Miami-Dade Property Search, Folio Lookup, Homestead & 2026 Tax Record Help
The Miami-Dade Property Appraiser property search is the official starting point for owner lookup, address search, the 13-digit folio number, property characteristics, sales, assessment values, exemptions, aerial imagery and taxable value.
The office is led by Tomas Regalado, who was elected Property Appraiser in 2024. The Property Appraiser values property and administers exemptions; the Miami-Dade County Office of the Tax Collector handles tax bills and payments; and the Clerk of the Court and Comptroller maintains deeds, mortgages, liens and other Official Records.
This 2026 refresh also covers the current TRIM and VAB cycle, Florida’s inflation-adjusted additional homestead exemption, Save Our Homes, senior benefits, tax-payment discounts and the two Property Appraiser office locations.
Which Miami-Dade Office Handles Your Property Question?
A value question, tax-payment question and deed search are three different tasks. Use the office that legally controls the information you need.
| Your Task | Correct Office | Best Starting Point |
|---|---|---|
| Search address, owner or folio | Miami-Dade Property Appraiser | Official Property Search |
| Check market, assessed or taxable value | Property Appraiser | Open the correct folio and review the current assessment. |
| Apply for homestead or portability | Property Appraiser | Homestead Exemption |
| View the TRIM notice | Property Appraiser | Online TRIM Notice |
| Pay the tax bill | Miami-Dade Tax Collector | Tax Collector |
| Find deed, mortgage or lien | Clerk / County Recorder | Official Records |
| Appeal a 2026 assessment or exemption decision | Miami-Dade VAB | Value Adjustment Board |
Official Miami-Dade Property Search, Homestead, TRIM, Tax & Record Links
Property Search
Search by address, owner name, 13-digit folio or subdivision and review the property record.
Open Official Property SearchAfter opening this link
- Choose Address, Owner Name or Folio.
- Enter the property information.
- Open the correct result.
- Verify the folio, address and owner before using the values.
Comparable Sales
Use the Property Appraiser’s comparable-sales tools and map context when reviewing an assessment.
Open Property Appraiser ToolsAfter opening this link
- Open Online Services.
- Select Comparable Sales.
- Confirm the subject folio first.
- Compare genuinely similar properties rather than relying only on proximity.
Homestead Exemption
Review residency requirements, file online and track the status of an exemption application.
Review Homestead ExemptionAfter opening this link
- Review ownership and January 1 residence requirements.
- Prepare accepted residency evidence.
- Open the secure application portal.
- Submit required documents by March 1.
TRIM Notice
View the Notice of Proposed Property Taxes showing values, exemptions and proposed taxes.
View Online TRIM NoticeAfter opening this link
- Select Real Estate TRIM Notices.
- Choose the tax year.
- Enter the folio.
- Compare values and exemptions with the property record.
2026 VAB
The Miami-Dade Clerk lists September 18, 2026 as the deadline for 2026 VAB petitions.
Open Miami-Dade VABAfter opening this link
- Confirm the petition type.
- Check the September 18 deadline.
- Review the filing fee and evidence rules.
- Use the official VAB filing system.
Property Tax Payments
Use the independently elected Miami-Dade Tax Collector for tax bills and payments.
Open Miami-Dade Tax CollectorAfter opening this link
- Open the property-tax service.
- Search the correct tax account.
- Review balance and payment status.
- Use the official Tax Collector route when paying.
How to Search Miami-Dade Property by Address, Owner, Folio or Subdivision
The official search is unusually useful because it combines parcel information, values, sales, exemption benefits, aerial imagery and mapping in one property record.
Open the official Property Search
Start at miamidadepa.gov rather than a copied property-information site.
Start Property SearchChoose the strongest search field
Use the 13-digit folio whenever you already have it. Otherwise use address, owner name or subdivision.
Confirm the exact property
Match the address, owner and folio. This is particularly important for condominiums and multiple-parcel buildings.
Review the complete property record
Check ownership, property characteristics, sales, assessment, exemptions, taxable value and available building sketch or aerial information.
