Miami-Dade County CAD property search, appraiser records, exemptions and tax payment help
Use this Miami-Dade County CAD-style guide to search official property records, find a folio number, check assessed and taxable value, apply for homestead exemption, read your TRIM notice, file a Value Adjustment Board petition and avoid sending tax-payment questions to the wrong office.
Important: Miami-Dade County, Florida does not use a Texas-style Central Appraisal District. The correct appraisal office is the Miami-Dade Property Appraiser. The correct payment office is the Miami-Dade County Tax Collector.
Quick answer: how Miami-Dade County CAD search really works
For Miami-Dade County, Florida, the “CAD” search task should go through the official Miami-Dade Property Appraiser Property Search application. It lets users search properties and review key characteristics that affect value.
Use the Property Appraiser for ownership shown in appraisal records, folio number, taxable value, exemptions, TRIM notice and value questions. Use the Tax Collector for tax bills, discounts, payment status, receipts and delinquent taxes. Use the Clerk and Value Adjustment Board for petitions and official records.
Quick navigation for Miami-Dade property owners
How to search Miami-Dade property records step by step
The official property search is the first place to check before you apply for exemptions, file a VAB petition, compare values, pay taxes or research ownership.
If Miami-Dade property search gives no result
Most search failures happen because the address or owner format is too exact. Try these fixes before assuming the property is missing.
| Problem | Try this | Why it helps |
|---|---|---|
| Address does not appear | Search only street number and street name. Remove unit, suffix or extra words first. | Miami-Dade addresses can include condo units, directional terms and municipality variations. |
| Condo unit missing | Search building address first, then match unit number and folio. | Large condo buildings may return many similar records. |
| Owner name search fails | Use last name only, business name keyword, trust name or folio if known. | Owners may be listed with trusts, LLCs, estates, spouse names or abbreviations. |
| Too many results | Use folio number, municipality, building address or map search. | Miami-Dade has many duplicate names and similar street addresses. |
| Tax amount looks different from value page | Open the Tax Collector site and compare the bill. | Tax bills include millage, exemptions, discounts and non-ad valorem assessments. |
What Miami-Dade property record fields mean
A property record is helpful, but it is not a deed, survey, title report or tax receipt. Use the correct record for the correct task.
| Field | Meaning | How to use it |
|---|---|---|
| Folio number | 13-digit unique number associated with the property | Use it for property search, tax bills, exemption questions and VAB petitions. |
| Owner name | Owner shown in Property Appraiser records | Useful for research, but recorded documents should verify legal ownership. |
| Property address | Physical site address or unit location | Confirm before relying on value, exemption or tax data. |
| Just value | Property Appraiser’s market value estimate | Compare against similar sales, unit type, location, condition and waterfront or non-waterfront status. |
| Assessed value | Value after assessment limitations may apply | For homestead property, this may be lower than just value due to Save Our Homes limits. |
| Taxable value | Value after exemptions are applied | This is closer to what taxing authorities use for ad valorem taxes. |
| Exemptions | Homestead, senior, disability, veteran or other exemption benefits | Missing exemption lines can increase your tax bill, so check this early. |
| Property characteristics | Building size, land, year built, use code and improvement details | Use this to find record mistakes before a VAB petition or correction request. |
Property Appraiser vs Tax Collector vs VAB: which one do you need?
This is the most important difference. The Property Appraiser values property. The Tax Collector collects taxes. The VAB handles formal assessment disputes.
| Your task | Correct office | Best next action |
|---|---|---|
| Search property, folio or value | Miami-Dade Property Appraiser | Use official property search. |
| Apply for homestead exemption | Property Appraiser | Apply online or submit required documents by March 1. |
| Correct property information | Property Appraiser | Use property information correction resources and provide proof. |
| Challenge assessed value | Value Adjustment Board | File a petition by the deadline shown after TRIM notice mailing. |
| Pay property taxes | Miami-Dade County Tax Collector | Use real estate tax payment resources and save receipt. |
| Find deed or official records | Clerk of the Court and Comptroller | Use official records search, not appraisal records as legal proof. |
Miami-Dade homestead exemption and Save Our Homes help
Before focusing only on market value, check exemptions. In Florida, homestead exemption, Save Our Homes limits and portability can make a major difference.
How to handle a Miami-Dade property value disagreement
If your TRIM notice value looks wrong, act quickly. The TRIM notice includes property values, exemption benefits, proposed taxes and budget hearing information.
