Miami-Dade County, Florida • 2026 Property Guide
Search Miami-Dade Folio Records, Property Values, Condos, Tax Bills and Deeds
Florida does not officially call this office the “County Assessor.” In Miami-Dade, the elected official is Property Appraiser Tomás Regalado. His office maintains the 2026 real-estate assessment roll, folio records, market and assessed values, exemptions, aerial maps, sales information and property characteristics.
The cleanest Miami-Dade workflow is folio-first: find the parcel by address, owner name, subdivision or 13-digit folio, save that folio, review the 2026 value and exemptions, then use the same property information with Tax Collector Dariel Fernandez for the actual tax bill and Clerk & Comptroller Juan Fernandez-Barquin for deeds, mortgages, liens and Value Adjustment Board petitions.
Search address, owner, subdivision or 13-digit folio
View values, sales, sketches, aerials and exemptions
Handle condos, Save Our Homes and portability correctly
Check live tax, VAB, deed and delinquency records
Property Appraiser
Tomás Regalado
Public Service
305-375-4712
2026 VAB deadline
September 18
Real-estate folio
13 digits
Reviewed
August 12, 2026
Miami-Dade’s 2026 Values Are Online and the VAB Deadline Is Already Set
The Property Appraiser released the July 1, 2026 Preliminary Certification of Taxable Values and is encouraging owners to review their individual 2026 assessments online.
Miami-Dade’s June estimate placed countywide 2026 taxable value at approximately $540.7 billion, about 5.5% higher than 2025.
Check value now
Search the property and compare 2026 market value, assessed value, cap savings and exemptions before assuming a later tax bill is wrong.
TRIM season is here
Miami-Dade mails Notice of Proposed Property Taxes during August. TRIM is not the final tax bill.
2026 VAB deadline
Miami-Dade Clerk has published September 18, 2026 as the timely petition deadline for tax year 2026.
Millage is still evolving:
taxing authorities adopt final tax rates after budget hearings. Miami-Dade’s Tax Visualizer notes that current-year values are available earlier, while final millage rates are not adopted until later in September.
Property Appraiser vs Tax Collector vs Clerk in Miami-Dade
Property Appraiser — Tomás Regalado
Property search, folio, market/assessed/taxable value, sales, aerial map, building data, Homestead, Senior Exemption, Save Our Homes, portability and assessment review.
Tax Collector — Dariel Fernandez
Final property-tax bill, online payment, receipt, early-payment discount, delinquent balance, partial payments and tax-certificate sale.
Clerk & Comptroller — Juan Fernandez-Barquin
Deeds, mortgages, liens, satisfactions, Official Records, certified copies, VAB petitions and eventual tax-deed sales.
Important since January 7, 2025:
Miami-Dade’s Property Appraiser and Tax Collector operate as independent constitutional offices. Do not assume a general County department can change an assessment, tax payment or recorded deed.
This new search-and-tax article complements our existing Miami-Dade County Property Appraiser Search, Real Estate & Tax Maps guide, which goes deeper into the Property Appraiser workflow.
Choose the Miami-Dade Property Task You Need
Find a house or parcel
Search by address, owner, folio or subdivision and save the 13-digit folio.
Find a condo unit
Search the building address without a unit or use the map to expose individual condominium parcels.
Understand value
Separate market value, assessed value, taxable value, Save Our Homes and exemptions.
Check actual tax
Use the Tax Collector—not the Property Appraiser—for the amount due and payment status.
Dispute assessment
Review TRIM, request informal review, then preserve the September 18, 2026 VAB deadline.
Verify a deed or lien
Use Clerk Official Records for title instruments rather than relying only on the owner name on the assessment record.
Miami-Dade Property Search Navigation
How to Search Miami-Dade Property Appraiser Records
Address
Best for a known house, condo building or commercial location.
Owner Name
Useful for an individual, trust, company or multiple-property owner.
Folio
Exact property identifier and safest method after you locate it.
Subdivision
Useful for neighborhood, plat and multi-parcel research.
Open the official Property Search.
Go to Miami-Dade Property Search.
For addresses, do not add Miami, Florida or ZIP code.
The Property Appraiser’s search help says County location is already assumed. A format such as 111 NW 1 ST is preferred.
If the exact house number is unknown, search the street.
