Miami-Dade County Recorder of Deeds: Search Records, Office, Fees & Deed Recording
Looking for a recorded deed, mortgage, lien, satisfaction, or property transfer in Miami-Dade County? The Miami-Dade County Clerk of the Court and Comptroller serves as the county’s official recorder under Chapter 28 of the Florida Statutes.
Its County Recorder’s Office records and preserves deeds, mortgages, liens, judgments, subdivision plats, declarations of domicile and other documents in the county’s Official Records.
This guide explains how to search by name, Clerk’s File Number or Official Records book and page; request certified copies; record a deed; calculate Florida documentary stamp taxes; and find the correct downtown Miami recording office.
Who Handles Deeds and Property Records in Miami-Dade County?
Miami-Dade does not require you to locate a separately elected office named “Recorder of Deeds.” The Clerk of the Court and Comptroller is the official recorder, and its County Recorder’s Office is responsible for Official Records.
County Recorder
Best for: Legal instruments already recorded or being submitted for recording.
- Deeds and mortgages
- Mortgage satisfactions
- Liens and judgments
- Recorded plats
- Certified document copies
Property Appraiser
Best for: Identifying the parcel and reviewing tax assessment information.
- Folio number
- Property address
- Assessment values
- Exemptions
- Property characteristics
Tax Collector
Best for: Property tax billing and payments.
- Tax bills
- Property tax payments
- Payment receipts
- Delinquent tax questions
- Tax payment status
Miami-Dade County Recorder Office Address, Phone and Hours
The County Recorder operates from the Osvaldo N. Soto Miami-Dade Justice Center in downtown Miami. The county’s location and contact pages list the building at 20 NW 1st Avenue.
County Recorder’s Office
Building: Osvaldo N. Soto Miami-Dade Justice Center
Physical address:
20 NW 1st Avenue
Miami, FL 33128
Recorder contact:
786-463-0566
General Clerk information:
305-275-1155
Listed building hours:
Monday–Friday, 9:00 AM–4:00 PM
Closed Saturday and Sunday
Suite note: The Clerk’s contact and recording-mail pages list Suite 5.246. Its Justice Center location directory separately lists the Recorder at Suite 5.243. Confirm the current public-service counter before arriving.
Open Google Maps ↗Where to Mail Original Documents for Recording
Office of County Recorder
20 NW 1st Avenue, Suite 5.246
Miami, Florida 33128
The Clerk instructs submitters to include original documents, appropriate fees and a self-addressed stamped envelope. Keep copies of the completed documents and use a traceable delivery method if mailing valuable originals.
This is the recording-mail address. Certified-copy requests may use different mail instructions; see the certified-copy section below.
How to Search Miami-Dade County Deeds Online
The Clerk’s Official Records system is the starting point for most deed, mortgage and lien research. Online searching is available for most recorded documents dating from 1974 forward. Older documents may require a Records Library request.
Open the Clerk’s Official Records Page
Open the official County Recorder page and choose the Search Records option under Search Official Records. Use the Clerk’s own search rather than an advertising or people-search website.
Open Official Records ↗Search by a Party’s Name
The county’s Records Library guidance uses the format Last Name First Name, or the full company name. Search the current owner and previous owner if known.
If the result list is too large, narrow it with available search criteria such as document type or time period.
Search by CFN or Book and Page
When an old deed, title report or mortgage statement gives a recording reference, use the Clerk’s File Number (CFN) or Official Records book and page.
These identifiers are usually more precise than searching a common surname. Do not confuse an Official Records book and page with a subdivision plat book and page.
Use the Legal Description When Available
The Records Library also supports research using legal-description clues such as subdivision name, lot, block, plat book and page. Gather these from an existing deed or property record.
A postal street address is not always the most reliable identifier for an older recorded instrument.
Read the Document and Related Recordings
Confirm the instrument type, parties, recording date, CFN, book/page and legal description. For mortgages, look for later satisfactions, releases or assignments.
A mortgage recorded years ago may have been satisfied later; a deed does not establish that every recorded lien has been discharged.
Save the Reference and Request a Certified Copy if Necessary
Record the CFN or book/page, document year, party names and document type. If the document must be submitted to a lender, court or other agency, confirm whether a certified copy is required.
