, boundaries, condo context and nearby parcel review. | Use map view with the record to avoid selecting the wrong folio. |
Miami-Dade Folio Number Lookup: Why the 13-Digit Property ID Matters
Miami-Dade uses a 13-digit folio number associated with a property. For many tasks, the folio number is the cleanest way to find the correct record, tax bill, exemption status or official property detail.
Cleaner search
A folio number avoids confusion from similar owner names, street names, condo units and building addresses.
Better tax routing
Tax Collector payment systems and property tax notices often use folio numbers to connect payments to the correct account.
Useful for calls
When calling the Property Appraiser or Tax Collector, having the folio number ready usually speeds up the conversation.
Miami-Dade Homestead Exemption, Save Our Homes and Property Tax Benefits
The Miami-Dade Property Appraiser explains that homestead exemption can save qualifying homeowners up to $50,000 on the taxable value of their primary residence. Exemption status is one of the biggest reasons to check your property record every year.
Homestead Exemption
For qualifying owners who use the Miami-Dade property as their permanent primary residence.
Save Our Homes
May limit assessment increases for qualifying homesteaded property under Florida rules.
Other benefits
Senior, disability, widow/widower, deployed military, institutional and other exemptions may apply depending on eligibility.
1
Search your property record first
Confirm whether any exemption is already shown.
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Open your Miami-Dade property record and review the exemption benefits section. If the property recently changed ownership, do not assume the previous owner’s exemption applies to you.
2
Use the official Homestead Exemption page
Avoid unofficial forms and copied instructions.
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Use the official Miami-Dade Property Appraiser homestead page for current filing rules, benefit explanations and official guidance.
Official homestead page: https://www.miamidadepa.gov/pa/exemption/homestead.page
3
Report or correct exemption issues early
Exemption problems can become expensive if ignored.
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The official Property Appraiser page says suspected homestead exemption fraud can be reported online or by calling 305-375-3402. If your own exemption status changed, contact the office instead of waiting for a notice.
Market Value, Assessed Value, Taxable Value and TRIM Notice Review
A Miami-Dade property record can show different value types. Understanding each number helps you review your assessment, estimate taxes, compare sales and prepare questions for the Property Appraiser.
| Value / Notice | What It Means | Why It Matters |
|---|---|---|
| Market value | The appraiser’s estimate of property value for assessment purposes. | Useful when reviewing whether the assessed record looks reasonable. |
| Assessed value | The value after assessment rules or caps may apply. | Important for homestead and Save Our Homes situations. |
| Taxable value | The value after exemptions are applied. | Taxing authorities use taxable value to help determine property tax amounts. |
| TRIM notice | The Notice of Proposed Property Taxes mailed before the November tax bill. | Shows proposed taxes, property values, exemptions and millage information. |
Miami-Dade Property Tax Payment, Real Estate Taxes and Tax Collector Routing
The Property Appraiser explains value and exemptions, but the Miami-Dade County Office of the Tax Collector collects and distributes Ad Valorem and Non-Ad Valorem taxes. Real estate tax payments should be handled through the official Tax Collector site.
Pay real estate taxes
Use the official Miami-Dade Tax Collector real estate tax payment page for online, in-person and mail payment guidance.
Mail payment details
The Tax Collector payment methods page says to write your folio and phone number on your check and mail payment to the Tax Collector address listed there.
| Task | Correct Office / Website | Use This For |
|---|---|---|
| Search property owner, address or folio | Miami-Dade Property Appraiser | Property characteristics, ownership, sales, exemptions, taxable value and aerial map tools. |
| Apply for homestead exemption | Miami-Dade Property Appraiser | Homestead, Save Our Homes and exemption benefit questions. |
| Pay property tax bill | Miami-Dade Tax Collector | Online, mail and in-person real estate tax payments. |
| Check deed or mortgage records | Miami-Dade Clerk of the Court and Comptroller | Official records, deeds, liens, mortgages and recorded documents. |
| Appeal value or exemption decision | Value Adjustment Board | Petitions involving value, exemptions, classifications and portability decisions. |
Miami-Dade Property Record Tips Most Owners Miss
These practical checks can save time before buying, selling, filing homestead, reviewing TRIM notices, paying taxes or researching official records.
Use the folio when possible
Miami-Dade has many similar names, condos and building addresses. The 13-digit folio is usually the cleanest search route.
Check condo units carefully
For condominiums and multi-parcel buildings, confirm the exact unit or folio before using the record.
Do not confuse value with bill
The appraiser value is not the same as the tax bill. Use the Tax Collector to confirm payment and final taxes.
Review TRIM notices early
TRIM notices show proposed property taxes before the November bill and can signal value or exemption issues.
Use official records for deeds
The property search helps with ownership and assessment data, but deed history belongs in official records.
Save screenshots and printouts
When preparing an appeal or correction request, save the property record, photos, comparable sales and notices by tax year.
Property Appraiser Records vs Clerk Official Records in Miami-Dade County
A property appraiser record and a deed record are not the same. The Property Appraiser shows assessment and property data. The Clerk of the Court and Comptroller official records system is used for recorded documents.
Use Property Appraiser records for
Owner name, address, folio, subdivision, property characteristics, sales, assessment, exemption benefits, taxable value, maps and aerial imagery.
