Southeast Florida, the Treasure Coast and the Keys
Miami-Dade County property records and hazards
Miami-Dade County is home to about 2,838,500 people, and FEMA counts $358.7 billion in buildings there. FEMA's National Risk Index rates its overall natural-hazard risk "Very High", higher than 99% of U.S. counties. For property, the costliest hazards here are hurricanes, inland flooding and coastal flooding and storm surge: together about $576.4 million of expected building damage a year. Its incorporated cities and towns are Aventura, Bal Harbour, Bay Harbor Islands, Biscayne Park, Coral Gables, Cutler Bay, Doral, El Portal, Florida City, Golden Beach and 24 more. 34 hurricanes have passed within 30 miles since 1851 and 11 made landfall on its coast.1
What Miami-Dade County faces most
Ranked by FEMA's National Risk Index: the hazards expected to do the most damage to buildings in this county each year, with each hazard's FEMA risk rating.
- 1
Hurricanes
Very HighThe local numbers
- FEMA rates hurricane risk in Miami-Dade County "Very High" (score 100.0 of 100, compared with every U.S. county).1
- Expected damage to buildings: about $289.5 million a year, the highest expected building loss from this hazard of all 67 counties in the state.1
- 34 hurricanes passed within 30 miles of the county since 1851 (15 of them at Category 3 or stronger while nearby); counting tropical storms, 65 storms in all.2
- Hurricane landfalls on this county's coast: 11 since 1851, most recently Andrew (1992) at Category 5, Cleo (1964) at Category 2, King (1950) at Category 4 and an unnamed storm (1945) at Category 4.2
- Strongest storm on record nearby: an unnamed storm (1935), at Category 5 strength (about 184 mph sustained) as it passed.2
- Most recent hurricanes nearby: Wilma (2005), Category 3, Katrina (2005), Category 1 and Irene (1999), Category 1.2
- 23 federal disaster declarations for hurricanes have included the county.3
What it means for a buyer or owner
In Miami-Dade County, hurricane wind and storm surge tend to arrive together, and the county has taken 11 direct hurricane landfalls. Wind is the part every property shares, so the roof and openings matter as much as the flood zone.
Ask for the roof's age and permit, any shutters or impact-rated windows, and a wind mitigation report.
In your report: the Storm history & wind sheet · Guide: Hurricanes, roofs and insurance
- 2
Inland flooding
Very HighThe local numbers
- FEMA rates inland flooding risk in Miami-Dade County "Very High" (score 99.7 of 100, compared with every U.S. county).1
- Expected damage to buildings: about $268.7 million a year, the 2nd-highest expected building loss from this hazard of 67 counties in the state.1
- FEMA's index maps about 337 square miles of the county inside the 1%-annual-chance floodplain it uses for inland flooding.1
- 112 inland flood events in FEMA's record, about 4.0 a year.1
What it means for a buyer or owner
Beyond the roughly 337 square miles of mapped floodplain in Miami-Dade County, rain-driven flooding follows rivers, lakes, wetlands and canals, and it doesn't stop at the mapped lines: FEMA says more than 20% of flood insurance claims come from outside high-risk areas.
Ask whether the home has flooded or had a flood claim, and look at the lot's elevation in the report.
In your report: the Flood & hazard sheet · Guide: How to read a Florida flood zone
- 3
Coastal flooding and storm surge
Very HighThe local numbers
- FEMA rates coastal flooding risk in Miami-Dade County "Very High" (score 99.6 of 100, compared with every U.S. county).1
- Expected damage to buildings: about $18.2 million a year, the 2nd-highest expected building loss from this hazard of 67 counties in the state.1
- 50.5% of the county's building value ($181.1 billion) sits in FEMA's coastal flood hazard areas.1
- 16 tropical-storm or hurricane landfalls on this stretch of coast since 1851.2
What it means for a buyer or owner
With 50.5% of Miami-Dade County's building value in FEMA's coastal flood areas, check three things before you buy: the flood zone (VE and Coastal A zones carry the strictest building rules), the ground and floor height against the base flood elevation, and the storm-surge evacuation zone.