Save the folio before leaving the record
The folio is useful when opening the TRIM notice, checking taxes, calling the office or filing a VAB petition.
| Search Method | Best Use | Practical Check |
|---|---|---|
| Address | Homeowners, buyers and location research | Use fewer address terms if the initial search is too narrow. |
| Owner name | People, trusts, estates and business entities | Confirm the address because common names can produce multiple results. |
| 13-digit folio | Most direct parcel lookup | Use the exact folio from a notice or official record. |
| Subdivision | Neighborhood and development research | Useful for comparing properties within the same development. |
| Aerial / map | Parcel context and condo research | Do not treat map lines as a certified survey. |
Why the 13-Digit Miami-Dade Folio Number Matters
Miami-Dade assigns a unique 13-digit folio number to real property. It is normally the safest identifier when similarly named owners, condo units or similar street addresses make a text search ambiguous.
Property Search
A folio goes directly to the property account more reliably than a common owner name.
Tax Research
Keep the folio when checking the TRIM notice, Tax Collector account or payment history.
Appeals
VAB petitions and assessment-review questions should be tied to the correct folio.
Miami-Dade 2026 Property Values, Tax Roll & TRIM Review
The Property Appraiser released the July 1 preliminary certification of 2026 taxable values. Earlier June 1 estimates placed countywide taxable value at approximately $540.7 billion, about 5.5% higher than 2025. The June figure was an estimate and individual property values must be checked separately.
Market Value
The Property Appraiser’s valuation of the property before applicable assessment limitations and exemptions.
Assessed Value
The value after applicable caps or assessment reductions such as Save Our Homes are applied.
Taxable Value
The assessed value remaining after exemptions that apply to the particular taxing authority.
What the 2026 TRIM notice tells you
Miami-Dade sends TRIM Notices to property owners by August 24. The notice includes values, exemptions, proposed ad valorem taxes, non-ad valorem assessments and budget-hearing information.
After opening this link
- Review property value and exemption explanations.
- Open your individual TRIM notice.
- Check both ad valorem and non-ad valorem sections.
- Use the appeal information before the deadline if something is wrong.
Miami-Dade Homestead Exemption: 2026 Amounts, Filing & Portability
To qualify for homestead, the property owner must generally hold legal or equitable title and maintain the property as a permanent residence as of January 1. Applications and required documentation are due by March 1.
Proof of permanent residence
Miami-Dade lists several forms of residency evidence, including a Florida driver’s license or ID card, Florida vehicle registration, voter registration, a prior-year IRS return or current W-2, bank information registered at the property, utility-payment evidence or a recorded Declaration of Domicile.
Apply or Review Homestead ExemptionAfter opening this link
- Review ownership and permanent-residence requirements.
- Prepare at least one accepted form of residency proof.
- Open the secure application portal.
- Submit the application and required documents by March 1.
- Track the exemption application status online.
Save Our Homes and a future purchase
For 2026, the Save Our Homes annual assessment limitation is 2.7%. This limits the assessed-value increase for qualifying homestead property under Florida law; it does not cap market value or the final tax bill.
A sale can remove the seller’s accumulated assessment limitation. The following year, the property can be reassessed closer to market value, which is why the seller’s current bill can substantially understate a buyer’s future taxes.
Portability
Qualifying owners can transfer up to $500,000 of eligible Save Our Homes assessment difference to a new Florida homestead. Miami-Dade requires the portability application by March 1.
Review Miami-Dade PortabilityAfter opening this link
- Review whether your previous homestead qualifies.
- Confirm the ownership share when the old home had multiple owners.
- Complete the portability application.
- File it by March 1 with your new homestead application.
2026 Miami-Dade Senior Exemption & Long-Term Resident Benefit
Miami-Dade provides senior property-tax benefits for qualifying homesteaded homeowners, but these exemptions are local-option benefits and do not apply uniformly to every taxing authority.
Regular Senior Exemption
- Property must qualify for Homestead Exemption
- At least one homeowner must be 65 by January 1
- 2025 household adjusted gross income for the 2026 tax year must not exceed $38,686
- Application and documentation are due by March 1
Long-Term Resident Senior
- Must meet senior-exemption requirements
- Must have lived in the home at least 25 years
- Home market value must be below $250,000 when first qualifying
- Benefit depends on adoption by the applicable local government
After opening this link
- Confirm age and homestead qualifications.
