Miami-Dade County Property Records
What Is Miami-Dade County Property Records
Miami-Dade County property records constitute the official documentation of real property ownership, transactions, and characteristics within the jurisdictional boundaries of Miami-Dade County, Florida. These records serve as the authoritative source of information regarding land and improvements thereon, maintained pursuant to Florida Statutes Chapter 695, which governs the recording of instruments affecting real estate.
Property records in Miami-Dade County typically include:
- Deeds and conveyances documenting transfers of ownership
- Mortgages and satisfaction of mortgages
- Liens and encumbrances affecting property rights
- Plat maps showing property boundaries and subdivisions
- Property tax assessment information
- Building permits and certificates of occupancy
- Easements and rights-of-way
The primary custodians of these records are the Miami-Dade County Clerk of Courts and the Miami-Dade County Property Appraiser. The Clerk of Courts maintains the Official Records database containing recorded documents, while the Property Appraiser maintains property assessment records, including physical characteristics and valuation data.
Miami-Dade County Clerk of Courts
111 NW 1st Street, Suite 1700
Miami, FL 33128
305-275-1155
Miami-Dade County Clerk of Courts
Miami-Dade County Property Appraiser
111 NW 1st Street, Suite 710
Miami, FL 33128
305-375-4712
Miami-Dade County Property Appraiser
Are Property Records Public Information In Miami-Dade County?
Property records in Miami-Dade County are public information, accessible to all citizens pursuant to Florida's Public Records Law (Chapter 119, Florida Statutes) and Article I, Section 24 of the Florida Constitution. These legal provisions establish the public's right to access government records, including those pertaining to real property.
The Florida Public Records Act specifically states that all records made or received by any public agency in the course of its official business are available for inspection, unless specifically exempted by law. Property records fall within this category of public documents and are therefore subject to disclosure.
Exceptions to public access may include:
- Social Security numbers, which are redacted pursuant to § 119.071(5)(a), Florida Statutes
- Home addresses of certain protected classes of individuals, such as law enforcement officers, judges, and victims of domestic violence, as specified in § 119.071(4), Florida Statutes
- Certain information related to security systems as defined in § 119.071(3), Florida Statutes
Members of the public may access Miami-Dade County property records through:
- In-person visits to the Clerk of Courts or Property Appraiser offices during regular business hours (Monday through Friday, 8:00 AM to 5:00 PM)
- Online portals maintained by these agencies
- Written requests submitted by mail or email
The custodian agencies are required by law to provide reasonable access to these records in a timely manner, though reasonable fees may be charged for copies or certified documents.
How To Search Property Records in Miami-Dade County in 2025
Searching property records in Miami-Dade County in 2025 involves utilizing several official resources maintained by county agencies. The process has been streamlined to accommodate various search parameters and user needs.
To conduct a comprehensive property records search, members of the public may employ the following methods:
Online Search via Property Appraiser's Database:
- Navigate to the Miami-Dade County Property Search portal
- Enter search criteria such as:
- Folio number (the unique property identifier)
- Owner name
- Property address
- Subdivision/condominium name
- Review the property information displayed, including assessment values, exemptions, and physical characteristics
Official Records Search through Clerk of Courts:
- Access the Official Records Search platform
- Search by:
- Book and page number
- Document type (deed, mortgage, lien, etc.)
- Recording date range
- Party name (grantor/grantee)
- View document images and obtain copies as needed
Geographic Information System (GIS) Search:
- Visit the Miami-Dade County GIS e-Maps portal
- Utilize the interactive map to locate properties
- Access linked property data, including zoning information, flood zones, and aerial imagery
For complex searches or historical records predating digital conversion, in-person assistance is available at:
Miami-Dade County Public Records Center
111 NW 1st Street, 1st Floor
Miami, FL 33128
305-275-1155
Hours: Monday-Friday, 9:00 AM to 4:00 PM
Pursuant to § 28.24, Florida Statutes, fees for certified copies are $2.00 for the first page and $1.00 for each additional page. Regular copies are $1.00 per page.
How To Find Property Records in Miami-Dade County Online?
Miami-Dade County provides comprehensive online access to property records through several official digital platforms. These resources enable efficient retrieval of property information without requiring in-person visits to government offices.
