Kendall City property tax records are public files that show who owns each property, how much it is worth, and how much tax is owed each year. Kendall is part of unincorporated Miami-Dade County in Florida.
This means the county handles all property tax duties for Kendall homes and land. No city tax office exists in Kendall. Anyone can look up these records for free using online tools. This page explains where the records come from, how to pull them up, and what each data point means.
Who Manages Kendall Property Tax Records
Two main county offices handle all property tax work for Kendall parcels. A third state agency watches over the whole system to keep values fair. Each office has a clear job that does not overlap with the others.
Miami-Dade Property Appraiser Office
The Miami-Dade Property Appraiser sets the value of every property in the county, including all parcels in Kendall. The office is led by an elected official who works apart from the county mayor. The appraiser does not collect taxes. The appraiser also does not set tax rates. The job is to find the just value of each property as of January 1 each year. Just value means the price a willing buyer would pay a willing seller, with neither under pressure.
The appraiser’s office sits at 111 NW 1st Street, Suite 710, Miami, FL 33128. The main phone line is 305-375-4712. You can call this number with questions about your assessed value, your exemptions, or your folio number. The office also runs a full website where you can search records without calling.
Miami-Dade Tax Collector Office
The Miami-Dade Tax Collector sends out tax bills and collects payments for Kendall parcels. The office mails bills each November. The office also tracks late payments and holds tax certificate sales when bills go unpaid. The main office is at 200 NW 2nd Avenue, Miami, FL 33128. The phone number is 305-375-5570. Branch offices serve the Kendall area so residents do not have to drive to downtown Miami.
The tax collector also processes car tags, business tax receipts, and other local fees. The property tax side of the office uses a separate online portal where you can pay bills and view payment history.
Florida Department of Revenue Oversight
The Florida Department of Revenue checks the work of the Miami-Dade Property Appraiser each year. The state’s Property Tax Oversight program reviews county assessment rolls. If a county’s values fall out of line with state law, the DOR can order corrections. This oversight keeps the system fair across all 67 Florida counties. The DOR also publishes annual reports that show how each county is doing compared to the statewide average.
How to Search Kendall Property Tax Records Online
The fastest way to pull up a Kendall property tax record is through the county’s online search tools. Both the appraiser and the tax collector run free public portals. You do not need an account, login, or fee for basic searches. You can search by address, owner name, or folio number.
Using the Miami-Dade Property Search Tool
The Miami-Dade Property Appraiser search page lets you look up any parcel in the county. Go to the appraiser’s website and click on the property search link. Type in a Kendall address, an owner’s last name, or a 13-digit folio number. The system will return matching parcels. Click on the folio number to open the full record.
The full record shows the just value, assessed value, and taxable value. It also shows every exemption on file, the year the home was built, the square footage, the lot size, and the land use code. A full sale history appears at the bottom of the page. The tool updates daily as new records come in.
Searching by Address, Owner Name, or Folio
Address search works best when you know the full street address. Include the house number, street name, and zip code. Owner name search needs the last name. You can add a first name to narrow the results if the owner has a common name. Folio search is the most exact. The folio is a 13-digit number that stays with the property forever, even when the owner changes.
Here is a quick guide to each search type:
- Address search: Best for single properties. Use full street address with zip code.
- Owner name search: Best for finding all properties owned by one person or company.
- Folio search: Best for exact results. The folio is on every tax bill and TRIM notice.
- Subdivision search: Lists all parcels in a neighborhood or condo building.
Accessing the Tax Collector Portal
The Miami-Dade Tax Collector runs a separate portal for bill and payment records. Enter the folio number to see the current bill. The page shows the amount due, the discount window, and the past-due amount if any. You can also see payment history going back several years. The portal accepts credit card, debit card, and electronic check payments for a small fee.
Understanding Your Kendall Property Tax Bill
A Kendall property tax bill has several parts. Each part comes from a different taxing group. The total bill is the sum of all the parts added together. Florida law requires the bill to show each part on its own line.
What Makes Up Your Tax Bill
The bill starts with the taxable value of the property. The taxable value is the just value minus any approved exemptions. The taxable value then gets multiplied by the millage rate for each taxing group. One mill equals one dollar for every one thousand dollars of value. A millage rate of 20 mills means twenty dollars per one thousand dollars of taxable value.
Kendall parcels fall under these taxing groups:
- Miami-Dade County: Funds county services like police, fire, and parks.
