Zoning and permits usually belong to the city, not the county, and a postal address does not tell you which. Each jurisdiction is listed on its own below; confirm the governing authority before you trust a district.
Key numbers
What this directory counts in Miami
Every line below is computed from sources.json when the page is built, so it cannot drift from the entries underneath it. Each one is written to stand alone if you quote it.
- 15 official public property-records sources are listed and dated across 2 counties and 3 jurisdictions in Miami. Glove records source directory, Sterling Digital Partners, checked 20 Sep 2026.
- Those 15 sources are 4 parcel & appraiser, 3 zoning, 2 tax, 2 permits, 2 recorded documents, 1 future land use and 1 flood. Glove records source directory, Sterling Digital Partners, checked 20 Sep 2026.
- Tax, permits and recorded documents still need a human in Miami: not one of the 6 sources listed for them is returned by an automated lookup. Glove records source directory, Sterling Digital Partners, checked 20 Sep 2026.
- 1 of the 15 sources blocked the last check outright — CAPTCHA, a web application firewall or an authority block — and is published as blocked rather than quietly omitted. Glove records source directory, Sterling Digital Partners, checked 20 Sep 2026.
- 2 of the 15 sources let a named record be retrieved on the last check; 2 got no further than a visible search form. Glove records source directory, Sterling Digital Partners, checked 20 Sep 2026.
- 14 of the 15 entries carry a recorded gotcha — a renamed agency, a moved path, a login wall or a jurisdiction trap found while checking. Glove records source directory, Sterling Digital Partners, checked 20 Sep 2026.
- 9 of the 15 sources are returned by Glove, 3 partly, and 3 remain a manual click. Glove records source directory, Sterling Digital Partners, checked 20 Sep 2026.
- 1 county zoning, permit or long-range-plan source here covers the unincorporated county only — the municipalities inside it keep their own, and the entry says so. Glove records source directory, Sterling Digital Partners, checked 20 Sep 2026.
- Every entry carries its own check date; the most recent human check covering Miami was 20 Sep 2026. Glove records source directory, Sterling Digital Partners, checked 20 Sep 2026.
Worked example
Someone has done this on a real address here
Miami has the Miami field study — the same sources, followed all the way to a retrieved record, with screenshots of where it goes wrong.
How to read a card
What a check level means
Every card says what the last check actually did. The wording is deliberate and it is never rounded up.
- lookup completed — a named record was actually retrieved and read
- locate only — a map point was found; no attributes read
- form reached — a search form was visible; nothing retrieved
- page opened — the entry page loaded
- blocked — CAPTCHA, WAF or authority block; stated plainly
Dates are UTC and belong to the recorded check, not to this page's assembly. A date here means a person opened the page on that day. Our link checker runs weekly, but it only ever proposes a re-check — it cannot move a date.
The directory
Every source we have checked in Miami
Miami-Dade County, Broward County
Miami
Miami-Dade County 11 sources
Parcel & appraiser
Where do I look up who owns a property in Miami-Dade County?
This directory lists 3 checked sources for parcel and ownership records in Miami-Dade County: Miami-Dade Property Appraiser — Property Search, Miami-Dade Property Appraiser — Property Search application and Property Appraiser of Miami-Dade County.
What are the owner, assessed and market values, legal description and sales history?
Miami-Dade Property Appraiser — Property Search
Checked: form reached
Search by address, owner name, folio or subdivision, then open the property report.
You need Folio number
Checked · UTC
Glove returns this Returned by the miami packet map.
The live search application behind the Property Search page.
Miami-Dade Property Appraiser — Property Search application
Checked: page opened
Enter an address or folio in the search bar and open the returned property report.
You need Folio number
Checked · UTC
Glove returns this Returned by the miami packet map.
Who owns it, what is it assessed at, and what is the folio?
Property Appraiser of Miami-Dade County
Checked: page opened
From the home page, Real Estate leads to Property Search, the folio-number explainer and the comparable sales tools.
You need Folio number (13 digits)
Checked · UTC
Glove returns this Returned by the miami packet map.
Zoning
Does county zoning in Miami-Dade County cover the whole county?
No. County zoning governs unincorporated land only. Miami-Dade has dozens of municipalities, each with its own code — the folio's municipality digits tell you which one you are in before you read a district.
What zoning and land-use designations does the county map show for this parcel?
Miami-Dade Land Management GIS
Checked: page opened
Locate the property by folio number or address in the Land Management map, then read the zoning layer.
You need Folio number or address
Checked · UTC
Glove returns this A promoted map covers zoning for Miami-Dade County.
