Miami-dade County, Florida: 936,902 property records and the deal signals inside them.

Public-record counts for Miami-dade County, computed with the same signal definitions the app uses. Counts are indicators drawn from county assessor and recorder data as of 2026-07-11; they are not verified statuses.

Records on file

936,902

Absentee owners

401,585

Estate-style owners

4,795

Teardown signals

Median assessed value

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Places

Deal signals in Miami-dade County

Signal	Records	Share
Absentee ownersThe tax-mailing address differs from the property address. Guide	401,585	42.9%
Held 10+ yearsLast recorded sale is ten or more years ago. Guide	394,874	42.1%
Absentee and long-heldBoth of the above: an owner elsewhere who has held for a decade or more. Guide	176,004	18.8%
Estate or probate-style ownersOwner name carries estate, executor, administrator or heir markers. Guide	4,795	0.5%
Teardown signalImprovements assessed at half or less of the land value, land at $40,000 or more. Guide	0	0.0%
Value spreadLast sale price at 75% or less of the current assessed value (assessed $50,000 or more). Guide	0	0.0%
Vacant landLand value on record with no improvement value. Guide	0	0.0%
Entity ownersLLC, trust, corporate or partnership owners. Guide	269,517	28.8%

Definitions are the ones Black Label Real Estate applies inside the app. A record can carry several signals. Percentages are of records on file for the county.

Cities and places in Miami-dade County

Unincorporated County395,292 records
Miami142,053 records
Hialeah60,543 records
Miami Beach55,724 records
Miami Gardens31,017 records
Doral28,039 records
Homestead25,536 records
Aventura25,370 records
Coral Gables19,844 records
Sunny Isles Beach19,832 records
North Miami16,219 records
Cutler Bay14,950 records
North Miami Beach14,464 records
Miami Lakes10,220 records
Palmetto Bay8,578 records
Key Biscayne7,385 records
Florida City6,723 records
Hialeah Gardens6,566 records
Pinecrest6,458 records
South Miami4,663 records
Sweetwater4,445 records
Opa-Locka4,330 records
Miami Springs4,228 records
Miami Shores3,943 records
Bal Harbour3,875 records
North Bay Village3,618 records
Surfside3,411 records
Bay Harbor Islands3,172 records
West Miami1,716 records
Medley1,712 records

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