Search Monroe County property records, read the value card and avoid tax-bill mistakes
Use this page as a task guide. Search the parcel, read the card, check GIS, prepare homestead documents, review TRIM, handle VAB evidence and confirm the right office before you call.
Start with the task you need
Find a property record
Use address first. Use parcel number when address, unit or street format is confusing.
Read the property card
Check owner, mailing address, site address, building data, values and exemptions.
Check GIS map
Use GIS for visual location, but not as legal survey proof.
File homestead
Prepare ownership, identity and residency documents before opening the filing portal.
Pay tax bill
Use the Tax Collector for payment, receipts, E-check, card fees and delinquency.
Dispute value
Use TRIM notice, property card and evidence before VAB deadline.
Task finder: choose the correct official page
Select the issue and this tool gives the next step, what to prepare and the right official link.
Select an issue and click the button.
Property search micro-steps
Use these steps when you need the owner, parcel number, property values, sale history, exemption status or GIS link.
Property card decoder
| Field | Meaning | Action if wrong |
|---|---|---|
| Parcel number | Unique ID used for search, GIS, tax estimator, tax bill, TRIM and VAB records. | Copy it exactly before filing or calling. |
| Owner name | Owner of record from recorded ownership information. | Check recent deed, probate, trust or LLC status. |
| Mailing address | Address used for assessment and tax-related notices. | Use the official signed address-change form. |
| Site address | Physical property location used for search and maps. | Compare with GIS and legal description. |
| Legal description | Recorded lot, land or unit description. | Use survey, title company or official records for boundary issues. |
| Building data | Area, year built, structure and improvement data used in appraisal. | Prepare photos, permits, sketch, floor plan or repair proof. |
| Sales history | Recorded transfers and sale amounts. | Check whether sale was family, partial, distressed or non-market. |
| Exemptions | Homestead or other benefits applied to reduce taxable value. | Check filing proof, deadline and eligibility. |
Value decoder: which number matters?
Market value
Appraiser’s estimate of value. Use this for valuation review.
Assessed value
Value after limits such as Save Our Homes or assessment caps.
Exempt value
Amount reduced by homestead or other approved exemptions.
Taxable value
Value used by taxing authorities for ad valorem tax calculation.
| What you notice | Likely meaning | Next step |
|---|---|---|
| Market value jumped | Appraiser’s estimated market value changed. | Compare sales, condition and building data. |
| Assessed value is lower than market value | Save Our Homes or another cap may be protecting assessment. | Check before changing ownership or trust. |
| Homestead missing | Filing, eligibility, status or deadline issue. | Find application proof and contact the office. |
| Tax bill still feels high | Non-ad valorem charge may be adding cost. | Review actual Tax Collector bill line items. |
Fix common problems before calling
| Problem | Likely cause | Best action |
|---|---|---|
| Address search fails | Unit, suffix, direction or punctuation mismatch. | Search house number and main street name, then try parcel number. |
| Owner looks old | Recent deed, probate, trust or LLC update may not show yet. | Check recorded document and call with parcel number. |
| Mailing address wrong | Address form not filed, signed or processed. | Use official address-change page and submit a signed form. |
| Building data wrong | Area, sketch, permit or improvement data needs review. | Prepare photos, permits, floor plan or repair evidence. |
| Tax bill high | Non-ad valorem charge, escrow issue or value change. | Check Tax Collector bill and discount/payment status. |
| GIS looks off | Map layer, condo unit, mobile home space or parcel split issue. | Use legal description and parcel number; do not treat GIS as survey. |
GIS map checklist for Florida Keys property
Homestead exemption: documents and risk checks
Basic eligibility
Ownership interest, Monroe legal domicile, residence on property and U.S. citizenship or permanent resident status.
Deadline
Exemption and classification applications are due by March 1 for the following tax roll year.
Online filing
Use Homestead Online Filing after your documents are ready.
Document checklist
- Recorded deed or ownership proof.
- Florida driver license or ID showing the property address.
- Vehicle registration if applicable.
- Social Security details if requested.
- Proof that you or spouse do not receive another residency-based exemption.
- Co-owner address information if applicable.
- Mobile home title or registration if applicable.
- Voter registration card or declaration of domicile if used.
