Miami-Dade Property Search by Folio, Address, Owner, Map & 2026 Tax Records
The official Miami-Dade Property Appraiser Search lets you find real property by street address, owner name, subdivision or 13-digit folio number, then review ownership, sales, assessed values, exemption benefits, taxable value, aerial imagery and available building information.
The most useful workflow is to identify the correct property first, save the folio number, then move to the specialized county tool only when you need a tax estimate, homestead filing, deed search, final tax bill or Value Adjustment Board petition.
The Property Appraiser determines values and administers exemptions. The Miami-Dade Office of the Tax Collector collects property taxes, while the Clerk handles recorded documents and the Value Adjustment Board process.
Miami-Dade Uses Different Official Systems for Property Search, Taxes, Deeds & Appeals
One government portal does not handle every property task. Start with the Property Appraiser record, then use the office that controls the action you need.
| Your Goal | Official Office / Tool | Best Starting Action |
|---|---|---|
| Find owner, address or parcel | Property Appraiser | Open Property Search |
| Search exact property by ID | Property Appraiser | Use the 13-digit folio number. |
| Estimate 2026 property taxes | Property Appraiser | Open Tax Estimator |
| Apply for homestead exemption | Property Appraiser | Review Homestead Rules |
| Pay final property tax bill | Miami-Dade Tax Collector | Open Real Estate Taxes |
| Find deed, mortgage or lien | Miami-Dade Clerk | Search Official Records |
| Challenge 2026 assessment | Value Adjustment Board | Open VAB Information |
Official Property Search, Tax Estimator, Exemption, Tax & VAB Links
Property Search
Search by address, owner name, subdivision name or folio and review property characteristics, sales, assessment and exemptions.
Open Official Property SearchAfter opening this link
- Select Address, Owner Name or Folio.
- Enter the minimum information needed.
- Open the correct result.
- Verify the folio and site address before using the data.
Search Help
Miami-Dade provides specific tips for owner-name searches, partial folios and difficult address searches.
Open Search HelpAfter opening this link
- Find the search type giving you trouble.
- Review Miami-Dade’s formatting guidance.
- Try the recommended shorter or partial search.
- Confirm the final record by folio.
Homestead Exemption
Review permanent-residence requirements, documentation and filing options for Miami-Dade homestead benefits.
Review Homestead ExemptionAfter opening this link
- Confirm the January 1 residency requirement.
- Review identification and residency documents.
- Check the March 1 filing deadline.
- Use the official online application when eligible.
2026 Tax Estimator
The current official estimator uses proposed 2026 millage rates and provides an approximation, not an actual bill.
Estimate 2026 Property TaxAfter opening this link
- Enter the applicable property information.
- Use the correct exemption assumptions.
- Review ad valorem and non-ad valorem components.
- Do not treat the estimate as the final tax bill.
Value Adjustment Board
The 2026 VAB page lists September 18, 2026 as the statutory filing deadline for timely tax-year 2026 petitions.
Open Miami-Dade VABAfter opening this link
- Confirm your petition type.
- Check the 2026 deadline.
- Review the filing fee and evidence requirements.
- Use the official 2026 VAB filing portal if proceeding.
Tax Bill & Payment
The Tax Collector handles current property-tax bills, discounts, payments and delinquent taxes.
Open Real Estate Tax PaymentsAfter opening this link
- Locate the correct tax account.
- Verify the folio and tax year.
- Review the balance and payment status.
- Use the official payment method when ready to pay.
How to Search Miami-Dade Property Records by Address, Owner, Folio or Subdivision
Choose the search field that matches what you already know. A complete folio usually produces the cleanest match; an address is easiest for a known location; owner-name search is useful for ownership research.
Open the official Miami-Dade Property Search
Start from the current Property Appraiser application rather than a copied property-data website.
Search Miami-Dade PropertyUse the folio when you already have it
The complete 13-digit folio normally returns the exact property and avoids confusion caused by similar owner names or addresses.
Keep address searches simple
If a full address does not work, begin with the street number and street name. Avoid adding unnecessary ZIP, city or punctuation until needed.
Use distinctive owner-name terms
Miami-Dade’s search guidance recommends trying a distinctive first or last name when the complete owner name does not match.