Miami-Dade also supports street-name and intersection-style searches.
For owner search, try First Name Last Name.
If there is no match, search only the more distinctive name.
Once you find the property, copy the folio.
Use the complete 13-digit identifier for tax, TRIM, comparison, maps and document research.
Open the full property information.
Review characteristics, ownership, sales, assessment, exemptions, taxable value, aerial imagery and building sketch when available.
Compare the map to neighboring parcels.
Map layers and aerial imagery can reveal whether you selected the correct lot or condo.
Partial folio searching works:
Miami-Dade says the system accepts partial folio numbers, although the complete 13-digit folio provides the cleanest exact match.
How to Read a Miami-Dade Folio Number
Real-estate folios use the format 99-9999-999-9999. The number is not random—it describes the municipality, Public Land Survey location, subdivision and parcel.
Municipality
First two digits identify the municipal code. Code 30 means unincorporated Miami-Dade County.
Township / Range / Section
Next four digits encode township, range and section within the Public Land Survey System.
Subdivision
Next three digits identify the subdivision, acreage or plat grouping. Unsubdivided property may show 000.
Parcel Identifier
Final four digits identify the parcel within the mapped subdivision or land grouping.
Official example:
Miami-Dade uses 30-4015-009-0020 to demonstrate an unincorporated County folio with Township 54, Range 40, Section 15, subdivision 009 and parcel 0020.
01
City of Miami
02
Miami Beach
30
Unincorporated Miami-Dade
How to Find Individual Condo Units Without Guessing the Owner
Search building address without unit
Miami-Dade’s help page specifically recommends leaving out the unit when you want to see all units in a condominium.
Use the aerial map
On the Property Search map, double-clicking a condominium complex can list individual property owners.
Save the unit folio
Each separately owned condo unit usually has its own folio, assessment, exemption status and tax bill.
Do not compare only price per square foot.
Condo values can differ by floor, view, unit size, renovations, parking rights, building condition and other characteristics. Open the actual property record before choosing comparable sales.
Miami-Dade Property Record Decoder
Folio
Unique 13-digit parcel identifier used throughout Miami-Dade’s property systems.
Owner of Record
Assessment ownership display. Use Clerk Official Records for the recorded deed itself.
Market Value
Property Appraiser’s estimate of just/fair market value as of January 1.
Assessed Value
Market value after applicable Save Our Homes or non-homestead assessment limitations.
Cap Savings
Difference removed from market value by an applicable homestead or non-homestead assessment limitation.
Taxable Value
Assessed value minus exemptions applicable to the taxing authority.
Sales
Recorded transaction history used for appraisal and comparison research.
Building Sketch
Building outline when available. Useful for checking whether property characteristics look reasonable.
Aerial Imagery
Current and prior-year aerial photography helps verify property location and physical context.
Adjusted Square Feet
Miami-Dade notes that its appraisal can rely on adjusted square footage rather than simple living-area square footage.
Exemptions
Homestead, senior, veteran, disability or other benefits appearing on the assessment.
Government Links
Property Search can link to cities, School Board, water management and other governmental jurisdictions affecting the parcel.
Market Value → Assessed Value → Taxable Value → Final Bill
Market Value
Property Appraiser estimates value as of January 1.
This is not automatically the amount on which every tax is calculated.
Assessed Value
Applicable Save Our Homes or 10% non-homestead limitations can reduce the value carried into taxation.
Taxable Value
Exemptions are deducted from assessed value.
Different taxing authorities may show different taxable values.
Tax Bill
Millage applies to taxable value, then non-ad valorem assessments may also appear.
Tax Collector handles the amount actually due.
Why several taxable values appear:
not every exemption or assessment limitation applies to every taxing authority. The School Board portion is a common reason the taxable value differs from County or municipal taxable value.
Miami-Dade Assessment Caps Explained
10% cap does not apply to school taxes.
Miami-Dade specifically notes that the non-homestead limitation does not apply to the School Board portion of property valuation and tax.
Buyer warning:
the seller’s current tax bill can badly underestimate the buyer’s future taxes when a long-held homestead has large Save Our Homes savings.
Miami-Dade Homestead Exemption Filing
Who qualifies
An owner who makes the Miami-Dade property their permanent residence or the permanent residence of a qualifying dependent can potentially receive Homestead benefits.
