Miami Gardens city property records are official documents that show who owns each home, business, and piece of land inside the city. These records also show the value of each property, the taxes paid, and any past sales.
The city of Miami Gardens sits inside Miami-Dade County, so most property records for homes and land in the city are kept by the Miami-Dade County Property Appraiser. Other records, such as deeds and mortgages, are kept by the Miami-Dade Clerk of Court. This page shows you where to look, how to search, and what each office does.
What Miami Gardens City Property Records Include
Property records in Miami Gardens include the owner name, mailing address, parcel number, land size, building size, year built, and the latest sale price. They also show the assessed value, the taxable value, and any exemptions applied to the home or land. You can see past sales, building permits, and in some cases a sketch of the building layout. These records are public, and Florida law lets any person look them up at no cost.
Each record ties to a parcel number, also called a folio number. The folio number is the unique ID the county uses to track the property from year to year. Even when the owner changes, the folio number stays the same. This makes it simple to follow the history of a single piece of land over many years.
Who Maintains Property Records in Miami Gardens
The Miami-Dade County Property Appraiser is the main office that holds parcel data, ownership, assessed value, and exemption records. The city of Miami Gardens does not run its own property database. Instead, the city uses the county’s system. The Property Appraiser sets the value of every property each year as of January 1, and that value drives the tax bill sent later by the Tax Collector.
The Miami-Dade Clerk of Court keeps a separate set of records. This includes recorded deeds, mortgages, liens, satisfactions, and other documents that affect who owns a property. When a home sells, the deed is filed with the Clerk. The Property Appraiser then reads that deed and updates the owner name in the parcel database.
The City of Miami Gardens Building Services Division handles building permits, code enforcement, and zoning questions. If you need to know if a permit was pulled for a new roof or an addition, that office holds those files. Their number is 305-622-8027.
How to Search Miami Gardens Property Records Online
The main tool to search Miami Gardens property records is the Miami-Dade County Property Appraiser’s online portal. The direct link is https://apps.miamidadepa.gov/propertysearch/#/. You can also reach it from the main site at miamidade.gov/pa. No account or login is required to use the search tool. It is free for all users.
Once you open the search page, you will see several boxes where you can type. You can enter a street address, an owner name, a folio number, or a subdivision name. The system will pull up a list of matching parcels. Click any result to see the full record. The record page shows ownership, value, taxes, sales history, building details, and a map view of the parcel.
For a quick map-based view, the Property Appraiser also offers a GIS map tool. This tool lets you zoom in on any street in Miami Gardens, click a parcel, and pull up the same record. The GIS view is helpful when you want to check a property you saw while driving, or when you want to see the shape and size of a lot.
Searching by Address, Owner Name, and Folio Number
Searching by address is the most common method. Type the house number and street name. For example, 18605 NW 27th Ave is the address for Miami Gardens City Hall. A search for that address will show the parcel that holds the city hall building. Results may show more than one match if the address is shared by multiple units, such as a duplex or a shopping plaza.
Searching by owner name works best when you know the full last name. You can also type a business name. The system will return all parcels where that name appears on the ownership line. If the owner has many properties, you may see dozens of results. Narrow the search by adding a first name or a partial street name.
Searching by folio number gives you the fastest and most exact result. The folio is a 13-digit number that looks like 30-1234-567-8900. If you already have this number from a tax bill or a deed, type it in and the record will load in one click. The folio never changes, so it is the most stable way to track a property.
Miami Gardens Property Assessment and Valuation
The Property Appraiser must value every property in Miami Gardens each year as of January 1. The value is based on the market, meaning what similar homes sold for in the area. The office also looks at the size of the land, the size of the building, the location, and the condition. Florida law requires the office to physically inspect each property at least once every five years.
Between physical visits, the office updates values using sales data, building permits, and aerial photos. If you add a pool or finish a garage, the permit you pull will be picked up by the appraiser and your value will rise. If your home’s condition drops, the value may fall.
Once the values are set, the Property Appraiser mails the Truth in Millage notice, also called the TRIM notice, in August. The TRIM shows your proposed value, your exemptions, and the estimated tax. If the value looks too high, the TRIM notice is the first signal that you may want to appeal.
Homestead Exemption and Property Tax Benefits
Florida offers a homestead exemption that can cut up to $50,000 from the assessed value of a primary home. The first $25,000 applies to all property taxes. The second $25,000 applies to the value between $50,000 and $75,000, but not to school district taxes. To get this benefit, you must own the home and live in it as your main home on January 1 of the tax year.