In your report: the Storm surge sheet · Guide: How to read a Florida flood zone
- 4
Tornadoes
Relatively HighThe local numbers
- FEMA rates tornado risk in Miami-Dade County "Relatively High" (score 98.7 of 100, compared with every U.S. county).1
- Expected damage to buildings: about $7.6 million a year, the 7th-highest expected building loss from this hazard of 67 counties in the state.1
- 95 tornadoes recorded in the county in FEMA's index (NOAA Storm Prediction Center records), about 1.1 a year.1
- 1 federal disaster declaration for tornadoes.3
What it means for a buyer or owner
With roughly 1.1 tornadoes a year on record, Miami-Dade County sees mostly brief, narrow touchdowns, often spun up by tropical systems and spring squall lines, so damage is very local. The same roof-to-wall connections that resist hurricane wind help here.
Check the roof covering, any hurricane straps or clips, and the insurer's windstorm deductible.
In your report: the Hazards (FEMA National Risk Index) sheet
Rules that apply in every Florida county, from the building code and wind-mitigation discounts to flood insurance, seller flood disclosure and sinkhole coverage: Florida rules for buyers and owners.
Hurricanes near Miami-Dade County
34 hurricanes have come within 30 miles of Miami-Dade County since 1851; the busiest decade was the 1940s, with 6. The 12 most recent are listed, with the strength NOAA recorded as each passed.2
| Year | Storm | Strength nearby | Closest approach | |
|---|---|---|---|---|
| 2005 | Wilma | Category 3 | 17 mi | |
| 2005 | Katrina | Category 1 | inside the county | |
| 1999 | Irene | Category 1 | inside the county | |
| 1992 | Andrew | Category 5 | inside the county | Landfall here |
| 1987 | Floyd | Category 1 | 7 mi | |
| 1966 | Inez | Category 2 | 13 mi | |
| 1965 | Betsy | Category 3 | 8 mi | |
| 1964 | Isbell | Category 2 | 11 mi | |
| 1964 | Cleo | Category 2 | inside the county | Landfall here |
| 1960 | Donna | Category 4 | 17 mi | |
| 1950 | King | Category 4 | inside the county | Landfall here |
| 1948 | Unnamed | Category 2 | inside the county |
Federal disaster declarations
43 federal declarations have included Miami-Dade County since 1965, 23 of them major disasters. By type: 23 hurricane, 5 freezing, 5 severe storm, 4 fire, 2 biological, 1 human cause, 1 other, 1 tornado and 1 tropical storm.3
Most recent
- 2024, Hurricane Milton (major disaster)
- 2024, Hurricane Milton (emergency)
- 2022, Hurricane Nicole (major disaster)
- 2022, Tropical Storm Nicole (emergency)
- 2022, Hurricane Ian (major disaster)
- 2022, Tropical Storm Ian (emergency)
All FEMA hazards for Miami-Dade County
Every hazard FEMA scores here, costliest for buildings first.1
| Hazard | FEMA risk rating | Risk score (0-100) | Expected building loss a year | Rank in the state |
|---|---|---|---|---|
| Hurricanes | Very High | 100.0 | $289.5 million | 1 of 67 |
| Inland flooding | Very High | 99.7 | $268.7 million | 2 of 67 |
| Coastal flooding and storm surge | Very High | 99.6 | $18.2 million | 2 of 67 |
| Tornadoes | Relatively High | 98.7 | $7.6 million | 7 of 67 |
| Wildfire | Relatively Moderate | 96.9 | $4.6 million | 5 of 67 |
| Hail | Relatively High | 96.6 | $2.5 million | 4 of 67 |
| Cold waves | Very High | 99.5 | $621,000 | 2 of 67 |
| Earthquakes | Relatively Low | 62.1 | $236,000 | 18 of 67 |
| Strong wind | Relatively Moderate | 82.4 | $89,000 | 44 of 67 |
| Lightning | Very High | 99.9 | $38,000 | 39 of 67 |