What zoning district applies, and how do I get a written zoning verification?
Miami-Dade Zoning and Development Services
Checked: page opened
The home page leads to Zoning Districts, the Land Development Code (County Code Chapter 33), and the Zoning Verification Request, which is filed through the Citizen Self-Service portal under Zoning.
You need Folio number or address
Checked · UTC
Glove returns this A promoted map covers zoning for Miami-Dade County.
Future land use
What does the long-range land use plan designate in Miami-Dade County?
This directory lists 1 checked source for future land use in Miami-Dade County: Miami-Dade Zoning — Zoning Districts / CDMP.
What does each district permit, and how does it sit against the comprehensive plan?
Miami-Dade Zoning — Zoning Districts / CDMP
Checked: page opened
Read the district list, then cross-reference the CDMP land-use designation in the Land Management map.
You need Zoning district code
Checked · UTC
Glove returns this A promoted map covers future_land_use for Miami-Dade County.
Flood
How do I find the flood zone for a property in Miami-Dade County?
This directory lists 1 checked source for flood zone lookups in Miami-Dade County: FEMA Flood Map Service Center.
What flood zone and FIRM panel govern the property?
FEMA Flood Map Service Center
Checked: lookup completed
Enter the street address in Search By Address, then open the effective FIRMette for the panel.
You need Street address
Checked · UTC
Glove returns this A promoted map covers flood for Miami-Dade County.
Tax
Where do I check property taxes in Miami-Dade County?
This directory lists 1 checked source for property tax records in Miami-Dade County: Miami-Dade Office of the Tax Collector.
Is the tax paid, and what does the bill history show?
Miami-Dade Office of the Tax Collector
Checked: page opened
Open the Tax Collector landing page and follow to real estate tax bill search.
You need Folio number
Checked · UTC
Glove partly covers this Glove has a site map for this host, but no packet field is composed from it.
Permits
Where do I find building permits in Miami-Dade County?
This directory lists 2 checked sources for permits in Miami-Dade County: Miami-Dade — Public Records: Building Plans and Permits and Miami-Dade County — Find a Permit.
How do I obtain the actual recorded building plans, not just the permit line?
Miami-Dade — Public Records: Building Plans and Permits
Checked: page opened
Follow the records-request instructions on this service page.
You need Permit number or folio
Checked · UTC
Glove partly covers this Glove has a site map for this host, but no packet field is composed from it.
What permits exist at this address and what is their status?
Miami-Dade County — Find a Permit
Checked: page opened
Use the permit search from this page; it routes to the county permitting system.
You need Permit number or address
Checked · UTC
Glove partly covers this Glove has a site map for this host, but no packet field is composed from it.
Recorded documents
Where do I find Miami-Dade County deed records?
This directory lists 1 checked source for recorded documents — deeds, mortgages, liens and plats in Miami-Dade County: Miami-Dade Clerk of the Courts — Official Records. Glove does not return it, so this stays a manual lookup.
What deeds, mortgages, liens and lis pendens are recorded against the property or party?
Miami-Dade Clerk of the Courts — Official Records
Checked: page opened
Choose the search type — name, document type, book/page, instrument number — and query.
You need Grantor/grantee name, or instrument number
Checked · UTC
Your click No promoted map returns recorded_documents in any market. This is a click you make yourself.
Broward County 3 sources
Parcel & appraiser
Where do I look up who owns a property in Broward County?
This directory lists 1 checked source for parcel and ownership records in Broward County: Broward County Property Appraiser (BCPA).
Who owns it, what is it assessed at, and what is the sales history?
Broward County Property Appraiser (BCPA)
Checked: lookup completed
Optionally narrow by city, then search Property Search by owner name, address or folio and open the record.
You need Folio number
Checked · UTC
Glove returns this Returned by the miami packet map.
Tax
Where do I check property taxes in Broward County?
This directory lists 1 checked source for property tax records in Broward County: Broward County Records, Taxes & Treasury — Tax Bill Search. It blocked the last check outright. Glove does not return it, so this stays a manual lookup.
Is the property tax paid and what is the balance?
Broward County Records, Taxes & Treasury — Tax Bill Search
Checked: blocked
Not established. The host returned a bot-check interstitial to every automated request and no page content was retrieved.
You need Folio number
Checked · UTC
Your click No promoted map returns tax in any market. This is a click you make yourself.
Recorded documents
Where do I find Broward County deed records?
This directory lists 1 checked source for recorded documents — deeds, mortgages, liens and plats in Broward County: Broward County Records, Taxes & Treasury — Official Records (AcclaimWeb). Glove does not return it, so this stays a manual lookup.