Verify more than the owner name
Match the folio, site address, municipality, subdivision information, property type, sales and assessment values before relying on the result.
| You Know | Best Search | Useful Technique |
|---|---|---|
| Complete folio | Folio | Enter the full 13-digit identifier. |
| Partial folio | Folio | The official search accepts partial folio numbers. |
| Street address | Address | Start with street number and street name. |
| Owner, trust or company | Owner Name | Use a distinctive portion of the name, then verify each result. |
| Development name | Subdivision | Useful for locating several parcels in the same recorded development. |
The 13-Digit Folio Is the Most Useful Property Identifier to Save
Miami-Dade identifies real property with a unique 13-digit folio number formatted as 99-9999-999-9999. It is also referred to as the parcel identifier.
First 2 Digits
Identify the municipality code. Code 30 represents unincorporated Miami-Dade County.
Next 4 Digits
Relate to township, range and section information under Miami-Dade’s folio composition system.
Remaining Digits
Identify subdivision or acreage information and the individual parcel within the folio structure.
After opening this link
- Review how the 13 digits are organized.
- Confirm the municipality code.
- Compare the folio with your property record.
- Use the same folio across other county systems.
Do Not Stop After Finding the Miami-Dade Owner Name
A useful property review includes the physical property characteristics, ownership, sales, assessment, exemptions, taxable value and map context.
| Record Area | What to Check | Why It Matters |
|---|---|---|
| Owner & mailing address | Owner name, mailing address and ownership type | Helps confirm the tax-roll record, but does not replace deed research. |
| Site address & folio | Physical property address and 13-digit identifier | Confirms the exact property before tax or appeal action. |
| Property characteristics | Land, buildings, use, adjusted square feet and sketch where available | Incorrect physical facts can affect assessment research. |
| Sales | Recorded sale history and transaction information | Useful for buyer review and market-value research. |
| Values | Market, assessed and taxable value | The three numbers answer different tax questions. |
| Exemptions | Homestead and other benefits shown | Exemptions affect taxable value and may change after ownership changes. |
Miami-Dade 2026 Property Values, Assessment Caps & Tax Roll Timing
Miami-Dade’s June 1 estimate placed countywide 2026 taxable value at approximately $540.7 billion, about 5.5% higher than 2025. The Property Appraiser subsequently released the July 1 preliminary certification for use by taxing authorities.
Market Value
The Property Appraiser’s estimate of property value before applicable assessment caps and exemptions.
Assessed Value
The value after applicable assessment limitations, classifications or caps are considered.
Taxable Value
The value after applicable exemptions are deducted for the relevant taxing authority.
After opening this link
- Find the 2026 section.
- Review the preliminary tax-roll reports.
- Use countywide figures only for context.
- Use Property Search for your individual parcel.
Before Buying Miami-Dade Property, Check More Than the Current Tax Bill
Verify the Property
- Confirm the 13-digit folio
- Match owner and site address
- Check subdivision or municipality
- Review land and building characteristics
- Check current and prior sales
Review the Tax Context
- Check market and assessed value
- Identify seller exemptions
- Do not assume seller SOH savings continue
- Use the 2026 tax estimator
- Check the final tax bill separately
2026 Miami-Dade Homestead Exemption, SOH Cap & Portability
Miami-Dade homestead exemption is based on qualifying ownership and permanent Florida residency as of January 1. Applications and required documentation must generally be submitted by March 1.
Florida’s first $25,000 homestead exemption can apply to qualifying school, county and municipal levies. For 2026, the inflation-adjusted additional homestead exemption can be as much as $26,411 on qualifying assessed value and does not apply to school district taxes.
Residency evidence can include
- Florida driver’s license or identification
- Florida vehicle registration
- Voter registration when applicable
- Utility or financial records tied to the residence
- Recorded Declaration of Domicile where relevant
- Other documents requested by the Property Appraiser
After opening this link
- Read the qualification section.
- Confirm your January 1 residency status.
- Gather the required supporting documents.
- Choose the online, mail or in-person filing method shown.
Miami-Dade Senior Exemption: 2026 Income Limit & Local Differences
For 2026, the statewide adjusted household-income limitation used for qualifying low-income senior exemptions is $38,686, based on 2025 household adjusted gross income.
