Miami-Dade Property Appraiser Website 2026: Property Search, Sign In & Tax Records
The official Miami-Dade County Property Appraiser website is MiamiDadePA.gov. Most users do not need to sign in simply to search a property. The public Property Search works by address, owner name or 13-digit folio number without requiring an account.
A sign-in is mainly needed when using secure services such as the online exemption application portal or the Property Appraiser data-file library. These are separate accounts and should not be confused with the public parcel search.
This guide explains exactly which official page to use for property search, exemption sign-in, 2026 assessments, homestead, senior benefits, Save Our Homes, tax bills, deeds and Value Adjustment Board petitions.
Which Miami-Dade Property Appraiser Website Page Should You Use?
Miami-Dade has several official property tools. A search page, exemption account, downloadable-data library and Tax Collector payment site can look similar but perform completely different tasks.
| What You Want to Do | Official Resource | Sign-In Needed? |
|---|---|---|
| Search a residential or real property | Miami-Dade Property Search | No |
| Apply online for homestead or another exemption | Secure Exemption Application Portal | Yes |
| Download Property Appraiser data files | Data File Library Login | Yes |
| Search business tangible personal property | TPP Search | No for search |
| Pay property taxes | Miami-Dade Tax Collector | Depends on service |
| File a 2026 VAB petition | 2026 Miami-Dade VAB Portal | Follow VAB filing process |
How to Sign In to the Miami-Dade Property Appraiser Website
There is no single universal Miami-Dade Property Appraiser login. The correct sign-in depends on the service you are trying to use.
Exemption Application Sign-In
Use the secure exemption portal when filing online for benefits such as homestead, senior exemption, portability, widow/widower or qualifying veteran exemptions.
Open Secure Exemption Sign-InAfter opening this link
- Enter the email and password associated with your exemption account.
- If you do not have an account, use the registration option.
- If you cannot remember the password, use the password-recovery option.
- Once signed in, select the exemption or benefit you need to file.
Data File Library Sign-In
The Property Appraiser also maintains a separate account system for downloadable data files. This login uses a User-ID and password and is not the same as the exemption portal.
Open Data File Library LoginAfter opening this link
- Enter the User-ID created for the Property Appraiser file library.
- Enter the corresponding password.
- Create a new library account if you have never registered.
- For a lost password, follow the Property Appraiser’s support instructions.
Public Property Search does not require a login
For basic real-estate research, simply open the official Property Search and search by address, owner or folio. No exemption account or file-library account is needed.
Search Miami-Dade Property by Address, Owner Name or Folio Number
The official Property Search supports real-property lookup by address, owner name and folio. The same application also provides a Tangible Personal Property tab for business-property assessment records.
Open the official public Property Search
Open Miami-Dade Property SearchAfter opening this link
- Make sure the Property Search tab is selected.
- Choose Address, Owner Name or Folio.
- Enter the available property information.
- Open the matching result and verify the folio and address.
Use the folio when you have it
Miami-Dade real property uses a 13-digit folio number. It is usually the most precise way to connect the parcel to assessment, tax, TRIM and VAB information.
Verify the complete parcel
Check the owner, property address, municipality, folio, building characteristics and sale information before relying on the record.
Review assessment and exemption data
The search can display assessment, exemption benefits and taxable-value information in addition to basic property characteristics.
Use the map and aerial tools only after confirming the parcel
The official search includes aerial and mapping functions that are useful for geographic context, but they should not replace legal surveys or recorded documents.
Address Search
Best when you know the physical location but not the owner or folio.
Owner Search
Useful for people, trusts, LLCs and other names, but always verify the correct address and folio.
Folio Search
Usually the cleanest option for tax notices, deeds, VAB records and property-specific follow-up.
Miami-Dade 2026 Property Assessments & Preliminary Taxable Values
The Property Appraiser released the 2026 preliminary certification of taxable values on July 1, 2026. Property owners are encouraged to search their 2026 assessments online and contact the office if they believe the property record or value needs review.
The $540.7 billion figure was Miami-Dade’s June 1 countywide estimated taxable value for 2026. It was an estimate used for budget preparation and should not be confused with the value of an individual property or the later certified roll.