The deadline to file for homestead exemption in Miami-Dade County is March 1. Late filings are only allowed in narrow cases. New owners who miss the March 1 date must wait for the next year. The exemption is filed with the Property Appraiser, not the city or the state.
Extra exemptions exist for seniors 65 and older, people with a total and permanent disability, widows and widowers, and veterans with a service-connected disability. Some totally disabled veterans pay no property tax at all under Florida law. Save Our Homes caps the yearly rise in your assessed value at 3% or the change in the Consumer Price Index, whichever is lower. If you move, you can carry part of that cap to a new home through portability.
Deeds, Titles, and Recorded Documents
Deeds and recorded documents in Miami Gardens are filed with the Miami-Dade Clerk of Court. The Clerk records warranty deeds, quitclaim deeds, mortgages, satisfactions, liens, easements, and other items that affect title to real property. The Property Appraiser reads these documents and updates the owner line, but the original documents live at the Clerk’s office.
You can search the Clerk’s official records online at miamidadeclerk.gov. The search is free. You can look up a record by name, by Official Record book and page, or by recording date. To get a certified copy, you must pay a fee. Regular print copies cost less than certified copies.
When a sale closes, the deed is recorded at the Clerk’s office. The notary date on the deed is the date the Property Appraiser uses for the sale of record. It can take a few weeks for a new sale to show up on the Property Appraiser’s site, since the document has to be scanned, indexed, and then pushed into the parcel database.
Property Tax Payment and TRIM Notices
Property taxes in Miami Gardens are billed and collected by the Miami-Dade Tax Collector, not the city. The Tax Collector mails the bill in early November. Payment is due by March 31 of the following year. A 3% discount is given if paid in November, 2% in December, 1% in January, and the full amount in February or March. After April 1, the bill becomes delinquent and interest is added.
You can pay online, by mail, or in person. A Miami Gardens Tax Collector office has opened to serve local residents, which cuts the drive to central Miami for many homeowners. Online payments are processed through the Tax Collector’s portal at mdctaxcollector.gov.
The TRIM notice is not a tax bill. It is sent in August and shows the proposed value and the proposed tax. The actual tax bill comes later from the Tax Collector. If you disagree with the value on the TRIM, you can contact the Property Appraiser for an informal review or file a formal petition with the Value Adjustment Board before the deadline printed on the notice.
Filing a Property Value Appeal
If you think the value on your TRIM notice is too high, you have the right to appeal. The first step is to call or visit the Property Appraiser’s office. Staff will review your record and may be able to fix errors on the spot, such as a wrong square footage or a missing feature.
If the informal review does not solve the issue, you can file a petition with the Value Adjustment Board, also called the VAB. The petition form is on the Clerk of Court’s website. For tax year 2025, the petition deadline was September 16, 2025. You can also file a petition for tax year 2026 by following the deadline printed on the 2026 TRIM notice.
For tax year 2025, the VAB met on May 27, 2026, in the Miami-Dade County Commission Chambers on the second floor of the Stephen P. Clark Center at 111 NW 1st Street, Miami, Florida. These hearings are run like small court cases. You can bring photos, sales data, and repair estimates to support your case.
Vacant Land, Residential, and Commercial Property Records
Miami Gardens has thousands of parcels in each category. Single-family homes make up the largest share. Condos, townhomes, and rental apartments are also tracked. Each condo unit has its own folio number, even though the land under the building is shared.
Commercial records include retail centers, office buildings, warehouses, and hotels. The same search portal covers these. The folio number for a commercial parcel often includes a section that flags it as commercial. The value method for commercial parcels is based on income and rent data, not just sales prices.
Vacant land records are also kept in the same system. A vacant lot in Miami Gardens will show a market value, a land value, and a tax bill. Many vacant lots have back taxes or liens, so checking the Clerk of Court’s records is also wise before any purchase.
Miami Gardens Housing Market Data 2026
The average home value in Miami Gardens is $475,214, which is down 1.1% over the past year. In the nearby Miami Gardens-Miramar area, the average home value is $477,914, down 2.2% over the past year. These figures come from Zillow housing data for 2026 and reflect the wider South Florida market.
Inventory in Miami-Dade County has grown since 2024, which has slowed the rate of price growth. Buyers now have more options, and sellers face more competition. Condos in particular have seen price softening. Single-family homes in good school zones have held value better than other areas.
For investors, the rental market in Miami Gardens remains strong. Rents have kept pace with home values, so cap rates are still attractive compared to many other U.S. metros. The data is available on Zillow, Realtor.com, and the U.S. Census, and is updated monthly.