How to Read a Miami-Dade Recorded Deed Reference
Miami-Dade uses several identifiers for land and property research. They are related, but they serve different purposes.
| Field | Meaning | Best Use | Common Mistake |
|---|---|---|---|
| CFN | Clerk’s File Number assigned to a recorded instrument. | Finding a particular document. | Confusing CFN with the property folio. |
| Official Records Book/Page | Book and page reference for a recorded instrument. | Retrieving deeds, mortgages or satisfactions. | Using the plat-book reference instead. |
| Folio | Miami-Dade property identification number used by the Property Appraiser. | Identifying parcel and assessment information. | Assuming a folio number is a deed recording number. |
| Grantor | Party transferring an interest through the deed. | Searching the seller’s side of a transfer. | Assuming grantor is always the current owner. |
| Grantee | Party receiving the interest described in the deed. | Searching a buyer or transferee. | Assuming a deed alone establishes clear title. |
| Legal Description | Property identification language within the instrument. | Matching the deed to the intended parcel. | Relying only on the street address. |
| Recording Date | Date the Clerk recorded the instrument. | Building a chronology of recorded documents. | Confusing it with the execution or closing date. |
How to Record a Deed in Miami-Dade County, Florida
Miami-Dade permits recording in person, by mail, or through approved electronic recording channels. The Clerk publishes specific deed requirements involving signatures, witnesses, notarization, party addresses, preparer information and applicable documentary stamp taxes.
Prepare the Appropriate Deed
Confirm the intended property interest, grantor, grantee and legal description. A warranty deed, quitclaim deed or other transfer document may have different legal consequences.
The Recorder cannot decide which deed should be used or provide legal advice. A Florida real-estate attorney or title professional should review title-sensitive transfers.
Check Witness and Notarization Requirements
The Clerk’s deed instructions require the seller’s signature, two witnesses and a complete notarial acknowledgment. Witness names and mailing addresses must be printed or otherwise shown as required by the county’s instructions.
Include Required Information
The Clerk lists party addresses, a preparer statement identifying the individual and address, and a property transfer form among its deed requirements. Include the folio number when available, although the Clerk says it is encouraged rather than mandatory.
Check Recording-Space Requirements
Florida recording format requirements include a reserved 3-by-3-inch space at the upper-right of the first page and a smaller reserved recording space on later pages. Documents missing the first-page recording space may need an additional cover page and recording fee.
Calculate Documentary Stamp Tax and Possible Surtax
Miami-Dade charges $0.60 per $100 or fraction of consideration on taxable deeds. A separate $0.45-per-$100 surtax can apply to transfers other than a qualifying single-family dwelling. The taxable consideration may include more than the amount of cash paid.
Submit and Verify the Recording
Submit the completed document with applicable taxes and recording charges. The county accepts in-person or mailed originals and e-recording through approved channels. Save the recorded CFN or book/page and confirm the document appears in Official Records.
Four Ways to Record Documents in Miami-Dade County
1. In Person
Bring original documents and payment to the Justice Center. The Clerk recommends in-person recording for time-sensitive documents because same-day e-recording is not guaranteed.
2. By Mail
Mail originals, correct fees and a self-addressed stamped envelope to the County Recorder at 20 NW 1st Avenue, Suite 5.246, Miami, FL 33128.
3. Approved E-Recording Vendors
Professional submitters may use approved e-recording vendors. The Clerk says review and processing may take approximately 1–3 business days before records become publicly viewable. Supported document types depend on the vendor.
4. Clerk’s Direct Web Service
The Clerk’s direct eRecording Web Service supports Notices of Commencement and Declarations of Domicile. It requires registration/login and is not a general online deed-upload service.
Open eRecording Web Service ↗Miami-Dade County Recorder of Deeds Fees
The following figures are published by the Miami-Dade Clerk’s Official Records department. Recording fees, documentary stamp taxes and intangible taxes are different charges. Confirm special-document fees and final taxable consideration before submitting payment.
| Service | Published Charge | Explanation |
|---|---|---|
| Standard document, first page | $10.00 | Most standard-size recording documents. |
| Each additional page | $8.50 | Additional pages of standard-size recorded documents. |
| Lis pendens first page | $5.00 | Special recording fee for lis pendens. |
| Lis pendens additional page | $4.00 | Per additional page. |
| Additional indexing names | $1.00 each after four names | Count indexed names carefully. |
| Plat/map larger than 8½ × 14 | $35 first page; $19.50 additional page | Special large-format recording charges. |
| Ordinary recorded-document copy | $1.00 per page | Standard-size copies. |
| Certification | $2.00 per document | Added when official certification is required. |
| Staff records search | $2 per name per year | Applies to staff-performed searches. |
| Veteran discharge recording | No charge | Recording qualifying military discharge/separation records. |
| Deed documentary stamp tax | $0.60 per $100 or fraction | Miami-Dade taxable deed consideration. |
| Miami-Dade deed surtax | $0.45 per $100 or fraction | When applicable; qualifying single-family dwelling transfers are exempt from the surtax. |
| Mortgage documentary stamp tax | $0.35 per $100 or fraction | Based on the taxable indebtedness. |
| Nonrecurring mortgage intangible tax | $2 per $1,000 | When applicable, based on the actual mortgage amount. |
Deed Tax Example: Single-Family Home vs Vacant Land
The following examples assume $500,000 of taxable consideration, no additional consideration, no special exemption and an ordinary taxable transaction. They illustrate how the Miami-Dade surtax changes the result.