Review 2026 Tax Roll ReportsAfter opening this link
- Find the 2026 section.
- Open the preliminary tax-roll or taxing-authority report you need.
- Use countywide numbers only for background research.
- Return to Property Search for parcel-specific assessment values.
Market, assessed and taxable value are different
Market Value
The Property Appraiser’s estimate of market value for assessment purposes before applicable assessment limitations and exemptions.
Assessed Value
The value after an applicable assessment limitation such as Save Our Homes is considered.
Taxable Value
The assessed value after applicable exemptions are deducted for a particular taxing authority.
Miami-Dade Homestead Exemption, Online Filing & 2026 Amounts
To qualify for homestead exemption, the owner generally must hold legal or equitable title and use the property as a permanent residence as of January 1.
For the 2026 roll, Florida lists the first homestead exemption at $25,000. The inflation-adjusted additional homestead exemption is $26,411 and applies to qualifying county and municipal taxable value but not school-district taxes.
Documents commonly used to establish eligibility
- Proof of legal or equitable ownership as of January 1
- Florida driver’s license or Florida ID
- Florida vehicle registration
- Florida voter registration where applicable
- Tax or financial records showing the property as the permanent residence
- Trust documentation when title is held in a trust
After opening this link
- Review the Requirements section.
- Confirm ownership and residency as of January 1.
- Gather the listed documents.
- Select Submit Application when ready to file online.
Late filing after March 1
Miami-Dade states that a late property-tax exemption application may be filed beginning March 2 through the expiration date on the August TRIM notice, which is on or before September 20. A Value Adjustment Board petition and fee may be required.
2026 Save Our Homes Cap and Portability in Miami-Dade
For 2026, Florida’s Save Our Homes assessment limitation is 2.7%. For qualifying homestead property, the annual increase in assessed value is generally limited to the lower of 3% or the applicable CPI change, subject to statutory exceptions.
A newly purchased property can be reassessed at market value for the next tax year after the previous owner’s homestead and assessment limitation are removed. This is why a buyer should not use the seller’s current tax bill as a reliable estimate of future taxes.
Review Save Our Homes CalculationsAfter opening this link
- Read how the base year is established.
- Review how the annual assessment cap is applied.
- Check what happens when ownership changes.
- Compare the rules with the assessed value on your parcel.
Portability
Eligible Florida homeowners moving from one homestead to another may transfer qualifying Save Our Homes assessment difference. Miami-Dade requires the portability application by March 1 along with the new homestead filing.
Review Miami-Dade PortabilityAfter opening this link
- Review whether the prior Florida homestead qualifies.
- Have the previous property information ready.
- File the new homestead exemption.
- Submit the portability application by the applicable deadline.
2026 Miami-Dade Senior Exemption Income Limit
Miami-Dade offers locally adopted senior benefits for qualifying homesteaded property. At least one homeowner must be age 65 or older as of January 1.
For the 2026 tax year, total household adjusted gross income for the senior exemption cannot exceed $38,686 based on 2025 household income.
The Long-Term Resident Senior Exemption has additional requirements, including at least 25 years of permanent residence and an initial market-value limitation of less than $250,000.
Review Senior ExemptionsAfter opening this link
- Choose Senior Exemption or Long-Term Resident Senior Exemption.
- Check age, homestead and income qualifications.
- Complete DR-501 and DR-501SC when required.
- Use the secure application portal to submit the application.
Tangible Personal Property Search, Filing and Data Library Sign-In
Businesses in Miami-Dade may have a separate Tangible Personal Property assessment for furniture, equipment and other taxable business assets.
Tangible Personal Property Return
Anyone required to report Tangible Personal Property owned on January 1 must generally file a return by April 1.
The first $25,000 in qualifying TPP value may receive the statutory exemption when the applicable filing requirements are met.
Review TPP Filing InstructionsAfter opening this link
- Review whether you are required to file.
- Open the online TPP filing option or DR-405.
- Prepare asset descriptions, costs and acquisition years.
- File by April 1 unless a valid extension applies.
