Search Miami Beach Property Tax Records

Miami Beach property tax records are public documents managed by Miami-Dade County offices. Despite having "Beach" in the name, Miami Beach is a separate city on a barrier island, and its property taxes are not handled by the city. The Miami-Dade County Property Appraiser sets assessed values for all Miami Beach parcels, and the Miami-Dade County Tax Collector handles billing and payment. This guide covers how to find assessment data, what exemptions apply, how to challenge a value, and where to pay.

Miami-Dade County Tax Administration for Miami Beach

Miami Beach is a city in Miami-Dade County, located on a barrier island east of the mainland. Property tax work for Miami Beach does not run through the city. It runs through Miami-Dade County offices in Miami. The Miami-Dade County Property Appraiser values every parcel in Miami Beach. The Miami-Dade County Tax Collector handles billing and collection. The county handles all cities within its borders the same way.

Miami Beach has some of the highest property values in Florida. Oceanfront condominiums, luxury single-family homes on the barrier island, and high-value commercial properties all go through the same county assessment process as any other parcel. The Miami-Dade Property Appraiser uses mass appraisal methods, which means values are set based on comparable sales, building data, and land characteristics rather than individual on-site inspections each year.

Florida sets January 1 as the assessment date under Chapter 192, Florida Statutes. Values are locked in on that date. A sale, renovation, or storm damage that occurs after January 1 does not change the current year's bill. This uniform rule applies to every Miami Beach parcel the same as every other parcel in the state.

For Miami Beach property tax questions, contact the Miami-Dade County Property Appraiser at 305-375-4712. Office: 111 NW 1st Street, Suite 710, Miami, FL 33128. Full county details are on the Miami-Dade County property tax records page.

Miami-Dade County Property Appraiser

The Miami-Dade County Property Appraiser is at 111 NW 1st Street, Suite 710, Miami, FL 33128. Phone: 305-375-4712. Website: miamidadepa.gov. This office values all real and personal property in Miami Beach and across Miami-Dade County as of January 1. The appraiser does not set millage rates and does not collect taxes. Its job is to determine value and maintain the official property roll.

The property roll for Miami Beach includes every parcel's owner of record, legal description, just value, assessed value, taxable value, and any exemptions applied. The roll is updated throughout the year as deeds are recorded, permits are pulled, and ownership transfers. The online search at miamidade.gov/pa/property-search.asp lets you look up any Miami Beach parcel by address, owner name, or parcel ID. The search is free, requires no login, and is open at any time.

Search results show current and prior-year values, exemption detail, land and building characteristics, and sales history. All of this data is public under Chapter 119, Florida Statutes. Anyone can access it with no ID and no stated reason. The Florida Department of Revenue reviews county appraiser performance. More information is at the DOR Property Tax Oversight page.

Chapter 192 is the core law that guides how the Miami-Dade Property Appraiser sets values for Miami Beach properties each year.

Miami-Dade County Tax Collector

The Miami-Dade County Tax Collector handles billing and payment for Miami Beach property taxes. Office: 200 NW 2nd Avenue, Miami, FL 33128. Phone: (305) 375-5570. Online payment: mdctaxcollector.gov/property-tax/. Tax bills are mailed in November and reflect taxable value multiplied by all applicable millage rates.

Miami Beach property owners pay millage from Miami-Dade County, the school board, the City of Miami Beach, and any applicable special districts. Miami Beach sets its own city millage rate each year through its city commission. The city rate, combined with county and school rates, produces the total on your bill. Miami Beach parcels often carry a higher overall millage than unincorporated Miami-Dade properties because of the city rate.

Early payment saves money. November earns 4% off, December 3%, January 2%, February 1%. After March 31, the bill is delinquent. The tax collector's portal at mdctaxcollector.gov handles online payment by credit card or e-check. In-person payment is available at collector offices across Miami-Dade County.