Example A: Single-Family Dwelling
Illustrative consideration: $500,000
Tax units: 5,000 units of $100
Deed documentary tax: 5,000 × $0.60 = $3,000
Miami-Dade surtax: $0, assuming the transaction qualifies for the single-family dwelling exemption
Example B: Vacant Land
Illustrative consideration: $500,000
Tax units: 5,000 units of $100
Deed documentary tax: $3,000
Miami-Dade surtax: 5,000 × $0.45 = $2,250
These figures exclude page recording fees and any other applicable charges. A qualifying condominium unit or cooperative apartment can also fall within Florida’s single-family dwelling surtax exception. Taxability depends on the actual document and consideration.
Miami-Dade Deed Recording and Documentary Stamp Tax Calculator
Estimate routine deed recording charges and Florida documentary stamp tax using the county-published rates. This educational calculator does not determine whether a transaction is exempt or what legally qualifies as consideration.
Formula: deed tax = ceiling(taxable consideration ÷ $100) × $0.60. When surtax applies, add ceiling(consideration ÷ $100) × $0.45. Mortgage documentary tax = ceiling(mortgage amount ÷ $100) × $0.35; estimated nonrecurring intangible tax = mortgage amount × 0.002. The tool does not evaluate exemptions, refinancing rules, multiple instruments, or special tax treatments.
How to Request Certified Copies of Miami-Dade Deeds
The Clerk’s Records Library maintains recorded documents and indexes. Certified copies may be requested online, by mail or in person. For documents recorded before 1974, the Clerk directs users to in-person or mail requests.
Gather the Document Details
- CFN or book and page, if known
- Year of recording
- Names of parties
- Document type
- Property address or legal description when helpful
- Return mailing information
Certified-Copy Mail Requests
Mail to:
Miami-Dade County
P.O. Box 011711, Flagler Station
Miami, FL 33101
Include the document information, payment and a self-addressed stamped envelope.
Published charges: $1 per page plus $2 for certification; an assisted search can add $2 per name per year.
How to Check a Mortgage Satisfaction, Release or Lien
Miami-Dade Official Records include mortgages, mortgage assignments, satisfactions, releases, claims of lien and judgments. These records can help reconstruct part of a property’s public-record history.
Find the Original Mortgage
Search the borrower, lender or CFN. Record the original mortgage’s book/page and recording date.
Look for an Assignment
An assignment may identify a later holder of the mortgage. Do not assume the original lender remains the current holder.
Search for Satisfaction or Release
Look for a later satisfaction or release referencing the original mortgage’s recording information.
Review the Legal Effect
Partial releases, assignments, judgments, federal liens and other claims can be complex. A title company or Florida attorney should determine whether title is clear.
Requesting Redaction of Sensitive Information in Official Records
The Miami-Dade Clerk provides processes for requesting redaction of Social Security numbers, bank-account numbers and credit-card numbers from qualifying publicly accessible records.
The request must identify the affected document using its Clerk’s File Number or Official Records book/page. Certain individuals may also qualify for confidentiality protections under Florida public-records law.
Official Miami-Dade Recorder Links and How to Use Them
These resources cover the key actions readers need after identifying the correct recording office. Each link includes a short workflow so you can reach the relevant function without starting over.
1. Miami-Dade Official Records
County Recorder information, search access, fees, recording requirements and e-recording.
- Find the Search Official Records heading.
- Select Search Records.
- Choose the available search method based on the information you have.
- Save the CFN or Official Records book/page for matching documents.
2. Clerk’s Records Library
Online and in-person searches, pre-1974 document guidance, and document copy requests.
- Review the recorded-document categories.
- Use the online search for most records from 1974 onward.
- For an older document, follow the mail or in-person research instructions.
- Keep names, recording year and legal-description details available.
3. Official Records Certified Copies
Instructions for obtaining copies of deeds, mortgages and liens.
- Determine whether a certified copy is necessary.
- Gather CFN/book-page, party names and recording year.
- Select online, mail or in-person request options.
- Include copy, certification and applicable search fees.
4. Osvaldo N. Soto Miami-Dade Justice Center
Official building address, hours, services, phone numbers and parking information.
- Confirm the building address at 20 NW 1st Avenue.
- Review office hours and location directory.
- Confirm the Recorder counter suite by telephone.
- Check the parking section before traveling downtown.
5. County Recorder’s Direct eRecording Web Service
Direct submission for notices of commencement and declarations of domicile.
- Check whether your document is one of the two supported categories.
- Register or sign in.
- Follow the guided upload and payment steps.
- Monitor confirmation or rejection notices.
