Counties · Miami-Dade County
Miami-Dade Condo Ownership Records: How to Look Up Who Owns a Unit
Ownership of every condo unit in Miami-Dade County is public record. The fastest way to see who owns a unit is the Miami-Dade Property Appraiser's Property Search: enter the unit's address (including the unit number) and the record shows the owner of record, the mailing address where the tax bill goes, the sale history, and the folio number.
That works well for one unit. If you manage or sit on the board of an association, the harder problem is watching every unit in the building — Miami-Dade has one of the highest concentrations of LLC-, trust-, and investor-owned condo units in Florida, and those are exactly the transfers that close without an estoppel request or any notice to the association.
Look up a Miami-Dade County building now
Live against the Miami-Dade Property Appraiser roll — enter a building address and see what the county shows today.
Searching the county site manually
- Open the Miami-Dade Property Appraiser's Property Search.
- Search by the unit's street address including the unit number — or by owner name or folio if you have them.
- Open the property record. The owner of record, mailing address, assessed values, and sales history are all on the one page.
- Note the folio number. It's the stable identifier for that unit — addresses get formatted differently across systems, folios don't.
Understanding the folio number
Miami-Dade identifies every parcel with a 13-digit folio number, usually written as XX-XXXX-XXX-XXXX (for example, 01-3125-066-0001). In a condominium, each unit has its own folio, and all units in a building share the same leading digits — which is why a whole building can be pulled from the roll in one pass.
The county's free fraud alert
Miami-Dade offers Owner Alert, a free service from the Property Appraiser that emails an owner when a deed changes the ownership of their enrolled property. It's a good personal safeguard for individual owners — each owner enrolls their own parcel — but it isn't a portfolio tool: an association can't use it to watch a building.
For associations: one unit vs. the whole building
Everything above works one unit at a time — fine for a question, unusable as a process. A 120-unit building checked monthly is over 1,400 lookups a year, and the transfers that cost associations money (LLC and trust conveyances, foreclosures, probate) are precisely the ones nobody thinks to check for. ParcelTower pulls every unit in your Miami-Dade County buildings from the Miami-Dade Property Appraiser roll, rechecks them on a schedule, and sends a digest of ownership and mailing-address changes. Here's why associations miss transfers otherwise.
Frequently asked questions
Are condo ownership records public in Miami-Dade?
Yes. Owner of record, mailing address, sale history, and assessed values for every parcel are public record, searchable free on the Miami-Dade Property Appraiser's website. Recorded deeds themselves are on the Clerk of Courts' records search.
How current is the Miami-Dade Property Appraiser roll?
The roll updates after the Property Appraiser processes each recorded deed — typically a few weeks behind the closing. It is not real-time, but every transfer eventually appears, including LLC, trust, foreclosure, and probate conveyances that never generate an estoppel.
What is a Miami-Dade folio number?
A 13-digit parcel identifier, displayed as XX-XXXX-XXX-XXXX. Every condo unit has its own folio, and units in the same building share the same leading digits.
Can I see every unit in a condo building at once?
The public search is built for one property at a time. ParcelTower pulls the full unit roster for a building from the county roll in one pass and then watches it for changes — you can snapshot up to three buildings free.
General information about public records, not legal advice. County site layouts and services change — the county's own pages are authoritative.