Property Appraiser Data File Library
The separate data-file service is intended for users who need downloadable Property Appraiser datasets and documentation rather than a single parcel lookup.
Sign In to Data File LibraryAfter opening this link
- Enter your library User-ID and password.
- Create an account if you have not registered.
- Browse the relevant file library after signing in.
- Use Property Search instead if you only need one parcel.
How Miami-Dade Updates Ownership, Names and Mailing Addresses
The Property Appraiser reviews ownership changes that have been properly recorded with the Clerk. The office states that ownership transfers are typically processed within four to eight weeks but can take as long as 12 weeks.
Ownership Change
If more than 12 weeks have passed after recording, provide the Property Appraiser with the Official Records book/page information and folio number.
Mailing Address Change
Miami-Dade requires its address-change form and identification documentation for owner mailing-address changes.
Property Address Change
The department that assigns building addresses must authorize a property-address change. The Property Appraiser does not independently create a new site address.
After opening this link
- Choose Ownership or Title Change, Name Change or Address Change.
- Read the documents required for your specific request.
- Use the folio number to identify the correct property.
- Follow the official submission instructions.
Miami-Dade Property Appraiser vs. Tax Collector
The Property Appraiser determines taxable values and exemptions. The Miami-Dade County Tax Collector issues and collects the resulting tax bill.
| Payment Month | Regular Discount / Status |
|---|---|
| November | 4% discount |
| December | 3% discount |
| January | 2% discount |
| February | 1% discount |
| March | Gross amount due; no discount |
| April 1 | Unpaid real-estate taxes become delinquent |
After opening this link
- Choose Real Estate Tax Payments.
- Search the correct tax account.
- Verify the year and current balance.
- Complete payment only through the official Tax Collector service.
Miami-Dade 2026 Value Adjustment Board Deadline
The Miami-Dade 2026 Value Adjustment Board portal lists September 18, 2026 as the deadline to file 2026 VAB petitions.
A VAB petition may involve a disputed property value, denied homestead or other exemption, or a special-use classification issue.
Review the property record first
Check ownership, building characteristics, sales, exemptions and assessed value before deciding exactly what you are challenging.
Contact the Property Appraiser when useful
A value review may clarify the assessment or correct factual information, but do not assume an informal review changes the VAB deadline.
Prepare the folio and evidence
Use the exact parcel identification number and gather relevant comparable sales, appraisal information, photographs or exemption records.
File through the 2026 VAB portal
Follow the current petition wizard and retain filing confirmation.
After opening this link
- Confirm that the page is for tax year 2026.
- Review the September 18, 2026 deadline.
- Start the petition process and enter the correct parcel ID.
- Follow the filing, payment and evidence instructions shown by the VAB.
Property Appraiser Ownership vs. Recorded Legal Documents
The Property Appraiser can show the owner of record for assessment purposes, but deeds, mortgages, liens and other recorded instruments are maintained through the Miami-Dade Clerk of the Court and Comptroller.
Use Property Search For
- Owner shown on the tax roll
- Folio number
- Property address
- Market and assessed value
- Exemptions
- Building and sales information
Use Official Records For
- Recorded deeds
- Mortgages
- Liens
- Releases and satisfactions
- Recorded ownership documents
- Other instruments affecting title
Property Research Changes by Municipality and Property Type
City of Miami
City, county, school and special-district millage can all appear in the tax calculation. Do not compare a City of Miami parcel directly with an unincorporated parcel based only on taxable value.
Miami Beach
Condominium research should use the exact unit folio. A building street address can contain hundreds of separately assessed units.
Coral Gables
Check municipality-specific millage and any special assessments in addition to the Property Appraiser assessment.
Hialeah
Owner-name searches can return numerous similar records. Use the exact address or folio whenever possible.
Homestead & South Dade
South Dade property owners can use the regional Cutler Bay office for exemption and property-assessment assistance instead of traveling downtown.
Business Property
Real estate and Tangible Personal Property are separate record types. Businesses may need both the real-property folio and a separate TPP account.
