Miramar City property records are public files that show who owns each parcel of land, how the land is used, its assessed value, and any taxes owed. These records are kept by the Broward County Property Appraiser and the Broward County Clerk of Courts.
Miramar sits in the southern part of Broward County, Florida, and has a population of about 134,721 people. Every home, condo, business, and vacant lot in Miramar is tracked through the county’s property record system.
You can search these records for free using the Broward County Property Appraiser website at bcpa.net. You can search by owner name, street address, or folio number. The records show the current owner, the legal description of the land, the size of the lot, the size of any buildings, the year built, the most recent sale price, and the assessed value for tax purposes.
This page covers how Miramar property records work, where to search them, what each record contains, and how to use them for buying, selling, or checking your own property.
How Miramar Property Records Are Managed
Miramar is a city inside Broward County. The county handles all property records for every city and town within it. Two main county offices manage these records.
The Broward County Property Appraiser is Marty Kiar. His office sets the value of every property each year for tax purposes. The office keeps the parcel database, tracks ownership changes, and handles exemption applications. The office is at 115 S Andrews Avenue, Room 111, Fort Lauderdale, FL 33301. The phone number is (954) 357-6830. The email is bcpamail@bcpa.net. The website is bcpa.net.
The Broward County Clerk of Courts holds all recorded documents. This includes deeds, mortgages, liens, easements, and court judgments that affect Miramar parcels. The Clerk’s records are called Official Records. They are public under Florida law.
Florida law under Chapter 193 of the Florida Statutes requires the Property Appraiser to assess every real property at just value each year. Just value means what the property would sell for on the open market. The Broward County office completes this work for the whole county, including all of Miramar.
Miramar has a mix of property types. You will find single-family homes, townhouses, condos, apartment buildings, retail centers, warehouses, and vacant land. The city also has several master-planned communities like Sunset Lakes, Silver Lakes, and Monarch Lakes. Each type of property has its own use code in the records, which affects how it is valued.
How to Search Miramar Property Records
The Broward County Property Appraiser website at bcpa.net is the main tool for Miramar parcel searches. The search is free and open to the public. You do not need an account or a login.
You can search a Miramar parcel in several ways:
- Owner name – enter the full name or last name to see all parcels linked to that person
- Property address – enter the street number and name to see a single parcel
- Folio number – Broward’s unique parcel ID, also called the parcel number
- Subdivision name – useful for finding all parcels in a planned community
- Condo building and unit number – for condo owners
Each search result shows a record card for the parcel. The record card includes the owner name, mailing address, legal description, property use code, land area in square feet, building data, year built, just value, assessed value, taxable value, and any active exemptions. You will also see the full sales history with dates and prices for past transfers.
For Miramar properties in homeowner association communities, the record may also show the subdivision name, the plat book and page reference, and the lot number. These details help confirm you are looking at the right parcel.
If you only know the general area, you can use the GIS map on the bcpa.net website. The map lets you zoom in on any street in Miramar, click on a parcel, and pull up the full record. The map is helpful when addresses are new or when you are researching multiple parcels in the same neighborhood.
What Miramar Property Records Show
A standard Miramar parcel record from the Broward County Property Appraiser contains the following data points.
- Owner of record – the current legal owner and the mailing address on file
- Folio number – the unique Broward County parcel ID number
- Legal description – the lot and block reference from the recorded deed or plat
- Property use code – shows if the parcel is single family, condo, multi-family, commercial, industrial, agricultural, or vacant land
- Land area – the lot size in square feet
- Building data – living area, number of bedrooms, bathrooms, stories, and construction type
- Year built – the original construction year plus any effective year after major renovation
- Just value – the annual market value estimate required by Florida law
- Assessed value – the value used to calculate taxes, which may be lower than just value for homesteaded properties due to the Save Our Homes cap
- Taxable value – the assessed value minus all applicable exemptions
- Active exemptions – homestead, senior, disability, veteran, widow, or other exemptions on file
- Sales history – all recorded transfers with dates, prices, and document numbers
For Miramar homes in flood zones, the property record may also link to the Federal Emergency Management Agency flood map data. Many parts of Miramar sit near the Everglades and have flood zone designations. The property record itself does not show the flood zone, but the GIS map layer can be used alongside the record for a complete picture.
