Miami County Property Records
How To Search Property Records in Miami County in 2026
MiamiCountyRecords.us provides access to publicly available information related to property records in Miami County, Indiana. Members of the public may find data pertaining to ownership history, assessed values, recorded deeds, tax information, liens, and encumbrances. Record categories available through official channels include:
- Deeds and title documents
- Mortgage and lien records
- Property tax assessments and payment history
- Plat maps and legal descriptions
- Building permit records
Records may be searched through the following official resources in Miami County, Indiana:
Miami County Assessor's Office 25 N. Broadway, Peru, IN 46970 Phone: (765) 472-3901 Miami County Assessor
Miami County Auditor's Office 25 N. Broadway, Peru, IN 46970 Phone: (765) 472-3901 Miami County Auditor
Miami County Recorder's Office 25 N. Broadway, Peru, IN 46970 Phone: (765) 472-3901 Miami County Recorder
Miami County Treasurer's Office 25 N. Broadway, Peru, IN 46970 Phone: (765) 472-3901 Miami County Treasurer
Online Search Methods
1. Property Appraiser / Assessor Website
The Indiana Department of Local Government Finance (DLGF) oversees property assessment statewide, and Miami County's assessment data is accessible through the county's online portal. Members of the public may search at no cost without registration.
Search Options:
- By property address
- By owner name
- By parcel ID number
- By subdivision
- By GIS/map location
- By legal description
Information Available:
- Current owner name and mailing address
- Property address and legal description
- Parcel/folio number
- Land use and zoning classification
- Property characteristics (square footage, year built, lot size, building type)
- Assessed value (land and improvements)
- Taxable value and exemptions applied
- Sales history
- GIS map location
How to Search:
- Navigate to the Indiana Gateway for Government Units or the Miami County Assessor's portal
- Select the desired search type (address, owner name, parcel number)
- Enter search criteria
- Review the results list
- Select a property to view the full property card, maps, and sales history
- Print or save the information as needed
2. County Recorder's Official Records Search
The Miami County Recorder's Office maintains recorded documents affecting real property. Basic searches are available to the public at no charge.
Searchable By:
- Grantor name (seller)
- Grantee name (buyer)
- Document type
- Recording date range
- Instrument number
- Book and page number
Documents Available:
- Warranty and quitclaim deeds
- Mortgages and deeds of trust
- Satisfactions and releases of mortgage
- Mechanic's, judgment, and tax liens
- Easements
- Declarations of restrictions
- Plats and surveys
- Powers of attorney
- Lis pendens
- HOA documents
How to Search:
- Visit the Miami County Recorder's Office in person at 25 N. Broadway, Peru, IN 46970
- Select the search type (grantor/grantee, document type, date range)
- Enter search criteria
- Review results and note the instrument number or book and page reference
- Request document images or certified copies as needed
3. Tax Information — County Treasurer's Office
The Miami County Treasurer's Office maintains property tax records accessible to the public at no charge.
Search By:
- Property address
- Owner name
- Parcel number
- Tax account number
Information Available:
- Current tax bill and payment history
- Outstanding balances
- Exemptions applied
- Millage rates
- Delinquency status
- Payment options
4. GIS / Mapping System
Miami County provides access to an interactive GIS mapping system that allows visual property searches, including aerial photography, property boundaries, zoning layers, and flood zone designations. Users may navigate the map to a specific location, click on a parcel, and access linked property records.
In-Person Searches
Miami County Assessor's Office 25 N. Broadway, Peru, IN 46970 Phone: (765) 472-3901 Hours: Monday–Friday, 8:00 AM–4:00 PM Miami County Assessor
Services available in person include public access computers, staff assistance, property cards, maps and plats, and exemption applications.
Miami County Recorder's Office 25 N. Broadway, Peru, IN 46970 Phone: (765) 472-3901 Hours: Monday–Friday, 8:00 AM–4:00 PM Miami County Recorder
Services include viewing official records, requesting certified copies, searching grantor/grantee indexes, and accessing record books with staff assistance.