Miami Gardens Property Crime and Ownership Trends
The property crime rate in Miami Gardens is 2,429.7 per 100,000 people, based on 2026 data. This rate is higher than the national average but in line with other cities of similar size in South Florida. Knowing the crime rate of a neighborhood is part of doing your homework before you buy.
Ownership in Miami Gardens has shifted over the past ten years. Investor buyers now hold a larger share of single-family homes than they did before 2020. This has affected the rental market and the speed at which values move. Public property records make it simple to see if a home is owned by a person or a company.
How to Request Certified Copies of Records
If you need a certified copy of a deed, mortgage, or lien, contact the Miami-Dade Clerk of Court. You can order online, by mail, or in person. The fee for a certified copy is set by Florida Statute. Plain copies cost less than certified ones. The Clerk’s office is the only office that can certify recorded documents.
If you need a certified copy of a tax bill, contact the Tax Collector. If you need proof of exemption, contact the Property Appraiser. Each office only certifies records it owns. Always check the fee and the turnaround time before you place an order.
Public Records Requests Under Florida Law
Florida’s public records law, Chapter 119, says that any record held by a government office is open to the public unless a specific law says it is closed. You can ask for records in person, by phone, by mail, or by email. There is no required form. The office must respond in a reasonable time.
Copy fees apply for printed records. Single-sided copies cost 15 cents. Two-sided copies cost 20 cents. If a request takes a lot of staff time to pull, the office may charge a special service fee. You can ask for a cost estimate before the office starts the work.
Not all records are held by one office. Property Appraiser records cover value, ownership, and exemptions. Clerk of Court records cover deeds and liens. Building Services records cover permits and code cases. Tax Collector records cover tax bills and payments. Knowing which office holds which record saves time.
Common Mistakes When Searching Property Records
A common mistake is searching by a partial address. If you type “NW 27” instead of the full street name, you may pull up the wrong city or the wrong block. Always type the full street name, including the suffix such as Ave, Blvd, or Ter.
Another mistake is to assume the owner line is the person who lives in the home. Many Miami Gardens homes are owned by LLCs, trusts, or banks. If you need to contact the owner, you must look at the mailing address line, not the owner line. The mailing address is where the Tax Collector sends the bill.
A third mistake is to ignore liens and code cases. A property may show a clean value but carry a code enforcement lien from the city. Check the Clerk of Court records and the city’s Building Services records before you close on any purchase.
How Often Records Are Updated
The Property Appraiser updates the parcel database every day. Sales, permits, and exemption changes flow into the system as they are recorded. However, the assessed value on the public site is the certified value for the current tax year. The next year’s value is not posted until the TRIM notices go out in August.
The Clerk of Court records are updated the day a document is recorded. Most deeds are recorded within a few days of closing. You may see a sale on the Clerk’s site before it shows up on the Property Appraiser’s site, since the appraiser has to read the deed and update the parcel.
Miami Gardens Property Records for Real Estate Professionals
Real estate agents, brokers, and title agents use the same public tools that homeowners use. The difference is volume. Professionals often run batch searches by owner name to pull comps and check liens. Some pay for third-party tools that combine county data with MLS data for faster analysis.
Investors use the public records to find off-market deals. A home with a long-time owner, a low value, or a large lot is a target for a mail campaign. Public records also help in tracking down heirs for probate sales.
Surveyors and lawyers use the GIS map tool to check boundaries, easements, and right-of-way. The GIS layer shows flood zones, zoning, and council districts. The data is not a substitute for a survey, but it is a good first check.
Privacy and Use of Public Records
Florida law treats property records as public, but it also limits how they can be used. You cannot use public records to stalk, harass, or commit identity theft. The law also blocks the use of public records for mass marketing without a clear opt-out path.
The Property Appraiser’s office does not sell your data, but third-party sites may scrape public records and resell them. If you own a home in Miami Gardens and want to limit how your name appears on such sites, you can ask the sites to remove your record under Florida’s data broker rules.
Miami Gardens City Property Records: Office and Contact Information
For property value, ownership, and exemption records:
Miami-Dade County Property Appraiser
200 South Biscayne Boulevard, Miami, FL 33128
Phone: 305-375-4712
Website: miamidade.gov/pa
Property Search Portal: https://apps.miamidadepa.gov/propertysearch/#/
Hours: Monday to Friday, 8:00 a.m. to 5:00 p.m.
