How to Use Miami-Dade Property Search: See Your 2026 Valuation, Folio and Tax Exemptions

If you're a homeowner in South Florida, July is the month to check how much your home is worth by county — and whether exemptions are properly applied. The Property Appraiser of Miami-Dade County, office of Tomas Regalado, published on July 1, 2026 the preliminary certification of taxable values for the tax authorities. The most direct tool to consult your property is Property Search (apps.miamidadepa.gov). This guide explains how to use it, what data you will see and what steps to take if something doesn't add up.

What the Property Appraiser does (and doesn't do)

The Property Appraiser appraises real property and tangible personal property, administers exemptions, and certifies tax roles. It does not send tax bills or set mileage rates: that is up to the Miami-Dade Tax Collector and each taxing authority (county, schools, municipality, etc.).

Each year, the process culminates with certification of the role in July. In 2026, the previous estimate from June 1 placed the county's total taxable value at about $540.7 billion, 5.5% more than in 2025 — a growth rate 3.2 percentage points lower than the previous year, according to the official statement.

How to use Property Search

Open Property Search from the portal or directly at apps.miamidadepa.gov. You can search in three ways:

1. By address: enter street and, if applicable, suite or unit number. It is the most common route for residential owners.
2. By name of the owner: useful if you know the registered owner but not the exact address.
3. Per folio: the 13-digit identifier that appears on county correspondence, exemptions, and TRIM notices.

After selecting the parcel, you will see a summary with market value, assessed value, taxable value, active exemptions (homestead, senior, veteran, etc.), physical data (adjusted square footage, year built, zone), and recent comparable sales.

The three values that you must distinguish

• Market value: estimate of what the property would sell for under normal conditions.
• Assessed value: Base on which taxes are calculated, subject to limits such as Save Our Homes (maximum +3% annually in homestead).
• Taxable value: appraised value less applicable exemptions; This is what the rates of each district multiply.

Most consulted exemptions and benefits

From miamidadepa.gov you can access requests and monitoring:

Benefit	For whom	Where to apply
Homestead Exemption	Permanent primary residence	Online application
Save Our Homes	Owners with homestead	Applies automatically when you have a homestead
Portability	Who sells homestead and buys another home	Online application with homestead
Senior Exemption	Over 65 with income within the limit	Online application
Veteran / Disability	Veterans with total and permanent disabilities	Online application (new in 2026)

You can track the status of your exemption request from the portal. If you suspect homestead fraud (someone claiming primary residence in a rented home), the county has a report form and line at 305-375-3402.

Other useful portal tools

• Comparable Sales: Recent sales in your area to contextualize market value.
• Property Tax Estimator: calculates an approximation of taxes according to value and exemptions (Tax Estimator).
• Tax Comparison: Compare your estimated bill year over year by tax district.
• Tax Visualizer: Graphical breakdown of where each tax dollar goes.
• TRIM Notice: in August the notice of proposed taxes arrives; it is not the final invoice (more information).
• Data change: correction of name, postal address or other registration information.
• Tangible Personal Property Search: separate search for business property (declaration before April 1).

Calendar 2026: dates that mark

• June 1: estimates of taxable values for tax authority budgets.
• July 1: preliminary certification of the 2026 role (already published).
• August: sending of the TRIM Notice to owners.
• Interview period: after the TRIM, window to review evaluations with the PA staff.
• November: Tax Collector sends final property tax bills.

Does your rating seem incorrect?

If the market value or exemptions do not reflect the reality of your property, the county recommends first contacting the office during the post-TRIM interview period. You can use the contact form, make an appointment online or call 305-375-4712. If it is not resolved, there is a formal route before the Value Adjustment Board (VAB).

Have your folio on hand, recent photos if there was damage not reflected, sales comparables and documentation of exemptions. Reviewing Property Search now — with the July preliminary certification already uploaded — gives you time to act before the August TRIM. Regalado's office also organizes community events in cities like Doral to help with tax breaks and benefits.