- School Board of Miami-Dade: Funds public schools in the area.
- South Florida Water Management District: Manages water supply and flood control.
- Children’s Trust: Funds child health and education programs in the county.
- Fire Rescue District: Funds local fire and emergency medical services.
- Library Taxing District: Funds the county library system.
Millage Rates in Miami-Dade County
Each year, the county and other taxing groups set their millage rates. The total millage for a Kendall property in 2025 is roughly 19 to 21 mills, depending on the exact location. The county publishes the final rates each fall after public hearings. You can find the current rate breakdown on the appraiser’s website under the TRIM notice section.
Early Payment Discount Schedule
Florida offers a discount for paying property tax early. The discount shrinks each month until it hits zero in March. The schedule is the same across the state.
| Payment Month | Discount |
|---|---|
| November | 4 percent |
| December | 3 percent |
| January | 2 percent |
| February | 1 percent |
| March | No discount |
| April 1 and after | Delinquent, penalties apply |
After March 31, the bill becomes delinquent. Interest starts running at 3 percent per year. The tax collector may also sell a tax certificate against the property. A tax certificate is a lien that gives the buyer the right to collect the debt plus interest. The owner can pay off the certificate later to clear the lien.
Kendall Property Tax Exemptions and Savings
Florida offers several tax exemptions that lower the taxable value of a property. Kendall residents can claim the same exemptions as anyone in the state. Some exemptions need an application. The homestead exemption stays on the property as long as the owner lives there.
Homestead Exemption
The homestead exemption cuts up to $50,000 from the assessed value of a primary residence. The first $25,000 applies to all taxing groups, including schools. The second $25,000 applies to all groups except schools. For a home with an assessed value of $400,000, the exemption drops the taxable value to $350,000. The savings depend on the millage rate, but the cut can be hundreds of dollars each year.
To get the homestead exemption, file an application with the Miami-Dade Property Appraiser. The form asks for proof of residency, such as a Florida driver’s license or voter registration. The deadline is March 1 of the tax year.
Save Our Homes Cap
Once a homestead exemption is on file, the Save Our Homes cap kicks in. This rule limits how much the assessed value can grow each year. The cap is 3 percent or the rate of inflation, whichever is lower. Even if your home’s market value jumps 20 percent in one year, the assessed value for tax purposes can only rise by 3 percent.
This cap stays with the property, not the owner. When the home sells, the cap resets for the new owner based on the new purchase price. Long-term Kendall homeowners often have assessed values far below current market value. The gap between just value and assessed value is the Save Our Homes benefit.
Senior, Veteran, and Disability Exemptions
Florida also offers extra exemptions for certain groups. Each has its own rules and deadlines. Most need a one-time application and proof of status.
- Senior exemption: Extra $25,000 off the homestead property for owners 65 and older with income below a set limit.
- Veteran disability exemption: Full or partial exemption for veterans with a service-connected disability.
- Total disability exemption: Full exemption from property tax for totally and permanently disabled residents.
- Surviving spouse exemption: Exemption for spouses of first responders killed in the line of duty.
- Widow or widower exemption: $500 reduction for widows or widowers who have not remarried.
Contact the Property Appraiser’s office to apply. Most exemption applications are due by March 1 of the tax year. Late filings may reduce the benefit.
Appealing Your Kendall Property Assessment
If you think your property is valued too high, you have the right to file an appeal. Florida law gives every property owner a clear path to challenge an assessment. The path starts with the TRIM notice and ends with the Value Adjustment Board.
TRIM Notice and Filing Deadline
Each August, the Property Appraiser mails a TRIM notice to every property owner. TRIM stands for Truth in Millage. The notice shows the proposed assessed value, the proposed taxable value, and the estimated taxes based on proposed millage rates. Read the notice as soon as it arrives. The mailing date starts the 25-day appeal window.
To appeal, file a petition with the Miami-Dade County Value Adjustment Board. The petition form is on the VAB section of the county clerk’s website. There is a small filing fee for each petition. The fee is refundable if you win the appeal.
Value Adjustment Board Process
The Value Adjustment Board holds hearings each year between September and the following May. A special magistrate hears each case. The magistrate is a neutral person trained in property valuation. The magistrate listens to both sides and recommends a value to the full board. The board votes on the recommendation. The board’s decision is final unless you take the case to court.
You do not need a lawyer for a VAB hearing. Many Kendall homeowners handle their own cases. A tax attorney or licensed appraiser can help with complex cases, especially for commercial property.