Evidence checklist that actually helps in Miami-Dade
Good evidence is local, dated and tied to the exact property. Miami-Dade values can change heavily by building, unit line, waterfront status, municipality, flood exposure and neighborhood.
- Recent comparable sales near the property
- Same building condo sales when possible
- Photos of condition, water intrusion or damage
- Repair estimates from licensed contractors
- Recent purchase or closing statement
- Wrong square footage
- Wrong unit, building or improvement details
- Incorrect property use code
- Missing exemption or portability issue
- Incorrect land or building characteristics
- Only saying taxes are too high
- Random online value estimate
- Comps from different condo buildings without adjustment
- Old sales from a different market period
- Photos without dates or explanation
Important Miami-Dade property tax dates
Use your official TRIM notice and Tax Collector bill for exact dates. These are practical Florida guideposts.
| Date / period | What it means | Smart action |
|---|---|---|
| January 1 | Florida property status, ownership and value are generally measured as of this date. | Confirm ownership, residency, condition and exemption eligibility early. |
| March 1 | Miami-Dade homestead and other exemption application deadline. | Apply early and save proof of submission. |
| By August 24 | Miami-Dade Property Appraiser sends TRIM Notices to property owners. | Review values, exemptions and proposed taxes immediately. |
| 25 days after TRIM mailing | Common VAB value petition deadline rule. | Check the exact petition deadline on your TRIM notice or VAB page. |
| November | Florida tax bills usually begin payment season with the highest early-payment discount. | Check the Tax Collector site and save receipt after payment. |
| April 1 | Unpaid Florida property taxes generally become delinquent. | Verify payment status before delinquency and added costs. |
How to pay Miami-Dade real estate property taxes
Tax payment questions go to the Miami-Dade County Tax Collector, not the Property Appraiser.
Miami-Dade condo, townhome and high-rise search tips
Miami-Dade has many high-rise condo and townhome records. A small search mistake can open the wrong unit.
- Search by folio number when possible
- Match unit number carefully
- Compare same building sales first
- Check floor, view and line differences
- Check land and building characteristics
- Review homestead and Save Our Homes
- Compare nearby similar homes
- Document condition and repairs
- Check taxable value, not only market value
- Watch exemption changes after purchase
- Review non-ad valorem charges
- Use actual tax bill before underwriting
Helpful Miami-Dade property search video
This video is useful for learning how to use the Miami-Dade Property Appraiser search. Use it as a practical walkthrough, then verify values, deadlines and filings on official Miami-Dade websites.
Common Miami-Dade property owner mistakes
| Mistake | Why it causes problems | Better action |
|---|---|---|
| Using a Texas CAD deadline | Miami-Dade uses Florida TRIM and VAB timelines. | Use March 1 for exemptions and TRIM/VAB deadline for value appeals. |
| Calling Property Appraiser for tax receipt | The Property Appraiser does not collect taxes. | Use the Tax Collector for payments and receipts. |
| Ignoring folio number | Miami-Dade properties can have similar addresses, owners and unit numbers. | Use the 13-digit folio number for accuracy. |
| Missing homestead exemption deadline | Missing March 1 can cost exemptions and Save Our Homes benefits. | Apply early through the official exemption portal. |
| Comparing wrong condo units | Building, line, floor, view and condition can change value. | Use same-building or very similar unit comps where possible. |
Documents to keep ready before you search, appeal or pay
Miami-Dade Property Appraiser and tax contact details
| Office | Official detail | Use this for |
|---|---|---|
| Property Appraiser | 111 NW 1st Street, Miami, FL 33128 | Property search, folio, value, exemptions, property characteristics and TRIM questions. |
| Property Appraiser phone | 305-375-4712 | General property appraisal and exemption help. |
| Tax Collector | Miami-Dade County Tax Collector | Real estate tax payment, receipts, balances and delinquent tax questions. |
| Value Adjustment Board | Miami-Dade Clerk / VAB | Formal petitions and petition status after TRIM notice. |
| Official Records | Miami-Dade Clerk of the Court and Comptroller | Deeds, liens, official records, certified copies and property fraud alert resources. |
Miami-Dade Property Appraiser office map
Use this map for directions to 111 NW 1st Street in Miami. For exemption, TRIM, VAB or payment deadlines, use official online resources first and call the correct office before visiting.
Official Miami-Dade property resources
Use these official links before searching, filing, paying, appealing or visiting an office.