Searching Miramar Property Records by Owner Name
To find Miramar property records by owner name, go to bcpa.net and click the property search link. Type the owner’s last name first. If the owner has a common name, you can add the first name to narrow the results. The search returns every parcel in Broward County tied to that name.
You can also search by business name for commercial parcels. Many Miramar retail centers, office parks, and warehouses are owned by LLCs or corporations. The owner name search shows the legal entity name on the deed.
For inherited property, the owner name may not match the deceased person’s name. After probate, the new owner of record is updated in the property appraiser database. This can take a few months after the deed is recorded with the Clerk of Courts.
Searching Miramar Property Records by Address
The address search is the fastest way to look up a single Miramar property. Type the full street address including the city and zip code. The system pulls up the parcel tied to that address.
For condos in Miramar, you may need to add the unit number. For example, searching 3300 SW 122nd Avenue will pull up the main parcel, but unit-specific data requires the unit number. If the address search returns no results, the property may be new and not yet entered into the database, or the address may be spelled differently than the official record.
Miramar uses standard street suffixes like Street, Avenue, Boulevard, Drive, Lane, and Terrace. Many streets also have compass directions like NW, NE, SW, or SE. Make sure to include the correct direction in your search.
Miramar Parcel Number Lookup
Every Miramar parcel has a unique folio number. This number follows the parcel through every change in ownership, value, or exemption. The folio number format in Broward County is a series of numbers separated by dashes, for example 51-40-27-12-0010.
You can see the folio number on any property tax bill, TRIM notice, or recorded deed. If you have the folio number, you can go directly to the parcel record by typing it into the folio search on bcpa.net. This is the most accurate way to look up a specific parcel because there is no chance of pulling up a different property with a similar address or owner name.
The folio number also helps when you need to match records between the Property Appraiser, the Tax Collector, and the Clerk of Courts. Each office uses the same folio to track the same parcel.
Homestead Exemption for Miramar Homeowners
Florida’s homestead exemption lowers the taxable value of a primary residence by up to $50,000. The first $25,000 applies to all property taxes. The second $25,000 covers the portion of assessed value between $50,000 and $75,000 and applies to all taxes except school district taxes.
To get the homestead exemption in Miramar, you must own the property and use it as your permanent primary residence as of January 1 of the tax year. You must also be a Florida resident. The application deadline is March 1 each year. Late applications are accepted but may not apply until the following year.
You can apply for the homestead exemption at bcpa.net, by mail, or in person at the Property Appraiser’s office at 115 S Andrews Avenue, Room 111, Fort Lauderdale, FL 33301. You will need to show proof of ownership, Florida residency, and that the property is your primary home. Common proofs include a Florida driver’s license, vehicle registration, and voter registration.
The Save Our Homes cap under Section 193.155 of Florida Statutes limits yearly increases in the assessed value of a homesteaded property to 3% or the rate of inflation, whichever is lower. This cap builds over time. When you sell your Miramar home and buy another Florida home, you can transfer up to $500,000 of the cap savings to your new property. This is called portability. The portability application is also filed with the Property Appraiser by March 1.
Other exemptions available in Broward County include the low-income senior exemption, total disability exemption, widow or widower exemption, and veterans exemptions. The veterans exemptions include the combat-wounded veteran exemption and the first responder total disability exemption. Each has its own eligibility rules and required documents.
City of Miramar Government Resources
The City of Miramar runs its own municipal services. City Hall is at 2300 Civic Center Place, Miramar, FL 33025. The main city phone is (954) 602-3000. The city website is miramarfl.gov. Miramar provides zoning, code compliance, public works, parks, and local services.