- Permanent Resident Card if applicable.
| Situation | Risk | Best action |
|---|---|---|
| Mobile home | Land and mobile home must be owned and titled identically; permanent declaration and RP tag rules matter. | Collect deed plus mobile home title or registration. |
| Partial rental | Exemption may be prorated for owner-occupied portion. | Ask before renting a room, unit or part of home. |
| Full rental | Rental property does not qualify for homestead. | Do not assume homestead remains after rental use. |
| Trust or title change | Ownership changes can affect homestead and Save Our Homes. | Contact the office before recording changes. |
| Inheritance or probate | New owner may need new application and timing review. | File early and ask during probate. |
Save Our Homes and portability
| Topic | Meaning | What to do |
|---|---|---|
| Base year | First year homestead is granted; just value equals assessed value. | Do not expect SOH savings in the first base year. |
| Annual cap | Assessed value increase is limited to the lower of 3% or CPI. | Compare market value and assessed value. |
| Reset event | Ownership, title or homestead changes may reset assessed value. | Ask before deed, trust, spouse or ownership changes. |
| New construction | Additions or improvements may be added at full market value in year added. | Expect value changes after major work. |
| Portability | Florida SOH benefit can transfer to a new Florida homestead up to $500,000. | File portability with the new homestead application. |
Tax bill, discounts and payment fees
Use Property Appraiser for
Market value, assessed value, taxable value, exemptions, GIS, TRIM and tax estimator.
Use Tax Collector for
Tax bill, payment, receipt, E-check, card fee, missing bill and delinquency.
| Date or month | Tax rule | User action |
|---|---|---|
| On or before Nov 1 | Tax statements are normally mailed. | Search online if the bill is missing. |
| November | 4% discount if paid in November. | Best month to pay if not escrowed. |
| December | 3% discount. | Confirm parcel and tax year. |
| January | 2% discount. | Save receipt and confirmation. |
| February | 1% discount. | Avoid last-minute mail delay. |
| March 31 | Gross amount due. | Pay before deadline. |
| April 1 | Unpaid taxes become delinquent. | Contact Tax Collector quickly. |
Non-ad valorem charges that can raise the bill
These are charges collected on the bill but not based on property value. Check them before assuming the Property Appraiser value is the problem.
| Charge area | Contact | Why it matters |
|---|---|---|
| Florida Keys Aqueduct Authority wastewater districts | 305-296-2454 | Wastewater charges can affect annual cost. |
| Monroe County wastewater / Stock Island / Cudjoe items | 305-292-4426 / 305-289-6051 | Area-specific wastewater assessments. |
| Key Colony Beach stormwater | 305-289-1212 | Stormwater can appear outside value taxes. |
| Islamorada wastewater / solid waste / stormwater | 305-664-6446 | Multiple local service charges may apply. |
| Key Largo wastewater | 305-451-4019 | Wastewater phases can affect the bill. |
| Key West solid waste / stormwater | 305-809-3967 | City charges can increase final bill. |
| Canal 266 assessment | 305-453-8774 | Canal charges can be parcel-specific. |
| PACE programs | 866-807-6864 / 561-630-4922 / 800-969-4382 | PACE items can affect closing and yearly cost. |
| City of Marathon wastewater / stormwater / road items | 305-289-5005 | Marathon parcels may include local assessments. |
| Monroe County Solid Waste | 305-292-4536 | Solid waste affects annual bill total. |
Mailing address change
TRIM notice and VAB evidence
| Issue | Proof to collect | How to explain |
|---|---|---|
| Value too high | Comparable sales, appraisal, photos, repair estimates. | Show why the listed value is too high. |
| Wrong building data | Permit, floor plan, photos, demolition or repair proof. | Point to the exact property-card field. |
| Storm or condition damage | Dated photos, insurance papers, inspections, estimates. | Show condition existed during the relevant period. |
| Missing exemption | Application confirmation, ID, residency proof, deed. | Ask whether issue is eligibility, filing, missing document or processing. |
| Portability problem | Prior homestead, sale date, assessed value, market value. | Confirm timing and ownership rules. |
| Classification issue | Use records, leases, photos, business records, maps. | Explain why property class should differ. |
Scenario checklist
New buyer
Check parcel, owner, legal description, GIS, sales history, tax bill, non-ad valorem, flood and permits.
Current homeowner
Check mailing address, homestead, SOH benefit, TRIM notice, tax bill and appeal deadline.
Florida mover
Check prior homestead abandonment, portability timing, SOH benefit and March 1 deadline.
Rental owner
Check homestead risk, partial-rental rules, tax bill, assessments and mailing address.
Condo or mobile home
Confirm unit, parcel match, land interest, title, RP tag status and tax bill line items.