Statutory deadline
Miami-Dade’s online exemption system states that Homestead and other exemptions are normally due by March 1 each year.
Late filing exists
Miami-Dade accepts late exemption applications beginning March 2 until the expiration date on the August TRIM notice, subject to late-filing rules.
August 2026:
the normal March 1 filing date has passed, but Miami-Dade’s exemption guidance says late applications can still be filed until the expiration shown on the August TRIM notice. Do not assume you must wait until 2027 without checking.
Late exemption may involve VAB:
Miami-Dade warns that a late exemption application can require a Value Adjustment Board petition and a $15 fee may apply.
Open Miami-Dade Online Exemptions
Create or sign into your account, select the property and upload the required supporting documents.
Miami-Dade Portability Can Preserve Save Our Homes Savings After a Move
What transfers
Portability transfers eligible Homestead Assessment Difference—the gap between market and assessed value—from a prior Florida homestead.
Maximum
Miami-Dade states that up to $500,000 of qualifying assessment difference can be transferred.
New homestead window
The new Florida Homestead must be established within the applicable statutory portability period after abandoning the prior homestead.
Miami-Dade example:
if a previous Homestead was abandoned in March 2024, the Property Appraiser states the new Homestead must be established by January 1, 2027.
Portability is not automatic.
The application is due by March 1 under the normal filing schedule. A buyer who only files Homestead and forgets portability can lose valuable assessment savings until the benefit is approved.
Review Miami-Dade Portability Rules
Check prior Homestead dates, ownership shares and DR-501T requirements before filing.
Miami-Dade Senior Exemption: Age 65+ and $38,686 Income Limit
Age
65+
At least one qualifying homeowner must be 65 as of January 1.
+
2025 household income
$38,686
Miami-Dade lists this as the 2026 income ceiling for the regular Senior Exemption.
=
Local tax savings
LOCAL
Senior relief is a local-option exemption and does not apply to the School Board levy.
Long-term resident senior exemption:
Miami-Dade also describes a separate option for qualifying low-income seniors who have lived in the home at least 25 years and whose home had market value below $250,000 when first qualifying.
All household income matters.
Miami-Dade requires income information for everyone who lives on the property when evaluating the income-qualified senior benefit.
Open Miami-Dade Senior Exemption
Check age, Homestead, household-income and late-filing requirements.
How to Review Miami-Dade TRIM and File a 2026 VAB Petition
Open or download the 2026 TRIM notice.
Verify folio, owner, market value, assessed value, taxable values and exemptions.
Separate value from proposed tax.
Property Appraiser handles value and exemptions; taxing authorities set millage.
Request an informal assessment review first.
Call 305-375-4712 or submit the Property Appraiser’s Assessment Review Form with supporting evidence.
Do not let informal review consume the VAB deadline.
The formal petition deadline for tax year 2026 is September 18, 2026.
File through the Clerk’s 2026 AXIA system.
Use Miami-Dade VAB 2026.
Pay the filing fee.
Standard electronic VAB filing is $15 per folio.
Prepare evidence early.
Evidence exchanged with the Property Appraiser must generally be provided at least 15 days before the hearing.
Standard petition
$15 per folio.
Qualifying joint condo/co-op petition
$15 first parcel plus up to $5 for each additional parcel under the applicable joint-petition procedure.
VAB phone
305-375-5641
Received means received:
the Clerk says a petition postmarked before the deadline but received after September 18 is identified as late.
Payment while appealing:
valuation cases require payment of all non-ad valorem assessments and at least 75% of ad valorem tax before delinquency. Failure to satisfy the statutory payment requirement can cause rejection of a petition.
How to Search and Pay Miami-Dade Real Estate Taxes
The Property Appraiser does not collect taxes. Miami-Dade’s independent Tax Collector handles the final bill, current and delinquent real-estate taxes, payment processing and tax certificates.
Copy the 13-digit folio from Property Search.
This is the cleanest identifier for matching the tax account.
Open the Tax Collector’s Real Estate Taxes service.
Use Miami-Dade Real Estate Taxes.
Confirm the tax year and owner/property.
Do not pay a similar parcel or an old tax year.
Read ad valorem and non-ad valorem charges separately.
A tax bill can include value-based taxes plus special assessments for services.
