Miami Recorder: Search Deeds, Mortgages, Liens & Official County Records
Looking for the deed to a home in Miami, checking whether a mortgage was satisfied, or needing a certified property document for a closing? In Miami-Dade County, these records are maintained by the Clerk of the Court and Comptroller’s County Recorder division.
The county’s Official Records system is the correct place to search recorded deeds, mortgages, liens, satisfactions, subdivision plats and related documents. If you only know the property’s street address, start with the Miami-Dade Property Appraiser to identify the owner and folio number before checking recorded documents.
Where to Search Miami-Dade Recorder of Deeds Records
Miami-Dade County does not require you to use a private deed-search directory. The Clerk’s Official Records page links directly to the county’s recording database, copy services and filing instructions.
County Recorder
Search recorded deeds, mortgages, liens, releases, powers of attorney, plats and related documents.
Open Official Records ↗Property Appraiser
Search by street address, owner name, subdivision or folio. Find assessment records and parcel information before searching deeds.
Search Miami Property ↗Certified Copies
Request an officially certified deed or mortgage copy online, by mail or in person when a lender, court or title company requires one.
Request Certified Records ↗How to Search Miami-Dade County Recorder Records Online
The Clerk’s Records Library identifies several useful search methods: party names, Clerk’s File Number, legal description and Official Records Book/Page. Use the identifier you already have rather than guessing the document type.
Open the Official Records Page
Visit the Miami-Dade County Clerk Official Records page and select Search Records.
Choose a Search Method
Use the available index fields to search by a person’s name, business name, Clerk’s File Number (CFN), legal description or Official Records Book/Page.
If you have a recording number from a mortgage document, title report or closing packet, searching that reference may be more precise than a name search.
Enter the Grantor or Grantee Name
For name searches, the Clerk’s Records Library uses a last-name-first-name convention. Try the last name followed by the first name, or enter the business/entity name where appropriate.
For a deed, the grantor generally transfers an interest and the grantee receives it. Searching previous owners may help locate the original conveyance.
Identify the Correct Document
Compare the document type, recorded date, party names, CFN, Official Records Book/Page and available legal description.
Miami-Dade has many records involving similar names. A matching surname is not sufficient evidence that the document concerns the property you are researching.
Open the Recorded Image
Review the available deed or mortgage image. Read the legal description, grantor and grantee names, execution information and recording details.
Record indexes and electronic images are useful research tools, but they do not replace a professional title examination.
Save the CFN or Official Records Book/Page
Note the recording number, document type, parties and recording year. These details are particularly useful when requesting a certified copy or researching older instruments.
Request Certification If Needed
If the document is required for a mortgage transaction, court proceeding or another official purpose, open the Official Records Certified Copies service.
Miami-Dade County Recorder Search by Property Address or Folio
The Recorder’s primary search fields are recorded-document indexes. For a property address, the Miami-Dade Property Appraiser’s search is a more useful first step because it supports address, owner, subdivision and folio searches.
Find a Property by Address
- Open the official Miami-Dade Property Search.
- Select Address from the search choices.
- Enter the property’s street address.
- Check the map or matching result.
- Open the parcel details and confirm the owner and folio.
- Note the recorded legal description if displayed.
- Use the owner or legal-description details in the Clerk’s Official Records search.
Search with a Folio Number
A Miami-Dade folio is the Property Appraiser’s parcel identifier. It is not the same as a Recorder CFN or an Official Records Book/Page reference.
- Open the Property Appraiser’s search.
- Select Folio.
- Enter the folio shown on the property record or tax notice.
- Verify the owner and location.
- Use the owner, transfer date and legal description to research recorded instruments.
