Official records, one address, one page
Property Passport
Enter one South Florida address. We check available official records and show what is verified, what needs attention, and what could not be obtained.
No email · No sign-up · No sales call
A source-backed report, not a score
Results keep missing records, unavailable sources, and unpublished information separate.
What this is
The official record of one address — parcel, government values, flood and evacuation zones, federal storm history — on one page, with the issuing office named beside every fact.
Where the data comes from
County property appraisers, FEMA, the Florida Division of Emergency Management and other public offices, read live at the moment you ask. Nothing is stored, estimated or guessed.
How to use it
Enter an address — for a condominium, include the unit. Read what is verified, then open the gold links to confirm taxes, permits and deeds on the county's own pages before relying on them.
What the passport reads
Five groups of official records
One address, checked against the offices that keep its records, along with the environmental, coastal and historic registers that cover it. Coverage varies by county and city; where an office publishes nothing for that address, the report says so instead of filling the gap.
Identity
The address as matched by the U.S. Census geocoder and the county's parcel roll: parcel number, property type, lot and living area, year built, owner of record and recorded sales.
Values and taxes
The county's just, assessed and taxable values for the roll year, exemptions such as homestead, and the annual tax of record, with a link to the county to confirm what is due.
Water and wind
The FEMA flood zone and base flood elevation, the county evacuation zone, the ground elevation at the address point and the federal disaster declarations on record for the county.
Permits, code and zoning
Permits on the city's register, open code-compliance cases and the zoning code, where the office publishes them, each linked to the office's own register.
Condominium
For a condo unit: the association's state filing, its managing entity, the units registered and, where reported, the structural integrity reserve study and the milestone inspection status.
How to read it
Three kinds of answers
Verified
An official source returned the fact, and the office and the time it was retrieved sit beside it. This is the part you can quote — after opening the office's own page to confirm it.
Needs attention
Items that can change cost or risk: for example, a flood zone that brings required insurance, an open code case or an incomplete condo filing. Each one links to the office that can confirm it.
Could not be obtained
A source was unreachable, does not cover the address, or does not publish that record. The report never reads a gap as good news: an outage is not proof that no record exists.
Terms on the report
Five terms worth knowing
Just, assessed and taxable value
Just value is the county's estimate of market value on January 1, for taxation. Assessed value is just value after limits such as the homestead cap; taxable value is what remains after exemptions. None of them is a sale price.
F.S. §§192.042, 193.155
Special Flood Hazard Area
Land that FEMA maps with a 1% chance of flooding in any year, in zones beginning with A or V. Federally regulated lenders require flood insurance there.
FEMA · 42 U.S.C. §4012a
Base flood elevation
The height floodwater is expected to reach in that 1%-a-year flood. Set against the floor height on an elevation certificate, it shows how far the living space sits above or below it.
Evacuation zone
The order in which county emergency management would ask an area to leave before a storm. It is planning context, not a flood zone and not a rating of the property.
Milestone inspection and SIRS
Structural checks Florida requires for condo buildings of three or more habitable stories: a milestone inspection at 30 years (25 where the local official requires it near salt water) and every 10 years after, and a structural integrity reserve study every 10 years.
F.S. §553.899 · §718.112(2)(g)
When to run one
Three moments a passport pays off
Before an offer
Check the flood zone, the permits and the tax picture before you negotiate. The seller's tax bill is not yours: the home is reassessed at just value on the January 1 after the sale.
F.S. §§193.155, 689.261
Before you list
See what a buyer will see: open permits, code cases, a recorded living area that differs from yours. Closing a gap before listing is usually simpler than explaining it in a negotiation.
After you buy
Check that the homestead exemption appears on the roll the following year; the application goes to the county property appraiser by March 1.
F.S. §196.011
Sources
Primary sources for the rules quoted in this guide; the report itself names the office behind every fact.
- FEMA Flood Map Service Center
- 42 U.S.C. §4012a — flood insurance requirement
- F.S. §192.042 — date of assessment
- F.S. §193.155 — homestead assessments
- F.S. §196.011 — exemption filing
- F.S. §689.261 — property tax disclosure
- F.S. §553.899 — milestone inspections
- F.S. §718.112 — structural integrity reserve study
Questions people ask
Is this an appraisal?
No. It is the government's own record of the property, shown exactly as published. For what the home is worth on today's market, use the valuation tool or talk to us.
Why does a condo address need a unit number?
The county keeps a separate record for every unit. Without one, a tower is hundreds of records — the passport asks for your unit rather than guessing which home is yours.
What do the gold buttons under “What needs attention” open?
Each one opens the county's own search — taxes, deeds, permits, inspections — so you verify the record at the source instead of taking anyone's word for it.
A line says a source was unavailable. Is the record gone?
No — an office was briefly unreachable. Run the report again later; an outage is never proof that no record exists.
Is it free, and what happens to my search?
Free, with no sign-up. The report is built live and never stored — download the PDF if you want to keep it.