Use Clerk official records for
Deeds, mortgages, liens, satisfactions, notices, recorded documents, official record images and public recording history.
| Need | Official Source | Direct Resource |
|---|---|---|
| Property search | Miami-Dade Property Appraiser | Property Search |
| Homestead exemption | Miami-Dade Property Appraiser | Homestead Exemption |
| Real estate tax payment | Miami-Dade Tax Collector | Real Estate Taxes |
| Deed or mortgage search | Miami-Dade Clerk of the Court and Comptroller | Official Records |
| Assessment appeal | Value Adjustment Board | Value Adjustment Board |
Miami-Dade Assessment Review, Exemption Problems and Value Adjustment Board Help
If your property value, exemption benefit, classification or portability decision looks wrong, start with your Property Appraiser record. Formal appeals may involve the Miami-Dade Value Adjustment Board process.
1
Check your property record for factual errors
Wrong property data can affect assessment review.
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Review property characteristics, building data, adjusted square feet, land details, ownership, sales, exemption benefits and taxable value. If a factual item is wrong, contact the Property Appraiser before preparing a formal petition.
2
Collect evidence, not only opinions
Comparable sales and documents matter more than general disagreement.
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Useful evidence may include comparable sales, photos, appraisals, repair estimates, incorrect property details, exemption documents, deed documents or proof of a classification issue.
3
Use Value Adjustment Board resources if needed
VAB can handle certain value, exemption, classification and portability appeals.
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The Miami-Dade Clerk explains that taxpayers may petition the Value Adjustment Board to appeal determinations involving value, tax exemptions, property classifications and portability assessment difference transfers.
Official VAB page: https://www.miamidadeclerk.gov/clerk/value-adjustment-board.page
Miami-Dade Property Appraiser Address, Phone Number, Hours and Map
Use this section when you need to contact the official Property Appraiser office, ask about property search, exemptions, value, real estate records, ownership changes, TPP returns or public records requests.
| Office / Resource | Best For | Contact |
|---|---|---|
| Miami-Dade Property Appraiser Main Office | Property search, values, exemptions, ownership, folio questions and assessment help. | Stephen P. Clark Center 111 NW 1 Street, Suite 710 Miami, FL 33128-1984 Public Service: 305-375-4712 |
| South Dade Office | South Dade property appraiser services and in-person support. | South Dade Government Center 10710 SW 211 Street, Suite 207 Cutler Bay, FL 33189 Public Service – South Dade: 305-232-3810 |
| Real Estate / Residential | Residential real estate assessment questions. | 305-375-4050 |
| Tangible Personal Property | Business equipment and TPP returns. | 305-375-4070 Email: TPP@MiamiDadePA.gov |
| Tax Collector | Real estate tax bills, payments and tax collection. | 200 NW 2nd Avenue, Miami, FL 33128 305-375-5448 support@mdctaxcollector.gov |
Property Appraiser of Miami-Dade County
Stephen P. Clark Center, 111 NW 1 Street, Suite 710, Miami, FL 33128-1984
Miami-Dade Property Appraiser FAQs
Quick answers for users searching Miami-Dade property records, folio numbers, owner lookup, homestead exemption, taxable value, tax payment and official records.
How do I search Miami-Dade County property records?▾
Use the official Miami-Dade Property Appraiser property search page. You can search by address, owner name, folio number and subdivision name, then review ownership, sales, assessment, exemption benefits and taxable value information.
What is the official Miami-Dade Property Appraiser website?▾
The official website is miamidadepa.gov. Use it for property search, exemptions, property assessments, forms, public records requests and contact details.
What is a Miami-Dade folio number?▾
A folio number is a 13-digit number associated with a property in Miami-Dade County. It is commonly used for property search, tax payment, notices and official property identification.
Can I search Miami-Dade property by owner name?▾
Yes. The official property search includes owner name search. For common names, verify the folio number and property address before relying on the result.
Can I search by address?▾
Yes. Address search is one of the main search methods on the Miami-Dade Property Appraiser property search tool.
What is the Miami-Dade Property Appraiser phone number?▾
The public service phone number listed by the Miami-Dade Property Appraiser is 305-375-4712.
Where is the Miami-Dade Property Appraiser office?▾
The main office is at Stephen P. Clark Center, 111 NW 1 Street, Suite 710, Miami, Florida 33128-1984. A South Dade office is also listed at 10710 SW 211 Street, Suite 207, Cutler Bay, Florida 33189.
How do I apply for homestead exemption in Miami-Dade County?▾
Use the official Miami-Dade Property Appraiser Homestead Exemption page. The office explains that homestead exemption can save qualifying homeowners up to $50,000 on the taxable value of their primary residence.
Does the Miami-Dade Property Appraiser collect property taxes?▾
No. The Property Appraiser values property and administers exemptions. The Miami-Dade County Office of the Tax Collector collects and distributes real estate taxes.
Where do I pay Miami-Dade property taxes?▾
Use the official Miami-Dade County Office of the Tax Collector website at mdctaxcollector.gov for real estate tax payment information, payment methods and tax collector contact support.
Where can I find Miami-Dade deeds and official records?▾
Use the Miami-Dade Clerk of the Court and Comptroller official records system for deeds, mortgages, liens, satisfactions and other recorded documents.
How do I appeal a Miami-Dade property value or exemption decision?▾
First review your property record and contact the Property Appraiser about the issue. If formal review is needed, use the Miami-Dade Value Adjustment Board resources for eligible petitions involving value, exemptions, classifications or portability decisions.
Is Property-Appraisers.org an official government website?▾
No. Property-Appraisers.org is an independent informational guide. Always use official county websites for property-specific filings, exemptions, payments, values, deadlines and legal decisions.