Miami County Treasurer's Office 25 N. Broadway, Peru, IN 46970 Phone: (765) 472-3901 Hours: Monday–Friday, 8:00 AM–4:00 PM Miami County Treasurer
Services include tax payment information, copies of tax bills, delinquency information, and tax certificate searches.
By Mail Requests
Members of the public may submit written requests to the Miami County Recorder's Office or Assessor's Office by mail. Requests should specify the property by address or parcel number, include the document type or book and page reference where applicable, and include payment for applicable copy fees. Certified copies are available upon request with appropriate payment.
Miami County Recorder's Office (Mailing Address) 25 N. Broadway Peru, IN 46970
Through Professionals
Title companies, real estate attorneys, and licensed real estate agents provide comprehensive title searches, abstracts of title, and title insurance commitments. These professionals identify all recorded interests in a property and provide legal opinions on ownership. Costs vary by provider and scope of service.
Search Tips
- When searching by address, try variations with and without directional prefixes (N, S, E, W)
- When searching by owner name, try last name first and check spelling variations
- For historical records not available online, an in-person visit to the courthouse is required
- Very recent transactions may not yet appear online due to recording processing delays
- Verify results by cross-referencing the parcel number and legal description
What Is Miami County Property Records
Property records in Miami County, Indiana, are official documents related to real property — including land and buildings — maintained by county government offices. These records constitute the legal foundation for establishing property ownership, documenting transfers, recording encumbrances, and assessing property taxes. Under Indiana law, property records are public records accessible to any member of the public.
Types of Property Records:
Ownership Records:
- Warranty, quitclaim, and special warranty deeds
- Title documents and transfer records
- Ownership history and chain of title
- Life estate deeds and trust documents affecting property
Encumbrance Records:
- Mortgages and deeds of trust
- Tax, mechanic's, and judgment liens
- Easements, restrictions, and covenants
- HOA documents and lis pendens
Tax and Assessment Records:
- Property tax assessments and tax bills
- Payment history and exemptions
- Special assessments and delinquency records
Legal Descriptions:
- Plat maps and surveys
- Subdivision plats and lot/block information
- Metes and bounds descriptions
Building and Permit Records:
- Building permits and certificates of occupancy
- Code violations and zoning information
- Land use designations
Who Maintains Property Records:
The Miami County Recorder's Office is responsible for recording and indexing official documents including deeds, mortgages, and liens. The Miami County Assessor's Office maintains property valuations, assessment records, property characteristics, and exemption applications. The Miami County Treasurer's Office maintains tax bills, payment records, and delinquency information. The Miami County Plan Commission handles zoning records, permits, and land use designations.
Legal Framework:
Property recording in Indiana is governed by Indiana Code § 36-2-11, which establishes the duties of the county recorder and the requirements for recording instruments affecting real property. The Indiana Department of Local Government Finance, as noted in its official guidance, states: "The assessment ratio for all properties in Indiana is to be 100%." This standard ensures uniform and transparent property valuation across all Indiana counties, including Miami County.
Are Property Records Public Information in Miami County?
Property records in Miami County are public information. Under Indiana's Access to Public Records Act (Indiana Code § 5-14-3), any member of the public may inspect and copy public records maintained by government agencies, including property records held by the county recorder, assessor, and treasurer. No special permission, stated purpose, or residency requirement is necessary to access these records.
Legal Basis for Public Access:
The public nature of property records is rooted in centuries of American common law and is codified in Indiana's recording statutes. The recording system provides constructive notice — meaning that once a document is recorded, all members of the public are legally presumed to have knowledge of its contents. This principle protects buyers, lenders, and other parties from undisclosed claims on property.