6. Florida Department of Revenue Documentary Stamp Tax
State tax authority for deed consideration, tax rates, Miami-Dade surtax and examples.
- Find the section covering deeds and other real-property transfers.
- Read the Miami-Dade rate and surtax exception.
- Review what counts as taxable consideration.
- Compare your transaction with the state’s published examples.
7. Miami-Dade Property Appraiser Online Tools
Useful for finding the parcel folio, assessed value and property information before deed research.
- Open the Property Appraiser’s online property search tools.
- Find the correct property by supported owner, address or folio criteria.
- Save the folio and legal-description clues.
- Return to the Clerk’s Official Records search for actual recorded instruments.
What Should You Do Next?
| Your Situation | Recommended Action | Correct Resource |
|---|---|---|
| Find a deed for a known owner | Search party name, CFN or book/page. | Official Records Search |
| Only know the street address | Find parcel/folio and owner details first. | Property Appraiser → Clerk |
| Need a deed recorded before 1974 | Request assistance with historical records. | Records Library |
| Need a certified deed | Identify the recorded document and request certification. | Official Records Certified Copies |
| Need to record a new deed | Prepare, notarize, confirm taxes and submit original or approved electronic filing. | County Recorder |
| Need property tax bill | Use the Tax Collector rather than Recorder records. | Miami-Dade Tax Collector |
| Found an unfamiliar recorded document | Save CFN and document image, investigate, and seek legal/title help if suspicious. | Recorder + Attorney |
| Need legal proof of clear title | Order an appropriate professional title examination. | Title Company / Florida Attorney |
Miami-Dade County Recorder of Deeds FAQs
Who is responsible for recording deeds in Miami-Dade County?
The Miami-Dade County Clerk of the Court and Comptroller is the official recorder. The County Recorder’s Office records and maintains deeds, mortgages, liens and other Official Records.
Where is the Miami-Dade County Recorder’s Office?
The office operates at the Osvaldo N. Soto Miami-Dade Justice Center, 20 NW 1st Avenue, Miami, FL 33128. The Clerk’s contact page lists Suite 5.246, while the building directory also lists Suite 5.243. Call before visiting to confirm the correct counter.
What is the Miami-Dade County Recorder phone number?
The County Recorder’s Office telephone number is 786-463-0566. The Clerk’s general information number is 305-275-1155.
Can I search Miami-Dade deeds online for free?
The Clerk provides public Official Records search access online for most recorded documents from 1974 onward. Standard staff-assisted searches, advanced services, copies and certification can carry fees. Use the Clerk’s Official Records page for the current options.
How do I find a deed using a Clerk’s File Number?
Open the official records search and use the CFN search option where available. A Clerk’s File Number is a specific recording reference and is different from the Miami-Dade Property Appraiser folio number.
How much does it cost to record a deed in Miami-Dade County?
The standard recording fee is $10 for the first page and $8.50 for each additional page. An indexing fee of $1 applies to each name after the fourth. Documentary stamp tax and any applicable surtax are additional charges.
What is the Miami-Dade documentary stamp tax rate on deeds?
The Miami-Dade deed documentary stamp tax is $0.60 per $100 or fraction of taxable consideration. An additional surtax of $0.45 per $100 or fraction may apply, but a deed transferring only a qualifying single-family dwelling is exempt from that surtax.
Can I record a Miami-Dade deed electronically?
Miami-Dade accepts e-recording through approved vendors for supported document types. The Clerk’s separate direct web service supports notices of commencement and declarations of domicile, rather than general deed uploads. The Clerk says vendor e-recording review and processing may take approximately one to three business days.
How do I obtain a certified copy of a Miami-Dade deed?
Use the Clerk’s Official Records Certified Copies service online, by mail or in person. The published fee is $1 per page plus $2 per document for certification. Older documents may require a mail or in-person request.
Can I request removal of sensitive information from recorded documents?
Yes. The Clerk provides redaction request procedures for qualifying Social Security numbers, bank-account numbers and credit-card information, as well as certain statutory confidentiality requests. Identify the document by CFN or book/page when submitting the applicable request.
Official Sources, Verification and Important Notices
This article was researched using the Miami-Dade Clerk’s Official Records, Records Library, Certified Copies, Contact and Justice Center location pages, together with Florida Department of Revenue documentary stamp tax guidance.
Government procedures, tax rules, office hours and fees can change. The official office should be treated as the controlling source when preparing a document for recording.
This article is not legal, tax, financial or title advice. A public deed search does not establish clear ownership or lien priority. Consult an appropriate licensed professional for legal ownership, deed preparation, taxability and closing questions.
This website is not a consumer reporting agency. Public property records should not be used for employment, tenant, credit or insurance eligibility screening regulated by the Fair Credit Reporting Act.