Miami-Dade County Property Appraiser – Complete Property Records & Tax Guide
The Miami-Dade County Property Appraiser is responsible for identifying, locating, and fairly valuing all real estate and taxable property located within Miami-Dade County, Florida. The values determined by the Property Appraiser are used by local governments to calculate property taxes that fund public services including schools, emergency services, transportation infrastructure, parks, and municipal operations.
Miami-Dade County is the most populous county in Florida and includes major cities such as Miami, Miami Beach, Hialeah, Coral Gables, Homestead, Doral, and Kendall. The county contains hundreds of thousands of residential properties, high-rise condominiums, commercial buildings, luxury waterfront homes, and large real estate developments. Because of the size and complexity of the real estate market, the Miami-Dade County Property Appraiser database is heavily used by homeowners, real estate investors, attorneys, lenders, developers, and property buyers.
Property records maintained by the Miami-Dade County Property Appraiser include parcel identification numbers, ownership records, legal descriptions, property characteristics, building data, assessed values, taxable values, and historical sales information. These records provide transparency for property owners and allow investors and buyers to evaluate property values before making financial decisions.
This comprehensive guide explains how to use the Miami-Dade County Property Appraiser website to search property records, locate parcel numbers, apply for homestead exemption, analyze property values, estimate property taxes, review GIS parcel maps, and research real estate in Miami-Dade County.
Miami-Dade County Property Appraiser Quick Access Tools
Search ownership records, parcel numbers, and property value information.
Search Property RecordsApply for homestead exemption and property tax savings.
Apply for HomesteadView tax bills and make property tax payments online.
Pay Property TaxesOfficial property tax rules from the Florida Department of Revenue.
Florida Tax GuideMiami-Dade County Property Appraiser Office Information
Miami-Dade County Property Appraiser
111 NW 1st Street
Suite 710
Miami, Florida 33128
Phone: (305) 375-4712
Official Website:
https://www.miamidade.gov/pa/
Office Hours: Monday – Friday, 8:00 AM – 5:00 PM
How to Search Miami-Dade County Property Records (Step-by-Step)
Open Property Search- Visit the Miami-Dade County Property Appraiser website.
- Select the Property Search option.
- Choose your search method:
- Property address
- Owner name
- Folio number (parcel ID)
- Enter the property information.
- Click search.
- Select the correct property from the results list.
The property record page will display detailed information such as:
- Property owner name
- Folio number (parcel identification number)
- Legal property description
- Land value
- Building value
- Total market value
- Assessed value
- Taxable value
- Property sales history
Understanding the Folio Number (Parcel ID)
Each property in Miami-Dade County has a unique folio number. This number identifies the property within the county tax system and is used for legal documents, tax records, and property transactions.
Folio numbers are frequently used by surveyors, real estate attorneys, mortgage lenders, and title companies during property transactions.
You can find the folio number by searching the property address through the Miami-Dade Property Appraiser property search portal.
How Property Taxes Are Calculated in Miami-Dade County
Property taxes in Miami-Dade County are calculated based on the property’s taxable value and the millage rate established by local taxing authorities such as the county commission, school board, and municipal governments.
Example property tax calculation:
- Market Value: $650,000
- Homestead Exemption: $50,000
- Taxable Value: $600,000
- Millage Rate: 19 mills
$600,000 × 0.019 = $11,400 estimated annual property tax
Steps to estimate property taxes:
- Find the taxable value of the property.
- Locate the millage rate from the TRIM notice.
- Multiply taxable value by the millage rate.
Understanding the TRIM Notice
The TRIM Notice (Truth in Millage) is mailed to property owners each August and explains how your property value was determined and what property taxes are proposed for the upcoming year.
- Market value
- Assessed value
- Taxable value
- Proposed tax rates
- Public budget hearing dates
Miami-Dade County GIS Property Maps
GIS parcel maps allow users to view property boundaries, zoning classifications, flood zones, aerial imagery, and surrounding parcels.
Open GIS Property MapThese mapping tools are widely used by real estate developers, surveyors, investors, and property buyers to analyze property boundaries before purchasing real estate.
Real Estate Case Study – Property Research in Miami
A real estate investor researching rental properties in Miami used the Miami-Dade property search portal to analyze nearby comparable sales.
A property listed for $620,000 had nearby comparable sales between $660,000 and $690,000. After reviewing parcel data and zoning information, the investor purchased the property.
After renovation and market appreciation, the property value increased to approximately $685,000, demonstrating how property appraiser data can help identify undervalued real estate opportunities.
Common Property Record Errors
- Incorrect building square footage
- Outdated ownership records
- Missing homestead exemption
- Incorrect property classification
If you notice incorrect information in your property record you should contact the Miami-Dade County Property Appraiser office to request a correction review.
Property Research Checklist Before Buying Real Estate
- Verify the parcel identification number
- Check property tax history
- Review property sales history
- Verify zoning classification
- Check flood zone information
- Review building permits
- Check HOA restrictions
Frequently Asked Questions
Determines property values used for property tax calculations.
Yes property records are public information.
Use the official property search portal.
A unique parcel identification number assigned to each property.
March 1 each year.
A notice showing proposed property taxes.
Local government authorities.
Yes property records are widely used by investors.
Through the Miami-Dade County Tax Collector website.
111 NW 1st Street, Miami, Florida.
Florida Property Calculators & Real Estate Investment Tools
Use these calculators to estimate property taxes, evaluate rental investments, analyze appreciation potential, and compare buying vs renting in Florida real estate markets.