Why Property Records Are Public:
- Transparency in property ownership and taxation prevents fraud and secret transfers
- Real estate transactions depend on the ability to conduct title searches and obtain title insurance
- Lenders require clear title as a condition of mortgage financing
- Property valuation and appraisal services rely on public sales data
- Community planning, historical research, and genealogical research depend on accessible land records
- Journalistic investigation and public accountability require access to ownership information
What Property Information Is Freely Accessible:
- Current and historical property ownership
- Legal descriptions and property addresses
- Sale prices and transfer amounts
- Recorded mortgage amounts
- Liens and encumbrances
- Tax assessments and payment history
- Property characteristics (size, age, building type)
- Deeds and all recorded documents
- Plat maps and surveys
Privacy Considerations:
Certain personal information is protected even within public property records. Social Security numbers and bank account numbers are redacted from recorded documents under Indiana law. Individuals in certain protected categories — including law enforcement officers, judges, and domestic violence victims — may request address confidentiality protections. Homestead exemption applications may contain financial information that is not fully public; the Miami County Assessor's Office can provide guidance on applicable policies.
Who Can Access Property Records:
Any person — regardless of residency, ownership status, or stated purpose — may access Miami County property records. Common users include prospective buyers, real estate agents and brokers, title companies, appraisers, lenders, attorneys, investors, genealogists, historians, and members of the media.
Commercial Use:
Commercial entities may aggregate and use public property records for real estate marketing, property valuation services, title insurance, investment analysis, and market research. Such use is lawful under Indiana law, provided it does not violate anti-harassment statutes, fair housing laws, or other applicable regulations.
How Much Does It Cost to Get Property Records in Miami County?
Members of the public may inspect property records at the Miami County Recorder's Office and Assessor's Office at no charge. Fees apply when copies or certified copies are requested.
Standard Copy and Recording Fees:
| Service | Current Fee |
|---|---|
| Standard copy (per page) | $1.00 per page |
| Certified copy of recorded document | $5.00 per document + $1.00 per page |
| Recording a new document (first page) | $25.00 |
| Recording (each additional page) | $5.00 per page |
| Online document viewing/download | Free (basic search); fees may apply for certified copies |
Recording fees in Indiana are governed by Indiana Code § 36-2-7-10, which establishes the schedule of fees that county recorders may charge for recording instruments and providing copies.
Accepted Payment Methods:
- Cash
- Check (payable to Miami County Recorder or Miami County Treasurer, as applicable)
- Money order
- Credit/debit card (availability varies; confirm with the office)
What Is Available at No Cost:
- In-person inspection of public property records
- Online search of assessment data through the county assessor's portal
- Online search of tax information through the county treasurer's portal
- Basic GIS map access
Fee waiver provisions are not broadly applicable to property record requests under Indiana law, though government agencies and certain nonprofit organizations may qualify for reduced fees in specific circumstances. The Miami County Recorder's Office can provide current fee schedules upon request.
What's Included in a Miami County Property Record
A Miami County property record is a comprehensive compilation of official information about a specific parcel of real property. The following categories of information are maintained across the county recorder, assessor, and treasurer offices.
Ownership Information:
Current ownership records identify the legal owner(s) by name, ownership type (individual, joint tenants, tenants in common, trust, LLC, or corporation), acquisition date, deed book and page or instrument number, and mailing address for tax billing. Previous ownership records provide the chain of title, including prior owners' names, transfer dates, and historical deed references.
Property Identification:
Each parcel is identified by its site address, mailing address (if different), legal description (lot and block number, subdivision name, plat book and page reference, section/township/range, or metes and bounds description), parcel ID number, and tax account number.
Physical Characteristics:
Land information includes lot size in square feet or acres, lot dimensions, frontage, depth, corner lot designation, land use designation, and zoning classification. Building information includes total living area, year built, number of stories, building type, construction type, exterior wall material, roof type, foundation type, number of bedrooms and bathrooms, and additional features such as garage, pool, porch, fireplace, HVAC systems, water source, and sewer system.
Valuation Information:
Assessment records include land value, building value, total assessed value, market value, and taxable value. Historical values for prior assessment years are maintained, allowing review of value trends over time. The Indiana DLGF has stated: "The accuracy of assessments refers to how close the assessments determined by local assessing officials are to market value." This standard applies uniformly to all Miami County parcels.
Tax Information:
Current year tax records include the total tax amount due, exemptions applied, taxable value after exemptions, millage rate, and a breakdown by taxing authority (county general fund, school district, municipality, and special districts). Tax history includes prior years' taxes paid, payment dates, and any delinquency history.