What Documents Can You Find in Miami-Dade Official Records?
| Record Type | What It Usually Shows | When It Is Useful |
|---|---|---|
| Warranty Deed | A conveyance of real-property interest with warranty language. | Reviewing a transfer of ownership. |
| Quitclaim Deed | Transfer of the grantor’s interest without conventional title warranties. | Family, estate or corrective transactions. |
| Mortgage | Recorded security interest associated with real-estate financing. | Researching a loan or property encumbrance. |
| Satisfaction of Mortgage | A filing indicating satisfaction or release of a particular mortgage. | Checking the record after a loan payoff. |
| Claim of Lien | A recorded claim against a property or party. | Investigating construction, association or other claimed liens. |
| Judgment | Recorded judgment-related information. | Researching possible encumbrances and legal interests. |
| Subdivision Plat | Recorded lots, blocks and subdivision information. | Checking the description of land. |
| Notice of Commencement | Recorded construction-related project notice. | Researching work associated with a property. |
| Declaration of Domicile | A recorded declaration regarding Florida domicile. | Confirming the existence of the recorded declaration. |
| Assignment or Release | Transfers or releases of rights described in another instrument. | Following later changes affecting a mortgage or lien. |
CFN vs. Official Records Book/Page vs. Folio Number
These three identifiers appear across Miami-Dade property transactions, but each belongs to a different function.
Clerk’s File Number (CFN)
Identifies a particular recorded document in the Clerk’s indexing system.
Use it for: Retrieving the exact recorded instrument or requesting a copy.
Official Records Book and Page
A recording reference used by the Clerk to identify an instrument in its Official Records.
Use it for: Finding an older mortgage, deed, satisfaction or lien when that reference is available.
Property Folio
Identifies a parcel in the Property Appraiser’s assessment system.
Use it for: Property values, ownership data, tax-related research and locating the right parcel before a Recorder search.
Searching Miami-Dade Deeds Recorded Before 1974
Miami-Dade’s online Official Records search covers most documents from 1974 onward. The Clerk states that earlier documents are being made available online, but records prior to 1974 may still require staff assistance, mail requests or an in-person Records Library visit.
How to Prepare an Older-Record Request
- Find the earliest known owner or business name.
- Estimate the recording year.
- Identify the document type.
- Gather the legal description or property address.
- Keep any Official Records Book and Page reference.
- Contact the Records Library for the appropriate search method.
Why the Internet Search May Fail
An old deed might be indexed differently, may have incomplete digitized metadata or might not yet have an online image.
The Clerk’s certified-copy guidance explicitly says documents older than 1974 must be requested in person or by mail rather than through the ordinary online ordering route.
How to Get a Certified Miami-Dade County Deed Copy
If a lender, court, estate representative or title company requests an official copy, ask whether certification is required. An image printed from a search system does not necessarily include the Clerk’s certification.
Find the Correct Instrument
Use the Official Records search to locate the deed, mortgage or other document. Save the CFN or Official Records Book/Page reference.
Open the Certified-Copy Service
Visit Official Records Certified Copies. Choose the available online, mail or in-person request method.
Provide the Record Details
Include the book and page if known, recording year, names of parties and document type. The county also recommends using its record search to confirm how many pages the instrument contains.
Calculate the Certified Copy Cost
The Clerk publishes a fee of $1 per page plus $2 to certify each document. Additional search charges may apply if staff must conduct a name-and-year search.
Submit the Request
For a mail request for an Official Records certified copy, use the mailing address published by the Clerk:
P.O. Box 011711, Flagler Station
Miami, FL 33101
Include the required details, payment and a self-addressed stamped envelope, as instructed by the Clerk.
Miami-Dade County Recorder Fees, Copies and Recording Taxes
Florida recording costs can include three separate components: the Clerk’s recording fee, documentary stamp taxes, and, for certain mortgages, nonrecurring intangible tax. Miami-Dade has a deed-tax rate that differs from most Florida counties.
| Recording or Search Item | Published Amount | Important Note |
|---|---|---|
| Standard document recording, first page | $10 | Most ordinary recorded instruments. |
| Each additional standard page | $8.50 | Added after the first page. |
| Lis pendens recording, first page | $5 | Special document category. |
| Each additional lis pendens page | $4 | Additional-page charge. |
| Names indexed beyond four | $1 each | Applicable additional indexing fee. |
| Ordinary document copy | $1/page | Certification is separate. |
| Certified copy | $1/page + $2/document | Official certification charge. |
| Staff record search | $2/name/year | Applies when the Clerk performs a chargeable search. |
| Miami-Dade deed documentary stamp tax | $0.60 per $100 | Rounded to the next $100 of taxable consideration. |
| Miami-Dade deed surtax | $0.45 per $100 | Generally not due when the document transfers only a single-family dwelling. |
| Mortgage documentary stamp tax | $0.35 per $100 | Applied to taxable obligations under Florida law. |
| Nonrecurring intangible tax | $2 per $1,000 | May apply to mortgage-secured obligations. |
Why Miami-Dade Deed Taxes Can Differ Between a House and Vacant Land
This county-specific distinction is easy to miss at closing. The surtax rule can change the transfer-tax total substantially even when the transfer consideration is identical.