How to Search Miami Beach Property Tax Records

Use the Miami-Dade Property Appraiser's search at miamidade.gov/pa/property-search.asp. Look up a parcel by address, owner name, or parcel number. Results show just value, assessed value, Save Our Homes cap if applicable, taxable value, and a full exemption breakdown. Building and land data are shown along with sales history. The search is free with no login required.

For billing information, use the Miami-Dade Tax Collector's portal. Enter the parcel ID or address to view current balance, payment status, and prior bill history. Using both portals together gives the complete picture of any Miami Beach property.

All of these records are public. Chapter 119 makes them available to anyone, any time, with no requirement to show ID or give a reason. For records not available online, submit a written request to the Property Appraiser's office. The office is required to respond within a reasonable time. Some personal data on exemption applications is confidential, but core property records are fully open.

The DOR site explains the compliance process that applies to how Miami-Dade values Miami Beach properties.

Property Tax Exemptions in Miami Beach

Florida law offers several exemptions that reduce taxable value for qualifying Miami Beach property owners. The homestead exemption is the most common. If your Miami Beach property is your primary residence as of January 1, you can apply for up to $50,000 off the assessed value. The first $25,000 applies to all taxing authorities. The second $25,000 covers value between $50,000 and $75,000 and does not apply to school board taxes.

Given the high property values in Miami Beach, the homestead exemption may represent a smaller percentage of the total value compared to lower-priced markets. But the Save Our Homes cap that comes with homestead can produce very large savings over time. The cap limits annual increases in assessed value to 3% or the rate of inflation, whichever is lower. This is set out in Chapter 193, Florida Statutes. For Miami Beach owners who have held their homestead for many years, the difference between just value and assessed value can be enormous.

Other exemptions available under Chapter 196, Florida Statutes include the low-income senior exemption for residents over 65, disability exemptions, veteran exemptions for service-connected disabilities, and the surviving spouse exemption. These are available to qualifying Miami Beach owners regardless of property value. Applications go to the Miami-Dade County Property Appraiser. The deadline for most exemptions is March 1 of the tax year.

Miami Beach has a large number of condominiums used as non-primary residences, vacation homes, or investment properties. These are not eligible for homestead exemption or the SOH cap. Investment condos are assessed at just value each year with no cap. Business owners in Miami Beach with tangible personal property should file a TPP return with the appraiser by April 1. The first $25,000 in TPP value is exempt.

Appealing a Miami Beach Property Assessment

Property owners who believe their Miami Beach assessment is too high can appeal. Each summer the Miami-Dade Property Appraiser sends TRIM notices showing the proposed value and estimated tax. From the date on the TRIM notice, you have 25 days to file a petition with the Miami-Dade County Value Adjustment Board.

The VAB process is set out in Chapter 194, Florida Statutes. Hearings are held before a special magistrate who reviews evidence from both sides. For Miami Beach, where property values are high, the stakes of an appeal can be significant. Good evidence includes recent sales of comparable units or properties, photos documenting any defects, and a licensed independent appraisal. The magistrate makes a recommendation, and the VAB votes.

You do not need a lawyer to file a petition. Many Miami Beach condo owners handle residential appeals without legal help. Commercial or luxury property owners often use a licensed real estate consultant or attorney given the larger dollar amounts involved. If the VAB result does not satisfy you, circuit court is the next option. While the appeal is open, pay at least the non-disputed portion of your bill to avoid additional penalties.

Delinquent Taxes in Miami Beach

Miami Beach property taxes not paid by March 31 are delinquent. The Miami-Dade Tax Collector holds a tax certificate sale in June. Investors pay the unpaid taxes and receive a certificate that earns interest based on competitive bidding, up to 18%. If the property owner does not redeem the certificate within two years, the holder may apply for a tax deed sale.

A tax deed sale can result in the forced auction of the Miami Beach property to pay off the debt. This is governed by Chapter 197, Florida Statutes. Tax deed records become part of the public record and can complicate any future sale or refinancing. For Miami Beach properties with high values, the financial consequences of a tax deed are severe. Contact the Miami-Dade Tax Collector before the March 31 deadline if you are having trouble paying.

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