Exemptions Applied:
- Homestead exemption
- Supplemental homestead deduction
- Senior/over-65 exemption
- Disability exemption
- Veteran exemption
- Agricultural exemption
- Other applicable Indiana deductions
Sales History:
Sales records include sale dates, sale prices, deed document numbers, grantor and grantee names, sale type (warranty deed, quitclaim, foreclosure, tax deed, etc.), and qualified/unqualified sale designation.
Encumbrances and Liens:
Recorded mortgages, lender names, recording dates, and original mortgage amounts are included. Lien records identify tax liens, judgment liens, mechanic's liens, HOA liens, and code enforcement liens, including recorded dates, amounts, and lienholders. Other encumbrances include easements, restrictions and covenants, life estates, and lis pendens notices.
Legal and Regulatory Information:
Zoning classification, land use code, future land use designation, special district assignments (school, fire, water), deed restrictions, subdivision covenants, HOA information, flood zone designation (FEMA), and wetlands or conservation area designations are included where applicable.
What Is Not Typically in Public Property Records:
- Current mortgage balances (only original recorded amounts)
- Personal financial information beyond recorded documents
- Interior photographs
- Social Security numbers (redacted)
- Private agreements not recorded
- Actual purchase contract terms beyond the recorded sale price
How Long Does Miami County Keep Property Records?
Property records in Miami County are maintained permanently. Recorded instruments affecting real property title — including deeds, mortgages, liens, plats, and easements — are never destroyed. This permanent retention is both a legal requirement and a practical necessity for maintaining an unbroken chain of title.
Legal Basis for Retention:
Indiana's records retention requirements for county recorders are established under Indiana Code and the Indiana Archives and Records Administration's retention schedules. Recorded instruments affecting title are classified as permanent records under Indiana law, meaning they must be preserved indefinitely and remain accessible to the public.
Records Kept Permanently:
- All recorded deeds (warranty, quitclaim, trustee's, and all conveyance types)
- All recorded mortgages, satisfactions, and releases
- All recorded liens and lien releases
- All plats, subdivision plats, re-plats, and condominium declarations
- Easements, restrictions, covenants, and declarations
- Powers of attorney affecting property
- Court documents affecting title
- Any instrument affecting real property title
Format and Storage:
Historical records in Miami County exist in multiple formats depending on the era of recording. Very old records are maintained in handwritten ledger books. Mid-twentieth century records may be on microfilm. More recent records are maintained as digital scans in electronic document management systems, with backup systems for preservation and disaster recovery.
Online Availability by Time Period:
| Time Period | Availability |
|---|---|
| Recent (last 20 years) | Fully online in most cases |
| Moderate age (20–50 years) | May be online; microfilm available |
| Historical (50+ years) | In-person access; microfilm or original books |
| Very old (100+ years) | Archive storage; advance notice may be needed |
Property Appraiser / Assessor Records:
Assessment records, property cards, and assessment rolls are maintained permanently. Exemption applications are retained for a period consistent with Indiana's records retention schedule, which varies by document type. Recent assessment history is available online; historical assessments are accessible at the Assessor's Office.
Tax Records:
Tax payment records are retained for a minimum of seven to ten years under Indiana's retention schedule. Tax deed records are permanent. Delinquency records are maintained for several years. Recent tax history is available online through the Miami County Treasurer's portal; older records are accessible in person.
Chain of Title:
Every transfer of Miami County real property from the original land grant to the present is preserved in the recorder's records. Title searches conducted for real estate transactions review the chain of title to establish clear ownership and identify any encumbrances. Gaps in the chain of title create legal problems that must be resolved before a property can be transferred with clear title.
Accessing Historical Records:
Miami County Recorder's Office 25 N. Broadway, Peru, IN 46970 Phone: (765) 472-3901 Miami County Recorder
Staff can retrieve records from storage upon request. For very old records, advance notice is recommended. Standard copy fees apply to historical records.
Miami County Assessor's Office 25 N. Broadway, Peru, IN 46970 Phone: (765) 472-3901 Miami County Assessor
Historical assessment information is available at the Assessor's Office for records not accessible online.
How To Find Liens on Property in Miami County?