Regular Senior Exemption
Qualifying owners must meet homestead, age and income requirements. Miami-Dade County provides an additional senior benefit, while municipal benefits can vary by city.
Long-Term Resident Senior Exemption
Additional rules include at least 25 years of permanent residency in the home and a qualifying market value in the first year, along with the income requirements.
After opening this link
- Check the age and homestead requirements.
- Confirm the current income limit.
- Review DR-501 and DR-501SC requirements.
- Check whether your city has adopted an additional benefit.
Miami-Dade Property Tax Estimator, Early Discounts & Delinquency
The Property Appraiser’s tax estimator currently uses proposed 2026 millage rates. It can help with planning but does not produce an actual property-tax bill.
| Payment Period | Discount / Status |
|---|---|
| November | 4% early-payment discount |
| December | 3% discount |
| January | 2% discount |
| February | 1% discount |
| March | Gross tax due; no early-payment discount |
| April 1 | Unpaid property taxes become delinquent |
2027 Quarterly Installment Plan
The Tax Collector states that applications for the 2027 quarterly installment plan begin in November 2026. Owners whose taxes are paid through a mortgage company should not enroll.
2026 Partial Payment Plan
Partial payments for 2026 taxes are accepted from November 1, 2026 through March 31, 2027, subject to the Tax Collector’s eligibility rules.
After opening this link
- Search the correct property account.
- Verify the tax year and folio.
- Check payment status and discount.
- Review any delinquency or certificate information.
- Save the official payment confirmation.
Miami-Dade Property Appraiser Records vs Clerk Official Records
Use Property Appraiser Records For
- Owner shown on the tax roll
- Folio and property address
- Market and assessed value
- Taxable value
- Exemption benefits
- Property characteristics
- Sales and aerial imagery
Use Clerk Official Records For
- Recorded deeds
- Mortgages
- Liens
- Releases and satisfactions
- Recorded document history
- Other property-related instruments
After opening this link
- Choose the Official Records search.
- Search the relevant party name or recording details.
- Verify document type and recording date.
- Use Clerk services when a certified document is required.
Miami-Dade 2026 Value Adjustment Board Deadline, Fee & Petition Process
If an assessment or exemption issue remains unresolved after reviewing the property record and contacting the Property Appraiser, a taxpayer may use the independent Value Adjustment Board process.
Before filing a petition
Review your 2026 TRIM notice
Compare the folio, values, exemption benefits and physical property information with the live appraisal record.
Identify the actual dispute
Separate a market-value disagreement from an exemption denial, portability issue or agricultural classification dispute.
Contact the Property Appraiser
An informal assessment review may resolve factual errors or clarify valuation evidence, but do not assume it extends the VAB deadline.
Prepare evidence
Useful evidence can include recent comparable sales, repair estimates, date-stamped damage photographs, appraisal material and other documents relevant to the assessment date.
File through the 2026 VAB system
Use the correct folio and petition type, pay the applicable fee and keep the filing confirmation.
After opening this link
- Confirm the page is for tax year 2026.
- Choose the correct petition type.
- Enter the correct folio information.
- Complete the filing and applicable fee payment.
- Save your confirmation and hearing information.
Why Miami-Dade Property Research Is More Than an Owner Lookup
City of Miami
Confirm the municipality code, tax district and folio before comparing taxes with nearby unincorporated property.
Miami Beach
Condominium, waterfront and multi-parcel research often benefits from checking building information, individual folios and recorded documents.
Coral Gables & Pinecrest
Higher-value residential research should separate market value, assessed value and taxable value before comparing tax bills.
Hialeah & Miami Gardens
Owner-name searches can produce many similar results. The folio and site address are essential for confirming the correct parcel.
Doral & Commercial Property
Commercial real estate and business equipment can involve both real property records and separate Tangible Personal Property accounts.
Unincorporated Miami-Dade
Folio municipality code 30 identifies unincorporated Miami-Dade, making the folio structure especially useful when the mailing city is misleading.