Choose payment method.
E-check currently has no convenience fee; card payments carry a vendor convenience charge.
Save payment confirmation.
The Tax Collector cannot cancel or modify an online transaction after checkout.
Online e-check
No convenience fee under the current Tax Collector schedule.
Personal credit/debit/mobile wallet
2.50% convenience fee, minimum $2.50, under the current online payment schedule.
Commercial / international card online
Current published online fee is 3.95%, minimum $2.50.
Tax Collector contact:
305-375-5448 • 200 NW 2nd Avenue, Miami, FL 33128.
Miami-Dade Early Property-Tax Discounts
4%
November
Maximum standard early-payment discount.
3%
December
Three-percent discount.
2%
January
Two-percent discount.
1%
February
One-percent discount.
0%
March
Gross amount due; no discount.
2026 tax bill timing:
2026 real-estate taxes become payable beginning November 1, 2026 and can normally be paid through March 31, 2027 without delinquency.
April 1, 2027:
unpaid 2026 real-estate taxes become delinquent and statutory interest, advertising costs and fees can be added.
Miami-Dade Delinquent Property Tax and Tax Certificate Timeline
April 1
Real-estate property tax becomes delinquent after March 31 and a minimum 3% interest charge applies, plus applicable costs.
By June 1
Florida law requires the Tax Collector to conduct a tax-certificate sale for qualifying unpaid real-estate taxes.
Tax certificate
Represents a lien for the unpaid tax, assessments, penalties, advertising costs and fees—not immediate ownership of the real estate.
Current historical checkpoint:
Miami-Dade’s 2025 real-estate taxes became delinquent April 1, 2026, and the 2026 tax-certificate sale for those unpaid 2025 taxes began June 1, 2026.
Future 2026-tax cycle:
2026 taxes are payable beginning November 1, 2026; any qualifying unpaid balance becomes delinquent April 1, 2027 and can move toward the 2027 certificate-sale process.
“Please confirm the complete payoff for Miami-Dade folio __________ as of __________, including real-estate tax, non-ad valorem assessments, interest, advertising costs, fees, certificate status and any pending tax-deed application.”
Open Miami-Dade Tax Certificate Information
Verify the live account and current certificate status before paying an old balance.
Search Miami-Dade Deeds, Mortgages, Liens and Condo Records
Open Miami-Dade County Recorder Official Records.
Use Official Records Online.
Choose the best search mode.
Search by Name/Document, Clerk File Number, Recording Book/Page, Legal Description or Property/Condo.
Match the instrument to your folio/property.
A similar owner name is not enough for title research.
Open the document details.
Confirm parties, recording date, book/page or Clerk File Number and document type.
Order certification when required.
The Clerk’s document-detail screen provides an Order Certified Copies option.
Online records
Most Official Records from 1974 forward are searchable online.
Ordinary copy
Current Records Library price: $1 per page.
Certification
Current certification charge: $2 per document, in addition to copy costs.
Assessment owner ≠ complete title search.
The Property Appraiser says ownership changes typically process after the deed is recorded and can take 4–8 weeks, sometimes as long as 12 weeks. Use the Clerk record when the timing or title instrument matters.
Property Appraiser ownership follow-up:
if more than 12 weeks have passed since recording, Miami-Dade asks owners to provide the Official Records book/page and folio to its ownership-change staff.
Miami-Dade Buyer’s Property Due-Diligence Checklist
| Check | Why it matters | Official route |
|---|---|---|
| 13-digit folio | Connects appraisal, TRIM, tax and public-record research. | Property Appraiser |
| 2026 market value | Shows the current preliminary assessment basis. | Property Search |
| Assessed value / cap savings | Seller’s Save Our Homes benefit can make current taxes look artificially low for a new buyer. | Property Appraiser |
| Homestead / exemptions | Seller benefits do not automatically become the buyer’s permanent benefit. | Property Appraiser |
| Portability | A buyer moving from another Florida Homestead may preserve substantial assessment savings. | Property Appraiser |
| Tax estimator | Helps model the post-sale bill rather than relying on the seller’s current tax. | Property Appraiser Tax Estimator |
| Current / delinquent tax | Confirms actual paid status and certificate exposure. | Tax Collector |
| Recorded deed | Confirms the recorded conveyance and legal-description source. | Clerk Official Records |
| Mortgage / lien / judgment | Can affect title and closing obligations. | Clerk / title company |
| Condo folio | Each separately owned unit has its own tax and assessment record. | Property Search |
| Building recertification | Older condo/co-op buildings may have milestone or recertification obligations affecting ownership costs. | County / municipality |
| Boundary / legal parcel | Aerial and parcel-map lines are not a legal survey. | Deed / plat / surveyor |
| Non-ad valorem assessments | Solid waste, CDD, PACE or other charges can appear outside ordinary millage calculations. | TRIM / Tax bill |
“I am researching Miami-Dade folio __________ before closing. Please confirm the 2026 market and assessed values, cap savings, exemptions, ownership-update status, actual current/delinquent taxes, any tax certificate, and whether the recorded deed or property characteristics have changed recently.”