Appeal user
Collect TRIM, property card, photos, sales, permits, estimates and exact field errors.
Helpful video
This Florida education video can help users understand property tax appeals and homestead protections. Use Monroe official pages for county-specific deadlines, forms and contacts.
Monroe County property timeline
Contacts and map
| Office | Contact | Use for |
|---|---|---|
| Property Appraiser Key West | 500 Whitehead Street, Key West, FL 33040 305-292-3420 M-F 8:00 AM – 5:00 PM | Records, value, exemptions, GIS and TRIM. |
| Property Appraiser Marathon | 2798 Overseas Hwy, Suite 310, Marathon, FL 33050 305-289-2550 | Middle Keys support. |
| Property Appraiser Plantation Key | 88700 Overseas Hwy, Plantation Key, FL 33036 305-853-7353 | Upper Keys support. |
| Tax Collector Key West | 1200 Truman Ave., Ste 101, Key West, FL 33040 305-295-5000 | Tax bills, payments and receipts. |
| Missing tax bill help | 305-295-5044 | Tax statement not received. |
| VAB Clerk | 305-292-3550 / 305-295-3950 | VAB petition questions. |
Call or email script generator
Use this when you contact the office. It keeps your message short and useful.
Monroe County Property Appraiser FAQs
How do I search Monroe County property records by owner, address or parcel?
Open the official Monroe County Property Search and search by address, owner name or parcel number. For exact results, use the parcel number from your tax bill, deed, TRIM notice or property card.
Why is my Monroe County taxable value lower than market value?
Taxable value can be lower than market value because assessment limits and exemptions may apply. Homestead, Save Our Homes and other benefits can reduce the value used for tax calculation.
What documents should I prepare for Monroe County homestead exemption?
Prepare deed, Florida driver license or ID showing the property address, vehicle registration, Social Security number, proof that you or your spouse are not receiving another residency-based exemption, co-owner addresses, mobile home title or registration if applicable, voter registration or declaration of domicile, and Permanent Resident Card if applicable.
Can a Monroe County mobile home receive homestead exemption?
Yes, if you own both the land and the mobile home and they are titled identically. Monroe also says the mobile home must be declared a permanent structure and an RP tag must be purchased one time.
Can renting, title changes or trust changes affect Monroe County homestead exemption?
Yes. Rental use, ownership changes, trust changes, inheritance, title changes or residency changes may affect homestead status. Contact the Property Appraiser before making changes that could affect the exemption.
What is Save Our Homes in Monroe County?
Save Our Homes is the Florida assessment limitation that can apply after homestead is granted. Monroe explains that assessed value increases are limited to 3 percent or CPI, whichever is lower, unless reset events occur.
How much Save Our Homes portability can transfer?
Monroe County explains that Florida homeowners may transfer all or part of a Save Our Homes benefit to a new Florida homestead, up to $500,000, when timing and ownership rules are met.
Why is my Monroe County tax bill higher than expected?
Your tax bill may include value-based taxes plus non-ad valorem assessments, such as wastewater, solid waste, stormwater, canal, road or PACE-related charges. Review the actual Tax Collector bill instead of looking only at Property Appraiser value.
How do I change my Monroe County property mailing address?
Use the official Address Change page. The owner of record should complete and sign the mailing address change form. If the requester is not the owner, a Power of Attorney for the owner of record may be required.
How do I appeal my Monroe County property value?
Review your TRIM notice and property card, collect evidence, contact the Property Appraiser if needed, then use the official Appeals/VAB page. Monroe lists a 25-day timing rule after notice mailing and a $50 filing fee per parcel unless an exemption applies.
Official Monroe County property sources
Use official pages for final submission, current forms, changing deadlines, fees and office updates.
Property Appraiser: Monroe County Property Appraiser Office
Property Search: Official Property Search
GIS / Maps: Official GIS / Maps
Homestead Online: Homestead Online Filing
Exemptions: Real Property Exemptions
Save Our Homes: Save Our Homes
Portability: Portability
TRIM: TRIM Notice Help
Address Change: Address Change
Forms: Downloadable Forms
Tax Estimator: Tax Estimator
Tax Collector: Property Taxes
Pay Taxes: Pay Property Taxes
Non-Ad Valorem: Assessment Contacts
Appeals / VAB: Appeals / VAB
Contact: Property Appraiser Contact
Editorial verification note: official sources reviewed on July 5, 2026. This guide is informational and does not replace Monroe County official instructions, legal advice, appraisal advice, tax advice, survey advice or VAB filing guidance.