| Landslides | Very Low | 46.4 | $820 | 18 of 67 |
| Heat waves | Relatively High | 99.3 | $412 | 3 of 67 |
| Drought | Relatively Moderate | 79.1 | $0 | n/a |
| Winter weather | No Rating | 0.0 | $0 | n/a |
Local property economy
Miami-Dade County had about 2,838,461 residents in 2024. Its largest groups of self-employed businesses are transportation and warehousing (135,689), administrative and support and waste management (108,188) and other services (except public administration) (92,483). The table counts businesses with no employees, the sole proprietors behind much of the local real estate and building trade.4
| Businesses with no employees | Miami-Dade | Per 1,000 residents | Florida per 1,000 |
|---|---|---|---|
| All self-employed businesses | 828,607 | 291.9 | 146.6 |
| Real estate, rental and leasing | 82,702 | 29.1 | 15.4 |
| Real estate (agents, brokers, landlords, managers) | 79,358 | 28.0 | 14.8 |
| Construction | 84,885 | 29.9 | 14.5 |
| Residential building construction | 28,723 | 10.1 | 4.7 |
Area profile
Census figures for Miami-Dade County next to Florida and the U.S. (ACS 2020-2024 5-year estimates; ± is the margin of error). Source: U.S. Census Bureau, American Community Survey (opens in a new tab).
| Measure | Miami-Dade County | Florida | U.S. |
|---|---|---|---|
| Population | 2,738,356 | 22,416,077 | 334,922,499 |
| Median household income | $71,753 ±$708 | $74,568 | $80,734 |
| Per-capita income | $39,469 ±$458 | $42,609 | $44,673 |
| People below the poverty level | 14.7% ±0.3% | 12.6% | 12.5% |
| Adults 25+ with a bachelor's degree or higher | 34.4% ±0.4% | 34.1% | 35.7% |
| Median home value (owner-occupied) | $463,000 ±$2,523 | $359,000 | $332,700 |
| Median gross rent | $1,829 ±$10 | $1,669 | $1,413 |
| Homes that are owner-occupied | 52.2% ±0.5% | 67.6% | 65.2% |
| Housing units vacant | 10.9% ±0.2% | 14.7% | 10.1% |
| Median year built | 1980 ±1 | 1988 | 1980 |
| Median age | 40.7 ±0.1 | 42.6 | 38.9 |
| Average household size | 2.8 ±0.0 | 2.5 | 2.5 |
| Mean travel time to work (minutes) | 30.9 ±0.3 | 28 | 26.4 |
Race and Hispanic origin (Census table B03002)
| Group | Miami-Dade County | Florida | U.S. |
|---|---|---|---|
| Not Hispanic or Latino: White alone | 12.6% | 50.4% | 57.4% |
| Not Hispanic or Latino: Black or African American alone | 14.1% | 14.6% | 11.9% |
| Not Hispanic or Latino: American Indian and Alaska Native alone | 0.1% | 0.1% | 0.5% |
| Not Hispanic or Latino: Asian alone | 1.5% | 2.9% | 5.9% |
| Not Hispanic or Latino: Native Hawaiian and Other Pacific Islander alone | 0.0% | 0.1% | 0.2% |
| Not Hispanic or Latino: Some other race alone | 0.6% | 0.7% | 0.6% |
| Not Hispanic or Latino: Two or more races | 1.9% | 3.8% | 4.3% |
| Hispanic or Latino (of any race) | 69.3% | 27.4% | 19.3% |
These figures come from the U.S. Census Bureau. OnlineRecords.US doesn't rate, rank or recommend areas by who lives there, and none of these figures are used in any ranking on this page. This product uses Census Bureau data but is not endorsed or certified by the Census Bureau.
Official offices for Miami-Dade County property records
The official word on any Miami-Dade County parcel.5
Property appraiser
- Miami-Dade County Property Appraiser (opens in a new tab) Ownership, values, exemptions and parcel maps.
- Parcel search (opens in a new tab)
Clerk / official records
- Miami-Dade County Clerk of Court and Comptroller (opens in a new tab) Recorder of deeds, mortgages, liens and lis pendens.