Miami-Dade Property Search Problems and Fast Fixes
| Problem | Fast fix | Best source |
|---|---|---|
| Address search returns nothing | Remove city/state/ZIP and use standard abbreviations such as ST, AVE or RD. | Property Search Help |
| Do not know exact house number | Search the street without the house number or use an intersection. | Property Search |
| Cannot find owner | Try only the distinctive first or last name; then verify with folio/address. | Property Search |
| Need every unit in a condo | Search the building address without unit number or double-click the condo complex on the map. | Property Search |
| Owner looks outdated after closing | Check Clerk deed first; Property Appraiser ownership processing commonly takes 4–8 weeks. | Clerk + Property Appraiser |
| Tax bill seems too low for a recent purchase | Use the tax estimator because seller Save Our Homes savings may reset. | Tax Estimator |
| Taxable values differ | Compare School Board vs non-school exemptions and assessment limits. | Property Appraiser |
| Missed March 1 exemption deadline | Miami-Dade accepts certain late applications until the expiration printed on TRIM; act before that date. | Exemptions |
| 2026 value seems wrong | Request informal review but preserve the September 18 VAB deadline. | Property Appraiser / VAB |
| Need exact amount due | Use the Tax Collector rather than Property Appraiser calculators. | Tax Collector |
| Need certified deed | Open the Official Records document and select Order Certified Copies. | Clerk |
| Map boundary appears wrong | Verify deed, plat and professional survey; assessment mapping is not legal boundary proof. | Clerk / surveyor |
Miami-Dade Property Offices and Contacts
Property Appraiser — Tomás Regalado
Stephen P. Clark Center
111 NW 1 Street, Suite 710
Miami, FL 33128-1984
305-375-4712
Mon–Fri 8:00–5:00
111 NW 1 Street, Suite 710
Miami, FL 33128-1984
305-375-4712
Mon–Fri 8:00–5:00
South Dade Property Appraiser
10710 SW 211 Street
Suite 207
Cutler Bay, FL 33189
305-232-3810
Mon–Fri 8:00–5:00
Suite 207
Cutler Bay, FL 33189
305-232-3810
Mon–Fri 8:00–5:00
Tax Collector — Dariel Fernandez
200 NW 2nd Avenue
Miami, FL 33128
305-375-5448
Mon–Fri 8:00–5:00
Select Saturday service 8:00–1:00
Miami, FL 33128
305-375-5448
Mon–Fri 8:00–5:00
Select Saturday service 8:00–1:00
Miami-Dade Property Records Action Center
Start with Property Search, copy the folio, then use the exact office responsible for the next action.
Miami-Dade County Property Assessor Search FAQs
1. How do I search Miami-Dade County property records?
Use the official Miami-Dade Property Appraiser Property Search. You can search by address, owner name, subdivision or 13-digit folio number. Once the correct property is found, save the folio because it is the most useful identifier for tax, TRIM, exemption and recorded-document research.
2. Who is the Miami-Dade County Property Appraiser in 2026?
Tomás Regalado is the elected Property Appraiser of Miami-Dade County. The main office is in the Stephen P. Clark Center at 111 NW 1 Street, Suite 710, Miami, Florida 33128, and Public Service can be reached at 305-375-4712.
3. What is a Miami-Dade folio number?
A real-estate folio is Miami-Dade’s 13-digit parcel identifier in the format 99-9999-999-9999. The first two digits identify the municipality, the next four represent township/range/section, the next three identify the subdivision or acreage grouping, and the final four identify the parcel.