- Check the current income limit.
- Review whether the municipality adopted the benefit.
- Prepare DR-501 and DR-501SC where required.
Miami-Dade Tangible Personal Property Search & 2026 Filing
Tangible Personal Property includes business-owned goods, furniture, machinery, equipment and other taxable personal property used at a business location.
Search TPP Records
The Property Appraiser’s newer TPP search supports business name, address and folio lookup.
2026 Filing Deadline
A required DR-405 return was due April 1, 2026. A timely requested 30-day extension could move the deadline to May 1, 2026.
After opening this link
- Determine whether a return is required.
- Review the DR-405 filing instructions.
- Check extension rules if researching a future filing year.
- Use the official TPP search to verify an existing business account.
Miami-Dade VAB: September 18, 2026 Petition Deadline
Before you file
Check factual property data
Review building characteristics, adjusted square feet, land details, sales, ownership, exemptions and taxable value.
Request an informal review
The Property Appraiser encourages owners to discuss assessment or exemption concerns before filing when time permits.
Prepare actual evidence
Useful material can include recent comparable sales, dated photographs, repair estimates, appraisal reports, commercial income information or exemption documents.
File the correct VAB petition
Most single petitions involving real or tangible property require a $15 filing fee per folio. Certain statutory exceptions use different fee treatment.
Exchange evidence on time
Miami-Dade’s VAB guidance requires the petitioner and Property Appraiser to provide required evidence information at least 15 days before the hearing.
After opening this link
- Confirm that the page shows tax year 2026.
- Review the September 18 deadline.
- Select the correct petition reason.
- Enter the exact property folio.
- Pay the required filing fee and retain the confirmation.
Miami-Dade Property Tax Discounts, Payments & Installment Options
The Property Appraiser does not send tax bills, set tax rates or collect taxes. The independently elected Miami-Dade County Tax Collector handles those functions.
| Payment Month | Regular Discount / Status |
|---|---|
| November | 4% early-payment discount |
| December | 3% discount |
| January | 2% discount |
| February | 1% discount |
| March | Gross tax due; no discount |
| April 1 | Unpaid taxes become delinquent |
2026 partial-payment period
The Tax Collector states that partial payments for 2026 taxes will be accepted from November 1, 2026 through March 31, 2027. Participating waives the normal early-payment discounts.
Property owners with a mortgage escrow account, quarterly installment enrollment or a VAB petition are not eligible for the 2026 partial-payment plan under the current Tax Collector rules.
2027 quarterly installment applications
Applications for the 2027 quarterly installment plan are scheduled to open in November 2026. Property owners whose mortgage company pays taxes through escrow should not enroll.
Review Official Tax DiscountsAfter opening this link
- Check the applicable payment month.
- Review the current discount percentage.
- Open the official property-tax payment service.
- Confirm the correct folio and balance before paying.
Miami-Dade Property Appraiser Record vs Clerk Official Records
Use the Property Appraiser For
- Owner shown on the tax roll
- 13-digit folio
- Property characteristics
- Assessment values
- Exemption benefits
- Sales and aerial information
Use Clerk Official Records For
- Deeds
- Mortgages
- Claims of lien
- Satisfactions and releases
- Judgments
- Recorded plats and other instruments
The Clerk’s Records Library states that most recorded documents from 1974 forward can be searched online. Older documents may require mail or in-person research.
| Official Record Service | Current Published Fee |
|---|---|
| Regular copy | $1 per page |
| Certification | $2 per document |
| Records search assistance | $2 per name per year |
After opening this link
- Open Search Official Records.
- Search by party name or recorded-document information.
- Verify the instrument and recording date.
- Request a certified copy only when you actually need one.
Why Property Research Can Differ Across Miami-Dade
Condominiums
One street address may contain hundreds of individually assessed folios. Always confirm the unit and folio rather than relying only on the building address.
City vs Unincorporated County
Miami, Miami Beach, Coral Gables, Doral, Hialeah and unincorporated Miami-Dade can have different municipal taxing authorities and millage rates.