The primary online resources for accessing Miami-Dade County property records include:
Property Appraiser's Online Search Tools:
- The main Property Search portal offers basic and advanced search capabilities
- The Additional Property Search application provides supplementary search functions and the most current tax roll data
- Both platforms allow searches by address, owner name, folio number, or subdivision
Clerk of Courts Official Records System:
- The Official Records portal provides access to recorded documents
- The Standard Search interface enables retrieval of deeds, mortgages, liens, and other recorded instruments
- Documents from January 1974 to present are available online with images
Tax Collector's Property Tax Records:
- The Tax Collector's website offers access to current and historical tax payment information
- Users can search by folio number, owner name, or property address
- Tax certificates and delinquent tax information are also accessible
Geographic Information System (GIS):
- The e-Maps portal provides spatial property data
- Users can view parcel boundaries, zoning designations, flood zones, and other geographic attributes
- The system links to property appraiser data for comprehensive information
When using these online systems, users should note that pursuant to Florida Administrative Code Rule 1B-24.003(3), electronic records must be maintained in formats that are easily accessible. Accordingly, most documents are available in PDF format, though some older records may require special viewing software provided on the respective websites.
Can You Look Up Miami-Dade County Property Records for Free?
Miami-Dade County provides free access to basic property record information in accordance with Florida's commitment to government transparency and public access to information. Pursuant to Florida Statute § 119.07, which governs public records, certain basic searches and viewing of records are available without charge.
The following property record services are available at no cost:
-
Basic property information searches through the Property Appraiser's online portal, including:
- Property ownership details
- Assessment values
- Tax exemption status
- Physical characteristics of properties
- Sales history
-
Viewing of recorded documents through the Clerk of Courts Official Records system (documents from 1974 to present)
-
Access to GIS mapping data showing property boundaries, zoning, and other spatial information
-
In-person inspection of public records during regular business hours at: Miami-Dade County Public Records Center
111 NW 1st Street, 1st Floor
Miami, FL 33128
Hours: Monday-Friday, 9:00 AM to 4:00 PM
However, certain services do incur fees as authorized by Florida Statute § 28.24:
- Certified copies of documents: $2.00 for the first page and $1.00 for each additional page
- Uncertified copies: $1.00 per page
- Research assistance beyond standard lookups: $2.00 per name per year searched
- Bulk data requests or specialized reports: Fees vary based on complexity
Additionally, pursuant to Florida Statute § 119.07(4), special service charges may apply for requests requiring extensive use of information technology resources or clerical assistance.
What's Included in a Miami-Dade County Property Record?
Miami-Dade County property records contain comprehensive information about real estate parcels within the county's jurisdiction. These records are maintained in accordance with Florida Statute § 193.114, which establishes requirements for property assessment rolls, and § 695.01, which governs the recording of instruments affecting real estate.
A standard Miami-Dade County property record typically includes:
Ownership Information:
- Current property owner's name and mailing address
- Previous ownership history and transfer dates
- Type of ownership (individual, joint tenancy, corporate, trust)
Property Identification:
- Folio number (unique 13-digit identifier)
- Legal description of the property
- Property address
- Subdivision or condominium name, if applicable
- Section, township, and range coordinates
Physical Characteristics:
- Land area (square footage or acreage)
- Building size and dimensions
- Year of construction
- Number of bedrooms and bathrooms
- Construction type and building materials
- Special features (pool, garage, outbuildings)
Valuation and Tax Information:
- Assessed value
- Market value
- Taxable value
- Applicable exemptions (homestead, senior, disability, etc.)
- Millage rates and taxing authorities
- Annual tax amounts and payment history
Land Use Information:
- Zoning classification
- Future land use designation
- Flood zone designation
- Wetland or environmental restrictions
Recorded Documents:
- Deeds and other conveyance instruments
- Mortgages and satisfaction of mortgages
- Liens (tax, construction, judgment)
- Easements and covenants
- Plat maps and surveys
These records are maintained by multiple county agencies, primarily the Property Appraiser and Clerk of Courts, and are updated regularly to reflect changes in ownership, property characteristics, and valuation.
How Long Does Miami-Dade County Keep Property Records?
Miami-Dade County maintains property records in perpetuity, in accordance with Florida's records retention requirements established under Florida Statute § 119.021 and the General Records Schedule GS1-SL for State and Local Government Agencies. These legal frameworks mandate the preservation of property records due to their enduring administrative, legal, fiscal, and historical value.