For deeds, mortgages, and recorded documents:
Miami-Dade Clerk of Court
73 West Flagler Street, Miami, FL 33130
Phone: 305-275-1155
Website: miamidadeclerk.gov
Hours: Monday to Friday, 8:00 a.m. to 4:30 p.m.
For tax bills and payments:
Miami-Dade Tax Collector
200 Northwest 2nd Avenue, Miami, FL 33128
Phone: 305-270-1316
Website: mdctaxcollector.gov
Hours: Monday to Friday, 8:00 a.m. to 5:00 p.m.
A local Miami Gardens Tax Collector office has also opened to serve residents. Check the Tax Collector website for the current address and hours of the Miami Gardens branch.
For city permits, zoning, and code cases:
City of Miami Gardens Building Services Division
18605 NW 27th Avenue, Miami Gardens, FL 33056
Phone: 305-622-8027
City Hall Phone: 305-622-8000
Website: miamigardens-fl.gov
Hours: Monday to Friday, 8:00 a.m. to 5:00 p.m.
Frequently Asked Questions About Miami Gardens City Property Records
The questions below cover the most common topics people search for when they look up property records in Miami Gardens. Each answer gives a direct, citation-ready response with the latest available facts.
1. How do I look up property records in Miami Gardens FL?
You can look up any property record in Miami Gardens through the Miami-Dade County Property Appraiser’s online search portal at https://apps.miamidadepa.gov/propertysearch/#/. The portal is free, and no login is required. You can search by street address, owner name, folio number, or subdivision. Each result shows the owner, the mailing address, the assessed value, the taxable value, the exemptions, the land size, the building size, and the full sales history. For deeds, mortgages, and liens, search the Miami-Dade Clerk of Court records at miamidadeclerk.gov. The Clerk holds the original recorded documents, and the Property Appraiser pulls ownership data from those records.
2. Are Miami Gardens property records free to access?
Yes, the online search tools are free for both the Property Appraiser and the Clerk of Court. You can view ownership, value, sales, and tax data at no cost. If you need a printed or certified copy of a deed or mortgage, the Clerk charges a fee set by Florida law. Plain copies are 15 cents per single-sided page and 20 cents per double-sided page. Certified copies cost more. The Property Appraiser also charges for non-standard research or bulk data exports. For most homeowners, the basic online search is all that is needed.
3. What is the difference between the Property Appraiser and the Tax Collector?
The Property Appraiser sets the value of your property and tracks ownership and exemptions. The Tax Collector bills and collects the property tax based on that value. The two offices are separate. The Property Appraiser’s work feeds into the Tax Collector’s bill. If you disagree with your value, you contact the Property Appraiser. If you want to pay your bill or set up a payment plan, you contact the Tax Collector. Knowing which office handles which task saves time when you have a question about your property.
4. How often are Miami Gardens property values updated?
The Property Appraiser sets a new value every year as of January 1. That value is the official value for the tax year. The proposed value is mailed to owners on the TRIM notice in August. If no appeal is filed, the value stands and is used on the tax bill sent by the Tax Collector in November. The Property Appraiser physically inspects each property at least once every five years, but values are updated every year using sales data, permits, and aerial photos. Between January and August, the public search site shows the most recent certified value, not a mid-year estimate.
5. Can I get a copy of a deed for a Miami Gardens property online?
Yes, you can view most recorded deeds online through the Miami-Dade Clerk of Court records search at miamidadeclerk.gov. The search is free, and you can pull up a scanned image of the deed. A printed or certified copy costs a fee. For a plain print, the cost is 15 cents per single-sided page. For a certified copy, the cost is higher and the turnaround time is longer. If you need a certified copy for a real estate closing, order it well in advance of the closing date.
6. What is the deadline to file homestead exemption in Miami Gardens?
The deadline to file for homestead exemption in Miami-Dade County, which includes Miami Gardens, is March 1 of the tax year. You must own the home and live in it as your main home on January 1 of that year. Late filings are only accepted in narrow cases, such as a military deployment or a court-ordered delay. New owners who miss March 1 must wait until the next year to file. The exemption is filed with the Property Appraiser, and the form is on the office’s website.
7. How do I appeal my property assessment in Miami Gardens?
To appeal your property assessment, first contact the Property Appraiser’s office for an informal review. Staff can check for errors such as wrong square footage or missing features. If the issue is not solved, you can file a formal petition with the Value Adjustment Board, or VAB, through the Clerk of Court’s website. The deadline is printed on your TRIM notice, which is mailed in August. For tax year 2025, the petition deadline was September 16, 2025. The VAB hearing is held in person, and you can bring photos, sales data, and repair estimates to support your case.