Miami-Dade Property Appraiser official website Miami-Dade Property Appraiser property search Miami-Dade online exemptions application Miami-Dade homestead exemption information Miami-Dade TRIM notice information Miami-Dade Tax Collector real estate tax payments Miami-Dade Value Adjustment Board Miami-Dade Clerk official records Florida Department of Revenue property tax exemptions Florida Department of Revenue VAB petition guideMiami-Dade County CAD property search FAQs
What is the official Miami-Dade County CAD property search website?
Miami-Dade does not have a Texas-style CAD office. Use the official Miami-Dade Property Appraiser website and Property Search application.
What is the Miami-Dade Property Appraiser phone number?
The main phone number is 305-375-4712.
Where is the Miami-Dade Property Appraiser located?
The main office is at 111 NW 1st Street, Miami, Florida 33128.
What is a Miami-Dade folio number?
A folio number is a 13-digit unique number associated with a property. Use it when searching property records, tax bills, exemptions and VAB petitions.
How do I search Miami-Dade property by address?
Open the Property Appraiser search and enter a simple address. For condos, match the unit number and folio number carefully.
How do I search Miami-Dade property by owner?
Use the owner search option. If the full name does not work, try last name only, trust name, business name or folio number.
Does the Property Appraiser collect property taxes?
No. The Property Appraiser handles value and exemptions. Tax payments and receipts are handled by the Miami-Dade County Tax Collector.
What is the Miami-Dade homestead exemption deadline?
Miami-Dade Property Appraiser states homestead applications and required documents must be submitted by March 1.
When are Miami-Dade TRIM notices sent?
Miami-Dade Property Appraiser states TRIM Notices are sent to all property owners by August 24.
How long do I have to file a VAB petition?
Florida VAB value petitions are generally due within 25 days after the Property Appraiser mails the TRIM notice. Always check your TRIM notice or the Miami-Dade VAB page for the exact year deadline.
What evidence helps with a Miami-Dade value appeal?
Helpful evidence includes comparable sales, condo unit comparisons, condition photos, repair estimates, recent purchase documents, flood or storm damage proof and incorrect property-characteristic proof.
Can I use Property Appraiser records as legal ownership proof?
No. Property Appraiser records are useful for appraisal research. For deeds, liens and legal ownership documents, use Miami-Dade Clerk official records or professional title help.
Last editorial check: June 2026. Official phone numbers, deadlines, office hours, links, forms, payment rules and property data can change. Confirm with the Miami-Dade Property Appraiser, Miami-Dade County Tax Collector or Miami-Dade VAB before filing, paying, appealing or visiting.
Estimate Taxes, Exemptions, Escrow, Protest Savings and Next Steps
This sitewide tool helps homeowners, buyers, sellers and investors understand property tax numbers before they check the official county appraisal district or tax office. It runs in your browser, does not collect personal data and gives practical next steps after each calculation.
What are you trying to do today?
Choose your main goal. The tool will guide you to the right calculation or next step.
Use Tax, Exemption and Protest tabs to understand your appraisal notice and possible savings.
Use Buyer Budget and Monthly Escrow before relying only on a mortgage payment estimate.
Property Tax Estimate Calculator
Estimate annual tax using property value, assessment ratio, exemptions and local tax rate.
Homestead and Exemption Savings
Estimate how much a homestead, senior, disabled, veteran or local exemption may reduce annual tax.
Monthly Escrow / Ownership Cost
Estimate monthly property tax, insurance, HOA and reserve cushion. Useful for buyers and homeowners comparing affordability.
Property Tax Protest Savings
Estimate possible savings if your appraised value is reduced after a protest, evidence review or correction.
Appraised Value Growth / Cap Impact
Estimate how a value increase or appraisal cap may affect taxable value. Rules vary by state, county and exemption status.
Home Buyer Monthly Budget Estimate
Estimate a more realistic monthly ownership cost by adding mortgage, property tax, insurance and HOA.
Find Official County CAD and Tax Resources
Enter county and state to create safe search links. This avoids guessing official URLs and helps users find the correct county appraisal district, property search, tax payment and exemption pages.
Why this tool helps your site
It gives visitors an interactive reason to stay on the page, calculate their own numbers and move from general reading to practical action.
Best placement
- Below county CAD articles
- Before FAQ section on long posts
- Inside sidebar or after first major section on desktop
Estimate disclaimer
Values are educational estimates. Visitors should confirm final values, exemptions, tax rates, payment status and deadlines with official county resources.