Evidence Needed for Appeal
Strong evidence wins appeals. For residential properties, the best evidence is comparable sales. Find three to five recent sales of similar homes in the same Kendall neighborhood. The sales should be within the past 12 to 18 months. Bring photos, a list of differences between your home and the comps, and any repair estimates that lower your value. The appraiser will present their own evidence. The magistrate weighs both sides.
Contact Information and Office Locations
Here are the main offices, phone numbers, and websites for Kendall property tax records. You can call ahead to check hours before visiting. Most offices are open Monday through Friday from 8:00 a.m. to 5:00 p.m. Branch locations may have different hours.
Miami-Dade Property Appraiser
The main office is at 111 NW 1st Street, Suite 710, Miami, FL 33128. The phone number is 305-375-4712. The website is miamidade.gov/pa. The office handles assessment records, exemption filings, and TRIM notices. Branch offices are also open in the Kendall area for in-person visits.
Miami-Dade Tax Collector
The main office is at 200 NW 2nd Avenue, Miami, FL 33128. The phone number is 305-375-5570. The website is mdctaxcollector.gov. The office handles tax bills, payments, and delinquency records. Several branch offices serve the southwest Kendall area. You can also pay online or by mail.
Miami-Dade County Property Appraiser: 111 NW 1st Street, Suite 710, Miami, FL 33128 | Phone: 305-375-4712 | Hours: Monday to Friday, 8:00 a.m. to 5:00 p.m. | Website: miamidade.gov/pa
Miami-Dade Tax Collector: 200 NW 2nd Avenue, Miami, FL 33128 | Phone: 305-375-5570 | Hours: Monday to Friday, 8:00 a.m. to 5:00 p.m. | Website: mdctaxcollector.gov
Frequently Asked Questions
These questions cover the most common points Kendall property owners ask about tax records. Each answer points to the right office, the right form, or the right tool to get the job done. Florida law backs every answer with clear rules and deadlines.
How do I find my Kendall property folio number?
Your folio number is on every tax bill, every TRIM notice, and every letter from the Property Appraiser. It is a 13-digit code. If you cannot find it, search for your address on the Miami-Dade Property Appraiser website. The folio number will appear on the search results page. Write it down and keep it for future use. The same folio is used by both the appraiser and the tax collector, so one number works across both systems.
Are Kendall property tax records public?
Yes. Florida’s Public Records Act, set out in Chapter 119 of the Florida Statutes, makes all property tax records open to the public. You do not need to explain why you want the records. You do not need to show ID. You can view records online for free. Bulk data requests may have a fee. Certified copies of records also have a fee set by state law.
Can I pay my Kendall property tax bill online?
Yes. The Miami-Dade Tax Collector portal accepts online payments by credit card, debit card, and electronic check. There is a small processing fee for card payments. Electronic check payments have a lower fee. You can also pay by mail with a check or money order. In-person payments are accepted at any branch office. Pay in November to get the full 4 percent discount on your bill.
What happens if I miss the property tax payment deadline?
After March 31, your bill becomes delinquent. Interest starts running at 3 percent per year. The tax collector may also offer the debt for sale as a tax certificate. A tax certificate is a lien against your property. The certificate holder pays the tax and then collects the debt plus interest from you. The interest rate on a tax certificate is set by state law and can be as high as 18 percent per year for some properties.
How do I apply for a homestead exemption in Kendall?
File an application with the Miami-Dade Property Appraiser. The form is on the appraiser’s website. You can also file in person at any branch office. The form asks for proof of residency. A Florida driver’s license, a Florida voter registration card, or a recorded Declaration of Domicile all work. File by March 1 to get the exemption for that tax year. Late filings take effect the next year.
What is the difference between assessed value and just value?
Just value is the full market value of the property as of January 1 each year. Assessed value is the value used to calculate your tax bill. Assessed value can be lower than just value because of exemptions and the Save Our Homes cap. Taxable value is the assessed value minus any exemptions that apply to your taxing groups. The tax bill is the taxable value times the millage rate.
How long does a Kendall property tax appeal take?
The Value Adjustment Board hearings run from September through May. Most residential appeals are heard within 3 to 6 months after filing. You will get a hearing date in the mail. Bring your evidence to the hearing. The magistrate makes a recommendation, and the board votes. You will get a written decision by mail. If you win, any overpaid tax is refunded, often within 60 to 90 days.