What deeds, mortgages, plats and liens are recorded against the property or party?
Broward County Records, Taxes & Treasury — Official Records (AcclaimWeb)
Checked: form reached
Accept the disclaimer, then choose a search: Name, Book/Page, Document Type, Instrument #, Case #, Consideration Amount, Date Recorded, Parcel ID or Simple Search.
You need Grantor/grantee name, instrument number, or Parcel ID
Checked · UTC
Your click No promoted map returns recorded_documents in any market. This is a click you make yourself.
Not yet harvested for Broward County: zoning, future land use, flood, permits. Know a source? Send it.
City of Miami 1 source
Zoning
Where do I check the zoning of a property in Miami?
This directory lists 1 checked source for zoning in Miami: City of Miami Planning Department.
Who administers Miami 21 — the city's form-based code — and where do zoning questions go?
City of Miami Planning Department
Checked: page opened
Open the Planning department page; Comprehensive Planning and the zoning/land development links run from there.
You need Address or folio number
Checked · UTC
Glove returns this A promoted map covers zoning for City of Miami.
Not yet harvested for City of Miami: parcel & appraiser, future land use, flood, tax, permits, recorded documents. Know a source? Send it.
The honest part
What still needs a human
This is the most useful block on the page, so it is computed from the data rather than written by hand. Counted across Miami only.
| Record type | Sources listed | Where it stands |
|---|---|---|
| Parcel & appraiser | 4 | returned in every published market |
| Zoning | 3 | returned in every published market |
| Future land use | 1 | returned in every published market |
| Flood | 1 | returned in every published market |
| Tax | 2 | a manual click in this market |
| Permits | 2 | a manual click in this market |
| Recorded documents | 2 | a manual click in this market |
1 source blocked a check outright — CAPTCHA, WAF or an authority block. They are listed with level blocked rather than quietly omitted: Broward County Records, Taxes & Treasury — Tax Bill Search.
Recorded documents and permits are the two that never automate cleanly. Every county clerk and every permit portal is its own small piece of software, several of them sit behind a bot challenge, and a few still want a login. If someone tells you they have all of them, ask which clerk's search they used last week.
Optional product path
Doing this every week?
Glove returns parcel, value, zoning, land use and flood in Miami in one call, inside Claude Code, Cursor or Codex. Recorded documents and permits are still yours to click — this directory is where you click them.
See what comes back in your market See a sample packet
Supported clients are Claude Code, Cursor and Codex; connection setup is required. This directory stays free and complete whether or not you ever use it.
Use the data
The whole directory, as one file
Everything on these pages is generated from a single JSON file. It is published under CC BY 4.0: use it, build on it, ship it in your own tool. The only condition is attribution.
Download sources.json Read the schema
Attribution
Klebl, C. (2026). Public property-records sources for ten US commercial real estate markets. Sterling Digital Partners. CC BY 4.0. https://glvtl.com/records-sources/- Entries
- 163
- Counties
- 22
- Markets published
- 10 of 10
- Last human check
Each entry carries its own checked date, so you can filter by freshness rather than trusting one number at the top.
Method
How an entry gets on this page
A person opens the URL in a browser, does the smallest real lookup the source allows, and records what happened in the wording of the level key above. Nothing is listed from a search result, a press release or another directory. If a source blocked the check, it says blocked. If only the search form was reached, it says form reached. The full method, worked end to end on two real addresses, is in the Sarasota and Manatee first-look guide. For Miami specifically, the Miami field study.
Re-verification is quarterly, with an automated link check in between. The link checker can flag that a URL moved or started returning a challenge; it cannot change a date. Only a person can do that.
Use it & cite it
Link to this directory
Free to use and to share. If it saved you a lookup, a link back is what keeps it maintained.
Cite it
Klebl, C. (2026). Miami property records sources. Sterling Digital Partners. Retrieved from https://glvtl.com/records-sources/miami/
Link to it
<a href="https://glvtl.com/records-sources/miami/">Miami property records sources</a>, Chris Klebl, Sterling Digital Partners, 2026.
Upkeep
Corrections, and the promise attached to them
Portals move constantly and nobody tracks it publicly. If a link here is wrong, moved or now needs a login, tell us and we will check it and re-date the entry the same week. [email protected] — include the market, the agency and the URL. Please leave private client information out of it.
Every real move is logged in the change log, so the dates on this page can be checked rather than taken on trust. A date means a person opened the page that day. It is never stamped by a script.