The Miramar Building Division handles permits for construction, renovation, electrical, plumbing, and mechanical work. The Building Division is at 1700 Civic Center Place, Miramar, FL 33025. You can search permit records through the Accela Citizen Access portal linked from the city website. The permit search shows permits by address, permit number, owner name, or contractor name. Each permit record shows the scope of work, fees paid, inspection results, and final status.
Checking the permit history before buying a Miramar property is a smart step. It shows what work was done with permits, whether inspections passed, and whether any open permits remain. Open permits can become a problem at closing or during a future sale.
The Miramar Planning and Zoning Division handles land use questions, zoning complaints, and variance requests. You can contact the Planning Division through the city website or by calling the main city number. The zoning map is also available at the Building Division counter.
Official Records at the Broward County Clerk
Deeds, mortgages, liens, court judgments, and other recorded documents for Miramar parcels are filed with the Broward County Clerk of Courts. Under Chapter 28 of Florida Statutes, the Clerk keeps the Official Records index. The Clerk’s office is in the Broward County Courthouse at 201 SE 6th Street, Fort Lauderdale, FL 33301.
The Clerk’s records include the following for Miramar properties:
- Warranty deeds and quitclaim deeds
- Mortgages and satisfaction of mortgage documents
- Mechanic’s liens and releases
- Lis pendens filings
- Judgment liens
- Easements and plats
- Homeowner association documents
You can search Official Records online through the Clerk’s public access portal at browardclerk.org. Search by party name, document type, recording date, or book and page. Many records can be viewed and downloaded for free. Certified copies cost a per-page fee set by Florida law.
Public access to these records is a right under Chapter 119 of Florida Statutes, the Public Records Law. The Clerk cannot deny access to a recorded document just because you are not the owner or do not live in Miramar.
TRIM Notice and Property Tax Calendar
Every August, the Broward County Property Appraiser mails a TRIM notice to every property owner in the county, including Miramar. TRIM stands for Truth in Millage. The notice is not a tax bill. It tells you the proposed assessed value for next year, the exemptions on file, and the proposed millage rates from each taxing authority.
For Miramar properties, the taxing authorities include Broward County, the City of Miramar, the School Board of Broward County, the South Florida Water Management District, and any special districts like the Children’s Services Council or the Broward County Library System.
If you think your proposed value is too high, or an exemption is missing, you have 25 days from the date on the TRIM notice to file a petition with the Broward County Value Adjustment Board, or VAB. The VAB holds a hearing in front of a special magistrate. You can bring evidence like comparable sales, an independent appraisal, or documentation of a denied exemption.
Final millage rates are set after public budget hearings in September. Tax bills are mailed in November. Early payment discounts apply as follows: 4% in November, 3% in December, 2% in January, and 1% in February. The last day to pay without penalty is March 31. After April 1, the county may start the tax certificate sale process for unpaid taxes under Chapter 192 of Florida Statutes.
Miramar Property Market Snapshot
Miramar is one of the larger cities in Broward County by population. The city sits between Miami-Dade and Broward counties, just west of I-75. In January 2026, the median sale price for a Miramar home was $645,000, up 3.2% from the same month a year earlier. The city has a mix of older homes from the 1960s and 1970s and newer construction from the 2000s and later.
Popular Miramar communities include Silver Lakes, Sunset Lakes, Monarch Lakes, Riviera Isles, and Nautica. Each community has its own set of HOA rules and fees, which are not tracked in the property record. You will need to contact each HOA separately for that data.
For commercial property in Miramar, the records show use codes for retail, office, warehouse, and mixed-use buildings. Miramar has commercial corridors along Miramar Parkway, Pembroke Road, and University Drive. Industrial parcels sit near the Miramar Park of Commerce, one of the largest business parks in South Florida.
Vacant Land and Flood Zone Records in Miramar
Miramar has vacant parcels scattered through the city, especially near the western edge near the Everglades. These parcels show up in the property record with a vacant land use code. The record shows the land area, zoning classification, and any agricultural classification on file.
Flood zone data is not stored in the property record itself. To check the flood zone for a Miramar parcel, you can use the FEMA flood map at msc.fema.gov or the GIS layer on the Broward County Property Appraiser map. Many Miramar parcels fall in flood zones labeled A, AE, or X. Lenders require flood insurance for properties in high-risk zones.