South Dade
Homestead, agricultural and value questions can be handled at the South Dade Government Center in Cutler Bay as well as the downtown office.
Agricultural Land
Only property meeting Florida’s bona fide agricultural-use requirements can receive agricultural classification. Zoning alone does not establish the tax classification.
Commercial Property
For income-producing property, the Property Appraiser can consider income information, rent rolls and operating information when appropriate.
Recent Purchase
The seller’s Save Our Homes history can make the old tax bill materially lower than the buyer’s future bill after reassessment.
Miami-Dade Property Appraiser Address, Phone, Hours & Map
| Office | Address | Current Listed Hours / Phone |
|---|---|---|
| Main Office — Downtown Miami | Stephen P. Clark Center, 111 NW 1st Street, Suite 710, Miami, FL 33128 | Monday–Friday, 8:00 AM–5:00 PM 305-375-4712 |
| South Dade Regional Branch | 10710 SW 211 Street, 2nd Floor, Cutler Bay, FL 33189 | Monday–Friday, 8:00 AM–5:00 PM 305-232-3810 |
Property Appraiser
Tomas Regalado
Public Service: 305-375-4712
TTY: 711
Tax Collector
200 NW 2nd Avenue
Miami, FL 33128
305-375-5448
Map: Main Miami-Dade Property Appraiser Office
Stephen P. Clark Center
111 NW 1st Street, Suite 710
Miami, FL 33128
Miami-Dade Property Appraiser FAQs
1. How do I search Miami-Dade property records?
Use the official Miami-Dade Property Appraiser Property Search. You can search by address, owner name, 13-digit folio number or subdivision and then review ownership, sales, property characteristics, assessments, exemptions and taxable values.
2. Who is the Miami-Dade Property Appraiser in 2026?
Tomas Regalado is the elected Property Appraiser of Miami-Dade County. He was elected in November 2024 to lead the independent constitutional Property Appraiser’s office.
3. What is a Miami-Dade folio number?
A real-property folio is a unique 13-digit identifier used for Miami-Dade property records. It is generally the most reliable way to distinguish similar owner names, condo units and street addresses.
4. What is the 2026 Save Our Homes cap?
The 2026 Save Our Homes assessment cap is 2.7% for qualifying homestead property, subject to Florida law and applicable exceptions.
5. What is the 2026 additional homestead exemption amount?
Florida’s 2026 inflation-adjusted maximum additional homestead exemption is $26,411. It applies to qualifying assessed value above $50,000 and does not apply to School Board taxes. The regular first $25,000 exemption remains separate.
6. When is Miami-Dade homestead exemption due?
Homestead applications and required documentation are due by March 1 for the applicable tax year. Eligibility is generally based on ownership and permanent residence as of January 1.
7. 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.
8. How much is a Miami-Dade VAB petition?
The standard filing fee for a single real or tangible personal property petition is $15 per folio. Certain petitions and qualifying joint filings have different fee rules.
9. Where do I pay Miami-Dade property taxes?
Use the Miami-Dade County Office of the Tax Collector for property-tax bills and payments. The Property Appraiser establishes values and exemptions but does not collect property taxes.
10. Where is the Miami-Dade Property Appraiser office?
The main office is at the Stephen P. Clark Center, 111 NW 1st Street, Suite 710, Miami, FL 33128. The South Dade regional office is at 10710 SW 211 Street, 2nd Floor, Cutler Bay, FL 33189.
Official Sources Checked for This 2026 Miami-Dade Update
- Property Appraiser of Miami-Dade County
- Official Miami-Dade Property Search
- Miami-Dade Homestead Exemption
- Miami-Dade Senior Exemptions
- Miami-Dade Portability Guidance
- Miami-Dade TRIM Notice Guidance
- Miami-Dade 2026 Tax Roll Reports
- Miami-Dade Value Adjustment Board
- Miami-Dade Official Records
- Miami-Dade County Tax Collector
- Florida DOR 2026 Additional Homestead Exemption Adjustment
Last factual review: September 11, 2026. Property assessments, exemption thresholds, filing procedures, VAB deadlines, office information, fees and payment rules can change. Recheck the appropriate official source before filing, paying or making a property-specific legal or financial decision.