Miami-Dade Property Appraiser Phone Numbers, Offices, Hours & Map
| Department / Office | Best For | Current Contact |
|---|---|---|
| Public Service | General property and exemption questions | 305-375-4712 |
| Residential Real Estate | Residential valuation questions | 305-375-4050 |
| Deed / Ownership | Deed-processing and ownership-record questions | 305-375-4064 |
| Tangible Personal Property | Business equipment and TPP returns | 305-375-4070 |
| South Dade Public Service | In-person South Dade assistance | 305-232-3810 |
| Tax Collector | Real estate tax bills and payment | 305-375-5448 |
| Value Adjustment Board | Formal VAB petitions | 305-375-5641 |
Main Office — Downtown Miami
Stephen P. Clark Center
111 NW 1 Street, Suite 710
Miami, FL 33128-1984
Hours: Monday–Friday, 8:00 AM–5:00 PM, excluding holidays.
South Dade Office
South Dade Government Center
10710 SW 211 Street, Suite 207
Cutler Bay, FL 33189
Hours: Monday–Friday, 8:00 AM–5:00 PM, excluding holidays.
Map: Downtown Miami Property Appraiser Office
Property Appraiser of Miami-Dade County
Stephen P. Clark Center
111 NW 1 Street, Suite 710
Miami, FL 33128
Miami-Dade Property Appraiser Search FAQs
1. How do I search Miami-Dade property records for free?
Use the official Miami-Dade Property Appraiser Property Search. It supports address, owner name, subdivision name and folio searches and provides assessment, exemption, ownership, sales and property-characteristic information.
2. What is a Miami-Dade folio number?
A folio is Miami-Dade’s unique real-property identifier. It is formatted as a 13-digit number such as 99-9999-999-9999 and helps identify an exact property across appraisal, tax and appeal systems.
3. Can I search with only part of a Miami-Dade folio?
Yes. Miami-Dade Property Appraiser search guidance states that the property-search system accepts partial folio numbers when you do not know the complete 13-digit identifier.
4. What is the Miami-Dade Property Appraiser phone number?
The current Public Service phone number is 305-375-4712. Residential appraisal, deed, Tangible Personal Property and South Dade services have separate department numbers.
5. What is the 2026 Save Our Homes cap in Miami-Dade?
The 2026 Save Our Homes cap is 2.7% for qualifying homestead property. The cap limits assessed-value increases under Florida law; it does not directly cap market value, millage rates or the final tax bill.
6. What is the 2026 additional homestead exemption amount?
Florida’s inflation-adjusted additional homestead exemption is up to $26,411 for 2026. It applies to qualifying assessed value for county and municipal levies and does not apply to school district taxes.
7. Does the Miami-Dade Property Appraiser collect property taxes?
No. The Property Appraiser determines property values and administers exemptions. Miami-Dade property-tax billing and collection are handled by the Office of the Tax Collector.
8. What is the 2026 Miami-Dade VAB petition deadline?
The Miami-Dade Clerk lists September 18, 2026 as the statutory deadline for timely 2026 VAB petitions. Check your specific notice and petition type because exemption-denial and late-filing situations can follow different procedures.
9. How much does a Miami-Dade VAB petition cost?
The standard filing fee for a single real or tangible property petition is $15 per folio. Certain joint petitions can use a $5-per-parcel fee, while some statutory exceptions have different fee treatment.
10. Where is the Miami-Dade Property Appraiser main office?
The main office is in the Stephen P. Clark Center at 111 NW 1 Street, Suite 710, Miami, FL 33128-1984. Current public hours are Monday through Friday from 8:00 AM to 5:00 PM, excluding holidays.
Official Sources Checked for This 2026 Miami-Dade Update
This refresh was checked against current government resources, including:
- Property Appraiser of Miami-Dade County
- Official Miami-Dade Property Search
- Property Search Help
- Miami-Dade Folio Number Guide
- Miami-Dade Homestead Exemption
- Miami-Dade Senior Exemption
- 2026 Property Tax Estimator
- Miami-Dade Tax Collector Real Estate Taxes
- Miami-Dade Clerk Official Records
- Miami-Dade Value Adjustment Board
- Florida Department of Revenue Exemption Guidance
Last factual review: September 11, 2026. Property values, proposed millage rates, exemption requirements, filing deadlines, fees, office schedules and government systems can change. Verify property-specific decisions through the responsible official office before acting.