County guide · Miami-Dade

Miami-Dade property search: how to read a folio record

Search the Miami-Dade Property Appraiser's Property Search by address, owner or folio. The folio is 13 digits in four parts: a two-digit municipality code (30 is unincorporated Miami-Dade, 01 is the City of Miami), four digits for the survey township, range and section, a three-digit subdivision and a four-digit parcel. In this county a folio is as likely to be a condo unit as a house, so read the use code before anything else.

Map Views · 31 October 2026 · Sources: the Miami-Dade Property Appraiser, the Florida Department of Revenue's 2026 roll, FEMA, the City of Miami

The folio, part by part

The Property Appraiser's folio page writes the number as 99-9999-999-9999. Read it left to right:

1. Municipality (2 digits). Which of the county's 34 cities the parcel is in, or 30 when it is in none.
2. Township, range and section (4 digits). The survey square the parcel sits in, shortened: the township's leading 5 and the range's leading 3 or 4 are dropped.
3. Subdivision (3 digits). Numbered in order within the section. 000 means the land was never subdivided.
4. Parcel (4 digits). The parcel itself within that subdivision.

So the first two digits answer a question most searches start with: whose rules apply. A folio starting 30 is under the county's zoning; one starting 01 is under the City of Miami's.

Where Miami-Dade's folios are

Every one of the 938,308 parcels on the state's 2026 roll for Miami-Dade has a 13-digit folio. Counted by their first two digits:

Reading the record

Open the folio on the Property Search and work down it in this order:

1. Use. Condominium or single family changes everything after it. 391,210 Miami-Dade parcels are condo units and 385,404 are single-family homes: the condos are the larger group, 41.7% of the county against 41.1%. Each unit is its own parcel with its own folio, so one building can hold many folios, and a search by its street address can return a long list.
2. Owner and mailing address. When the owner is a company, the name is the start of a trail, not the end: 162,640 Miami-Dade parcels, 17.3%, have an owner we match to a Florida company filing. How to follow it.
3. Values and exemptions. Market, assessed and taxable value, and whether a homestead exemption applies; 48.1% of the county's parcels carry one. Turning taxable value into a tax bill takes the millage of the parcel's district: the appraiser's 2026 adopted chart lists 38 districts, from 14.90 to 24.19 mills.
4. Sales. Date, price and whether the sale was qualified. Over the twelve months from May 2025 to April 2026, the median qualified sale of one parcel was $555,000 across 30,954 deeds: $430,000 for a condo unit, $665,000 for a single-family home. Our copy thins out after April, so a sale from this summer is more likely to be on the appraiser's site than on our map yet.

Miami 21, if the folio starts with 01

The City of Miami zones under Miami 21, a form-based code. Its codes are transects: T3 Sub-Urban, T4 General Urban, T5 Urban Center and T6 Urban Core, each split into R (restricted), L (limited) and O (open), and T6 is split further by figures, as in T6-8 or T6-48. There are also D districts for work places and industry, CI for civic institutions and CS for civic space.

On our map, 141,904 City of Miami parcels carry a Miami 21 code: 67,342 in a T6 zone, 48,495 in T3, 13,260 in T5 and 9,905 in T4. The unincorporated county is a different book: 390,064 parcels under 53 county codes. The code on the map tells you which transect applies; the Miami 21 text tells you what it allows.

Where it stops

• The 2026 roll is still the July one. When we last checked the Department of Revenue's portal, on 24 October, Miami-Dade's 2026 roll there was still the preliminary roll of July, while Palm Beach, Orange, Hillsborough and Pinellas had posted their final. The appraiser's own site is the newer record of owner and value.
• Flood is common, and much of it is shallow. Of the 544,129 parcels with their own outline (condo units share their building's), 225,968, or 41.5%, are in FEMA's Special Flood Hazard Area. Zone AH covers 110,064 of them, more than AE's 101,138. What each zone means.
• The folio is not the deed. Mortgages, liens and the recorded deed itself are with the Clerk, not the appraiser.

On one map

In Map Views, type the street address or the folio's 13 digits. The report shows the owner and its Sunbiz filing, the sales, the values, the zoning code with the city or county it comes from, the flood zone, the storm surge category (589,739 Miami-Dade parcels are in a surge zone), the evacuation zone, and your own notes. From the owner, one tap lists every parcel that owner holds in Florida.

The Miami-Dade Property Appraiser's record is the authority for owner, value and exemptions, and the City of Miami's Miami 21 code for what a transect allows. Check them before anything important rests on a number here.