The retention periods for specific types of property records are as follows:
Permanent Records (Never Destroyed):
- Deeds and conveyance instruments
- Plat maps and surveys
- Easements and rights-of-way
- Covenants and restrictions
- Original tax rolls
- Property record cards (in either physical or digital format)
Long-Term Records (Minimum 10 Years):
- Building permits and certificates of occupancy
- Zoning variance applications and decisions
- Special assessment records
- Tax exemption applications
Medium-Term Records (3-7 Years):
- Routine correspondence regarding property matters
- Temporary permits
- Inspection reports
The Miami-Dade County Clerk of Courts maintains official records dating back to the county's establishment in 1836, though the completeness of very early records may vary. Records from approximately 1974 to present are available in digital format through the Official Records portal, while earlier records may be accessed through microfilm or original books at:
Miami-Dade County Archives and Research Center
101 W Flagler Street
Miami, FL 33130
305-375-5020
Hours: Monday-Friday, 10:00 AM to 4:00 PM
Pursuant to Florida Administrative Code Rule 1B-26.003, electronic records systems must provide for the long-term preservation of records. Accordingly, Miami-Dade County has implemented digital preservation strategies to ensure the continued accessibility of property records regardless of technological changes.
How To Find Liens on Property In Miami-Dade County?
Locating liens on property in Miami-Dade County requires searching official records maintained by several county agencies. Liens, which represent legal claims against property for unpaid debts or obligations, are documented in public records pursuant to Florida Statute § 55.10 (judgment liens), § 713.08 (construction liens), and other applicable statutes.
To conduct a comprehensive lien search, interested parties should utilize the following resources:
Clerk of Courts Official Records:
- Access the Official Records Search platform
- Search by property address, owner name, or folio number
- Filter results by document type, selecting categories such as:
- Claim of Lien
- Federal Tax Lien
- Construction Lien
- Judgment Lien
- Lis Pendens (pending lawsuit affecting property)
Tax Collector's Office:
- Visit the Tax Collector's website
- Search for the property by folio number or address
- Review for any delinquent property taxes or tax certificates sold
Code Enforcement Liens:
- Contact the Miami-Dade County Code Compliance Division
111 NW 1st Street, 11th Floor
Miami, FL 33128
305-375-2565 - Provide the property address to check for outstanding code violation liens
Utility Liens:
- Contact Miami-Dade Water and Sewer Department
3071 SW 38th Avenue
Miami, FL 33146
305-665-7477 - Inquire about any unpaid utility bills that may have become liens
For the most comprehensive results, a professional title search is recommended, particularly for real estate transactions. Title companies have expertise in identifying all potential encumbrances on property.
Pursuant to Florida Statute § 95.11, different types of liens have varying expiration periods unless renewed:
- Judgment liens: 10 years (renewable for an additional 10 years)
- Construction liens: 1 year unless litigation is commenced
- Code enforcement liens: generally valid until satisfied
What Is Property Owner Rule In Miami-Dade County?
The Property Owner Rule in Miami-Dade County refers to specific regulations governing property ownership rights, responsibilities, and protections established under Florida law and local ordinances. This rule encompasses several key legal principles that affect property owners within the county's jurisdiction.
Central components of the Property Owner Rule include:
Homestead Exemption and Protections:
- Pursuant to Article X, Section 4 of the Florida Constitution and Florida Statute § 196.031, qualified homeowners receive:
- Property tax exemption of up to $50,000 on assessed value
- Protection against forced sale by creditors (except for property taxes, mortgages, mechanics liens)
- Cap on annual assessment increases (Save Our Homes provision) limited to 3% or the Consumer Price Index, whichever is lower
Disclosure Requirements:
- Under Florida Statute § 689.261, sellers must disclose known defects and material facts that affect property value
- Miami-Dade County Ordinance 16-127 requires disclosure of coastal hazard areas and flood zones
Property Rights Protections:
- Florida Statute § 70.001 (Bert J. Harris, Jr. Private Property Rights Protection Act) provides remedies when government regulations inordinately burden property use
- Property owners must receive due process before any taking or restriction of property rights
Maintenance Responsibilities:
- Miami-Dade County Code Chapter 19 establishes minimum maintenance standards for properties
- Property owners are responsible for:
- Maintaining structures in safe condition
- Controlling overgrowth and debris
- Addressing code violations promptly
Special Provisions for Condominiums and HOAs:
- Florida Statute § 718 (Condominium Act) and § 720 (Homeowners' Association Act) establish rights and responsibilities
- Property owners in these communities have specific rights regarding:
- Access to association records
- Participation in governance
- Limitations on assessment increases
Property owners seeking information about their rights and responsibilities may contact:
Miami-Dade County Property Rights Ombudsman
111 NW 1st Street, Suite 1800
Miami, FL 33128
305-375-5311
Hours: Monday-Friday, 8:30 AM to 5:00 PM
The Property Owner Rule is subject to periodic legislative updates and judicial interpretations, so property owners are advised to consult with legal professionals regarding specific situations.
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