- Official records search (opens in a new tab)
Tax collector
- Miami-Dade County Tax Collector (opens in a new tab) Current and delinquent property tax bills.
Building department
- Miami-Dade County Regulatory & Economic Resources (RER) Building (opens in a new tab) Unincorporated Miami-Dade County.
- City of Aventura Building Division (opens in a new tab)
- City of Coral Gables Building Division (opens in a new tab)
- Town of Cutler Bay Building Division (opens in a new tab)
- City of Doral Building Department (opens in a new tab)
- City of Hialeah Building Department (opens in a new tab)
- City of Homestead Building Division (opens in a new tab)
- Village of Key Biscayne Building, Zoning & Planning (opens in a new tab)
- City of Miami Building Department (iBuild) (opens in a new tab)
- City of Miami Beach Building Department (opens in a new tab)
- City of Miami Gardens Building Services (opens in a new tab)
- Town of Miami Lakes Building Department (opens in a new tab)
- City of Miami Springs Building Department (opens in a new tab)
- City of North Miami Building Department (opens in a new tab)
- City of North Miami Beach Building Department (opens in a new tab)
- Village of Palmetto Bay Building & Permitting (opens in a new tab)
- Village of Pinecrest Building & Planning (opens in a new tab)
- City of South Miami Building Department (opens in a new tab)
- City of Sunny Isles Beach Building Department (opens in a new tab)
What our free report covers in Miami-Dade County
Statewide data works for every Miami-Dade County address: (verified on test reports ). Parcel, owner and legal description, assessed and just values, FEMA flood zone and ground elevation, evacuation zone and FEMA hazard ratings, storm history and estimated wind, storm surge and high-water marks, earthquakes, faults and sinkhole reports, environmental sites nearby and condo and HOA records link to the official source for now. For the county's own records, the report links to each office's search; none is automated and verified here yet unless marked.6
| County records | Status | Where to check |
|---|---|---|
| Recorded deeds, mortgages and liens (clerk) | Link to the official source | Official records search (opens in a new tab) |
| Property tax bill (tax collector) | Link to the official source | Miami-Dade County Tax Collector (opens in a new tab) |
| Building permits | Link to the official source | Open-data permit sources wired: Miami-Dade County open data: Building Permits Issued By Miami-Dade County (2 previous years to present) (unincorporated + county-issued permits anywhere (rolling 2 years)); City of Miami open data: iBuild building permits (City of Miami (folio prefix 01)). Other jurisdictions link out. City of Sunny Isles Beach Building Department (opens in a new tab) |
Neighboring counties
Miami-Dade County borders Broward County, Collier County and Monroe County. Miami-Dade County has the highest expected hurricanes losses to buildings among its neighbors.7
| County | Costliest hazard for buildings | Overall FEMA rating | Expected building loss a year |
|---|---|---|---|
| Broward County | Inland flooding | Relatively High | $567.2 million |
| Collier County | Hurricanes | Relatively High | $339.4 million |
| Monroe County | Hurricanes | Relatively Moderate | $85.7 million |
Sources of information
- FEMA National Risk Index (county level) (opens in a new tab). release: December 2025; retrieved 2026-10-05.
- NOAA National Hurricane Center HURDAT2 (Atlantic) (opens in a new tab). storms through 2025; track within 30 miles of the county boundary while at tropical-storm strength or stronger; landfall points within 6 miles assigned to the nearest county; retrieved 2026-10-05.
- OpenFEMA Disaster Declarations Summaries (opens in a new tab). retrieved 2026-10-05.
- U.S. Census Bureau, 2024 Nonemployer Statistics and Vintage 2024 population estimates (opens in a new tab). retrieved 2026-10-05.
- onlinerecords.us county registry (official office links). retrieved 2026-10-05.
- onlinerecords.us coverage checks on test reports. retrieved 2026-10-05.
- U.S. Census Bureau county adjacency file (2024) (opens in a new tab). retrieved 2026-10-05.
Figures describe the county as a whole, not any one property. A free report shows the parcel's own flood zone, elevation, storm history and records.