Illustration: $500,000 Single-Family Home
Assume the entire $500,000 is taxable consideration and the instrument transfers only a qualifying single-family dwelling.
- Deed tax: 5,000 taxable $100 units × $0.60 = $3,000.
- Miami-Dade surtax: $0 if the statutory single-family-dwelling exclusion applies.
- Total illustrated deed documentary stamp tax: $3,000.
Illustration: $500,000 Vacant Land
Assume the entire $500,000 is taxable consideration and the document does not qualify for the single-family-dwelling exclusion.
- Deed tax: 5,000 × $0.60 = $3,000.
- Surtax: 5,000 × $0.45 = $2,250.
- Total illustrated deed documentary stamp tax: $5,250.
Miami-Dade Deed Recording and Documentary Stamp Estimator
Use this lightweight calculator for an illustrative standard deed recording. It calculates page fees and the county’s deed documentary stamp tax, with optional surtax. It does not calculate mortgage taxes, exemption claims or unusual transactions.
The calculation rounds taxable consideration up to each $100 unit. It assumes a standard instrument, no extra indexing fees and no exemptions. Verify the actual tax classification and amount with the closing or recording professional.
How to Record a Deed in Miami-Dade County
Recording a new deed is different from searching an existing one. The County Recorder accepts original or court-certified documents that meet applicable Florida recording requirements.
Prepare the Correct Legal Instrument
Use an appropriate deed or other instrument prepared for the transaction. The Clerk cannot select the type of deed for you or provide legal advice about property ownership.
Check Florida Recording Formalities
The Clerk’s published deed instructions address signatures, acknowledgments, grantor and grantee addresses, two witnesses where required, legible witness information and a Prepared by statement identifying the preparer.
Have an attorney or qualified title professional review substantive deed requirements when appropriate.
Check Documentary Stamp and Other Taxes
Determine whether the transfer is taxable, whether the Miami-Dade surtax applies and whether any lawful exemption is available. Taxes are calculated and collected as part of the recording process when applicable.
Choose a Filing Method
The Clerk publishes these options for recording documents:
- Submit original documents and payment in person.
- Mail original documents, payment and return envelope.
- Use an approved third-party eRecording vendor when supported.
- Use the county’s direct eRecording Web Service for eligible Notices of Commencement and Declarations of Domicile.
Use the Correct Recording Address
The Clerk’s current Official Records page lists the following mailing destination for original recording submissions:
20 NW 1st Avenue, Suite 5.246
Miami, FL 33128
Confirm the delivery address on the current county website before mailing original legal documents.
Keep the Recording Reference
Save the CFN or Official Records Book/Page, confirmation and receipt. If the filing is time-sensitive, the Clerk recommends in-person recording rather than assuming electronic submission guarantees same-day recordation.
Miami-Dade eRecording: Notices of Commencement and Declarations of Domicile
One locally useful feature is Miami-Dade’s direct eRecording Web Service. Unlike a generic deed-upload website, this county-operated service specifically supports Notices of Commencement and Declarations of Domicile.
Use the Direct eRecording Web Service
- Open the official eRecording Web Service.
- Select Log In to register or access your account.
- Choose the supported document type.
- Follow the guided upload and payment steps.
- Track the document’s review or recorded status.
- Use the portal’s record-copy option after successful recording, if needed.
Do Not Use This for Every Deed
The direct web service is not presented as an unrestricted upload portal for all property conveyances.
For other document types, Miami-Dade lists approved eRecording vendors such as CSC, Simplifile and additional providers. Each provider has its own supported document types and commercial terms.
Check the Clerk’s official vendor list before choosing a provider.
Miami County Recorder Office: Downtown Address and Contact
The County Recorder’s Official Records operation is associated with the Osvaldo N. Soto Miami-Dade Justice Center. The Clerk’s pages currently show slightly different street-address wording for recording mail and certified-copy visits, so use the service-specific address rather than assuming they are interchangeable.