4. How do I search all units in a Miami-Dade condo building?
Search the building address without a unit number to return the units associated with that address. The Property Search map also allows users to double-click a condominium complex to list individual property owners. Save the specific unit folio before checking value or tax.
5. What is the difference between market, assessed and taxable value in Miami-Dade?
Market Value is the Property Appraiser’s estimate of value as of January 1. Assessed Value reflects applicable assessment limitations such as Save Our Homes or the non-homestead cap. Taxable Value is Assessed Value minus exemptions applicable to the taxing authority. The Tax Collector’s final bill applies adopted millage and other charges.
6. Can I still file a late Miami-Dade Homestead Exemption in August 2026?
The normal statutory deadline was March 1, but Miami-Dade states that late exemption applications can be filed beginning March 2 until the expiration date shown on the August TRIM notice. A late filing may require a Value Adjustment Board petition, so property owners should act before the notice deadline.
7. What is the Miami-Dade Senior Exemption income limit for 2026?
Miami-Dade lists a 2026 household adjusted-gross-income limit of $38,686, based on 2025 household income. At least one qualifying homeowner must be age 65 as of January 1 and the property must qualify for Homestead Exemption.
8. What is the Miami-Dade VAB deadline for 2026?
The Miami-Dade Clerk of the Court and Comptroller has published September 18, 2026 as the timely Value Adjustment Board petition deadline for tax year 2026. The normal filing fee is $15 per folio.
9. When are Miami-Dade 2026 property taxes due?
2026 real-estate taxes become payable beginning November 1, 2026. Standard discounts are 4% in November, 3% in December, 2% in January 2027 and 1% in February. March is payable at gross tax, and unpaid taxes become delinquent April 1, 2027.
10. Where do I search Miami-Dade deeds, mortgages and liens?
Use the Miami-Dade Clerk of the Court and Comptroller County Recorder’s Official Records Online System. It supports searches by party name/document, Clerk File Number, Official Records book/page, legal description and property/condo. Certified copies can be ordered from the document details.
Official Miami-Dade Sources and Editorial Verification
Miami-Dade Property Appraiser
Tomás Regalado, 2026 preliminary certification, exemptions, values and current public notices.
Property Search
Address, owner, subdivision, folio, aerial, building sketch and condominium search features.
Folio Numbers
Official 13-digit folio structure and municipality codes.
Exemptions & Benefits
Homestead, disability, veteran, senior, portability and assessment-reduction programs.
Assessment Review
Informal review, evidence and VAB appeal instructions.
2026 Value Adjustment Board
September 18 deadline, fees, payment requirements and evidence procedure.
Miami-Dade Tax Collector
Real-estate tax payments, delinquency and tax-certificate information.
Official Records
Deeds, mortgages, liens, legal descriptions, condo records and certified copies.
Verified for this 2026 update:
current Property Appraiser Tomás Regalado; Tax Collector Dariel Fernandez; Clerk & Comptroller Juan Fernandez-Barquin; July 1 preliminary 2026 assessment release; June estimated countywide taxable value of $540.7 billion and 5.5% growth; Property Search by address, owner, subdivision and folio; 13-digit folio structure; condo search behavior; Homestead late-filing route; $500,000 portability maximum; 2026 senior income limit of $38,686; September 18, 2026 VAB deadline; standard $15 VAB filing fee; 15-day evidence exchange; November–March tax discounts; April 1 delinquency; current online Tax Collector payment fees; tax-certificate process; Official Records search methods; and current copy/certification fees.
CountyPropertyAppraiser.org is an independent informational website. It is not affiliated with the Property Appraiser of Miami-Dade County, Miami-Dade County Office of the Tax Collector, Miami-Dade Clerk of the Court and Comptroller, Miami-Dade County Government, Florida Department of Revenue or any payment, mapping, assessment or records vendor.
Property values, exemptions, income limits, millage rates, payment-processing fees, tax balances, VAB deadlines, delinquency status, office information and online systems can change. Verify parcel-specific and deadline-sensitive information with the responsible official office before paying taxes, filing an exemption, appealing an assessment, purchasing property or relying on a recorded or mapped record.
Last reviewed: August 12, 2026.
Slug: miami-dade-county-property-assessor