Contact Information for Miramar Property Records
Broward County Property Appraiser
Address: 115 S Andrews Avenue, Room 111, Fort Lauderdale, FL 33301
Phone: (954) 357-6830
Email: bcpamail@bcpa.net
Website: bcpa.net
Broward County Clerk of Courts
Address: 201 SE 6th Street, Fort Lauderdale, FL 33301
Website: browardclerk.org
City of Miramar
Address: 2300 Civic Center Place, Miramar, FL 33025
Phone: (954) 602-3000
Website: miramarfl.gov
Miramar Building Division
Address: 1700 Civic Center Place, Miramar, FL 33025
Broward County Tax Collector
Website: browardtax.org
Frequently Asked Questions About Miramar City Property Records
Below are the most common questions people ask about looking up and using Miramar property records in Broward County, Florida. Each answer is based on the official sources listed above and current Florida law.
1. Where can I search Miramar property records for free?
You can search Miramar property records for free at the Broward County Property Appraiser website, bcpa.net. The site lets you look up any Miramar parcel by owner name, street address, or folio number. The search results show the current owner, property details, value, exemptions, and sales history. You do not need to register or pay a fee. For recorded documents like deeds and liens, the Broward County Clerk of Courts at browardclerk.org also provides free online access to many official records, though certified copies carry a per-page fee.
2. How do I find out who owns a property in Miramar, Florida?
To find the current owner of a Miramar property, go to bcpa.net and run an address search or owner name search. The property record shows the legal owner of record and the mailing address on file. If the property recently sold, the new owner may not yet appear if the deed has not been recorded. For the most current recorded owner, check the Official Records at browardclerk.org, which shows the grantee on the most recent deed.
3. What is the difference between just value, assessed value, and taxable value for Miramar homes?
Just value is the appraiser’s estimate of what the property would sell for on the open market. Assessed value is the value used in the tax calculation, which can be lower than just value if the Save Our Homes cap applies. Taxable value is the assessed value minus all approved exemptions, such as the homestead exemption. For example, a Miramar home with a $400,000 just value, a capped assessed value of $300,000, and a $50,000 homestead exemption would have a $250,000 taxable value.
4. How do I file a homestead exemption for my Miramar home?
You can file a homestead exemption at bcpa.net, by mail, or in person at the Property Appraiser’s office at 115 S Andrews Avenue, Room 111, Fort Lauderdale, FL 33301. The deadline is March 1 of the tax year. You will need to provide proof of ownership, Florida residency, and that the Miramar home is your primary residence. Common documents include a Florida driver’s license, vehicle registration, and voter registration showing the Miramar address.
5. Can I see who bought a Miramar home and what they paid?
Yes. The Broward County Property Appraiser record shows the sales history for every Miramar parcel. Each sale entry includes the sale date, sale price, document number, and the type of deed recorded. The Clerk of Courts Official Records at browardclerk.org also shows the recorded deed for the sale. Sales data is public under Florida law. Keep in mind that the recorded price may differ from the actual transaction if there was a private side agreement, but most sales reflect the true transaction price.
6. How do I appeal my Miramar property’s assessed value?
If you disagree with the assessed value shown on your TRIM notice, file a petition with the Broward County Value Adjustment Board within 25 days of the TRIM notice date. You can file online or by mail. The VAB sets a hearing in front of a special magistrate. You will need to bring evidence such as comparable sales, an independent appraisal, photos, or repair estimates. If the VAB rules in your favor, the assessed value is reduced and the Property Appraiser adjusts the tax roll.
7. Are Miramar property records public?
Yes. Miramar property records are public under Florida law, including the Public Records Law in Chapter 119 of the Florida Statutes. Anyone can search and view records at bcpa.net and browardclerk.org. Certain personal details, like Social Security numbers and bank account numbers, are redacted from public documents. The owner’s name, mailing address, parcel details, value, and sales history are all open to the public.