County Recorder — Certified Copy Visits
Osvaldo N. Soto Miami-Dade Justice Center
20 NW 1st Street, Suite 5.246
Miami, FL 33128
Clerk’s main number: (305) 275-1155
Purpose: Official Records copies, certified records and related customer-service assistance.
View Justice Center Map ↗Recording Original Documents
The Clerk’s Official Records page lists:
Office of County Recorder
20 NW 1st Avenue, Suite 5.246
Miami, FL 33128
This is the mailing address currently provided under the Clerk’s recording instructions.
Before visiting or mailing: Confirm the accepted submission location and counter hours through the official Clerk page or by telephone. Do not rely on older directions to Courthouse East at 22 NW 1st Street.
Map for the downtown justice center. The Clerk’s official recording and certified-copy pages should be used to confirm the correct entrance, mailing details and current counter hours.
Why a Miami-Dade Deed or Lien May Not Appear in Search Results
| Problem | Possible Cause | Best Next Step |
|---|---|---|
| No result under current owner | Deed indexed under previous owner, trust or business entity. | Try grantor, grantee, previous owners and alternate names. |
| Street address not returning deed | Recorder search indexes legal documents rather than ordinary property-account addresses. | Use the Miami-Dade Property Appraiser’s search first. |
| Old deed unavailable online | Pre-1974 record not yet available through online search. | Request Records Library assistance by mail or in person. |
| Mortgage shown after payoff | Release may be indexed separately or not yet recorded. | Search for Satisfaction of Mortgage and compare original reference. |
| Many unrelated name matches | Common surname or broad search. | Narrow by year, legal description, book/page or CFN. |
| Different folio and CFN numbers | They identify different things. | Use folio for Property Appraiser records; CFN for recorded documents. |
| Unrecognized lien | Could concern a different person, inaccurate indexing or a matter needing legal review. | Obtain the actual document and evaluate its parties and references. |
| New eRecording not visible | Submission may still be under review. | Check the provider’s status and processing notice. |
Miami-Dade County Recorder vs. Property Appraiser vs. Tax Collector
County Recorder
Handles recorded deeds, mortgages, liens, satisfactions, plats, recorded instruments and certified copies.
Go here when: You need proof of a recorded document or must record a legal instrument.
Property Appraiser
Handles assessment information, property characteristics, folio records and property-tax exemption administration.
Go here when: You need parcel data, market/assessed value, homestead information or ownership details for assessment purposes.
Tax Collector
Handles property-tax billing and collection.
Go here when: You need to pay taxes, check a bill or research a tax payment issue.
Miami-Dade Recorder Records, Certified Copies and Filing Links
These are official resources for the actual task. Follow the instructions below each link so you can finish the search or request rather than only landing on an agency homepage.
1. Miami-Dade Clerk — Official Records
Primary government route for deeds, mortgages, liens, document recording and eRecording vendors.
- Choose Search Records.
- Search a name, CFN, book/page or legal description.
- Review the matching instrument.
- Use the county’s recording or eRecording instructions when filing.
2. Official Records Certified Copies
Order certified deeds and mortgage documents online, by mail or in person.
- Find the record’s CFN or book/page.
- Confirm page count and certification cost.
- Select the request method.
- Use the service-specific mail or counter instructions.
3. Miami-Dade Records Library
Official information for old instruments, record search methods and certified copies.
- Check online record coverage.
- Prepare owner names, dates and available recording references.
- Use the mail or in-person instructions for older documents.
4. Miami-Dade Property Appraiser Search
Find the parcel by address, owner, subdivision or folio.
- Select Address, Owner Name, Subdivision or Folio.
- Locate the correct parcel.
- Save owner and legal-description details.
- Cross-check the deed in the Clerk’s Official Records.
5. Miami-Dade Direct eRecording
County-operated electronic submissions for supported Notices of Commencement and Declarations of Domicile.
- Log in or register.
- Select the supported document type.
- Upload the required files.
- Submit payment and track the review status.
6. Florida Documentary Stamp Tax
Official state tax rules, Miami-Dade surtax exception and taxable-consideration examples.
- Open the deed-tax section.
- Read the special Miami-Dade $0.60 rate.
- Check the $0.45 surtax and single-family exclusion.
- Review consideration and exemption rules before calculating tax.