Miami-Dade Property Appraiser Office Locations, Phone Numbers & Hours
| Office | Address | Contact & Hours |
|---|---|---|
| Main Office — Downtown Miami | Stephen P. Clark Center 111 NW 1 Street, Suite 710 Miami, FL 33128-1984 |
305-375-4712 Monday–Friday, 8:00 AM–5:00 PM |
| South Dade Office | South Dade Government Center 10710 SW 211 Street, Suite 207 Cutler Bay, FL 33189 |
305-232-3810 Monday–Friday, 8:00 AM–5:00 PM |
Useful Department Numbers
- Residential Real Estate: 305-375-4050
- Commercial Real Estate: 305-375-4580
- Agriculture: 305-234-1454
- Deed / Ownership: 305-375-4064
- Tangible Personal Property: 305-375-4070
Useful Email Contacts
- General property/exemptions: PAWebmail@MiamiDadePA.gov
- Ownership changes: OwnershipChanges@MiamiDadePA.gov
- TPP: TPP@MiamiDadePA.gov
- Public records: RecordsRequest@MiamiDadePA.gov
After opening this link
- Choose the department matching your question.
- Confirm current office hours or holiday closures.
- Schedule an appointment when appropriate.
- Have the folio number and property address ready.
Main Office Map — Stephen P. Clark Center
South Dade Office Map — Cutler Bay
Miami-Dade Property Appraiser Website FAQs
1. What is the official Miami-Dade Property Appraiser website?
The official Property Appraiser website is MiamiDadePA.gov. Use it for property search, assessments, exemptions, forms, tax tools and office contact information.
2. Do I need to sign in to search Miami-Dade property records?
No. The public Miami-Dade Property Search allows users to search by address, owner name or folio without creating an account or signing in.
3. Where do I sign in to file a Miami-Dade homestead exemption online?
Use the secure Property Appraiser online exemption application portal. The exemption portal uses an account sign-in and is separate from the public property-search page.
4. How do I search by Miami-Dade folio number?
Open the official Property Search, choose Folio and enter the property’s 13-digit folio number. Folio search is usually the most precise way to locate a specific parcel.
5. What is the 2026 Save Our Homes cap?
The 2026 Florida Save Our Homes assessment limitation is 2.7% for qualifying homestead property, subject to statutory rules and exceptions.
6. What is the 2026 Miami-Dade senior exemption income limit?
For the 2026 tax year, the household adjusted gross income limit is $38,686 based on 2025 household income. Other age, homestead and local-option requirements also apply.
7. When is the Miami-Dade homestead exemption deadline?
The regular filing deadline is March 1. Miami-Dade also provides a late-filing period tied to the expiration date on the August TRIM notice, subject to applicable requirements.
8. What is the 2026 Miami-Dade VAB petition deadline?
The official 2026 Miami-Dade Value Adjustment Board portal lists September 18, 2026 as the deadline to file VAB petitions for the 2026 tax year.
9. Where do I pay Miami-Dade property taxes?
Property-tax bills and payments are handled by the Miami-Dade County Office of the Tax Collector. The Property Appraiser determines property values and exemptions but does not collect the tax bill.
10. Where is the Miami-Dade Property Appraiser office?
The main office is at the Stephen P. Clark Center, 111 NW 1 Street, Suite 710, Miami, FL 33128-1984. A South Dade office is also available at 10710 SW 211 Street, Suite 207, Cutler Bay, FL 33189.
Primary Sources Used for This 2026 Miami-Dade Guide
This guide was checked against current primary Miami-Dade County and Florida government resources, including:
- Property Appraiser of Miami-Dade County
- Miami-Dade Property Search
- Miami-Dade Homestead Exemption
- Miami-Dade Senior Exemptions
- Miami-Dade Portability
- Miami-Dade Tangible Personal Property Filing
- Miami-Dade Property Information Changes
- 2026 Miami-Dade Tax Roll Reports
- 2026 Miami-Dade Value Adjustment Board
- Miami-Dade County Tax Collector
- Florida Department of Revenue Property Tax Exemptions
Last factual review: September 11, 2026. Assessment values, exemption amounts, income limits, tax rates, deadlines, portal addresses and office schedules can change. Verify property-specific information with the responsible official office before filing, paying, appealing, buying or making a legal or financial decision.