Liens on property in Miami County are recorded instruments that must be searched through the Miami County Recorder's Office and, for certain lien types, through state and federal agencies. A lien search is a standard component of any title search conducted prior to a real estate transaction.
Step-by-Step Lien Search Process:
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Search the Miami County Recorder's Official Records — Visit the Recorder's Office in person at 25 N. Broadway, Peru, IN 46970, or use the county's online records portal. Search by the property owner's name (as grantor or grantee) and by parcel number. Review results for any recorded liens, including mechanic's liens, judgment liens, and HOA liens.
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Search for Tax Liens — Federal tax liens filed by the Internal Revenue Service are recorded with the county recorder. State tax liens filed by the Indiana Department of Revenue are also recorded at the county level. Search the Recorder's index under the property owner's name for IRS and Indiana DOR lien filings.
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Search the Miami County Treasurer's Office — The Treasurer's Office maintains records of delinquent property taxes, which constitute a lien on the property by operation of law. Members of the public may search tax delinquency records at 25 N. Broadway, Peru, IN 46970, or through the county's online tax portal.
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Search Court Judgment Records — Judgment liens arise when a court judgment is recorded against a property owner. These are filed with the Miami County Clerk of Courts. Search the Indiana Courts online case search by the property owner's name to identify any judgments that may have been recorded as liens.
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Search for Mechanic's Liens — Mechanic's liens are filed by contractors, subcontractors, and material suppliers who have not been paid for work performed on a property. These are recorded with the Miami County Recorder and searchable by property owner name and parcel number.
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Search for HOA Liens — Homeowner association liens for unpaid assessments are recorded with the county recorder. Search by property owner name or parcel number in the Recorder's index.
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Obtain a Certified Lien Search — For a comprehensive and legally reliable lien search, members of the public may engage a licensed title company or real estate attorney to conduct a full title search, which will identify all recorded liens and encumbrances.
Miami County Recorder's Office 25 N. Broadway, Peru, IN 46970 Phone: (765) 472-3901 Hours: Monday–Friday, 8:00 AM–4:00 PM Miami County Recorder
Miami County Treasurer's Office 25 N. Broadway, Peru, IN 46970 Phone: (765) 472-3901 Hours: Monday–Friday, 8:00 AM–4:00 PM Miami County Treasurer
Miami County Clerk of Courts 25 N. Broadway, Peru, IN 46970 Phone: (765) 472-3901 Miami County Clerk
What Is Property Owner Rule in Miami County?
The property owner rule in Miami County, Indiana, refers to the body of state law and local regulations that govern who may own real property, how ownership is established and transferred, and what rights and obligations attach to property ownership. Indiana follows the general principles of American property law, with specific provisions established under Indiana statute.
Establishing Ownership:
Legal ownership of real property in Indiana is established by a recorded deed. Under Indiana Code § 32-21-2-3, a conveyance of real property must be in writing, signed by the grantor, and recorded with the county recorder to provide constructive notice to subsequent purchasers and encumbrancers. An unrecorded deed may be valid between the parties but does not protect the grantee against a subsequent bona fide purchaser who records first.
Forms of Ownership:
Indiana law recognizes several forms of real property ownership:
- Individual ownership — A single person holds title in their own name
- Joint tenancy with right of survivorship — Two or more persons hold equal shares; upon the death of one owner, the surviving owner(s) automatically receive the deceased owner's interest
- Tenancy in common — Two or more persons hold undivided interests that may be unequal; each owner's interest passes to their heirs upon death, not to the co-owners
- Tenancy by the entirety — Available to married couples in Indiana; provides protection against individual creditors of one spouse
- Trust ownership — A trustee holds title for the benefit of trust beneficiaries
- Entity ownership — LLCs, corporations, and other legal entities may hold title to real property in Indiana
Transfer of Ownership:
Property in Miami County may be transferred by sale, gift, inheritance, court order, or operation of law. All voluntary transfers must be documented by a deed that meets Indiana's statutory requirements and recorded with the Miami County Recorder. Indiana imposes a transfer tax (county option) and requires a Sales Disclosure Form to be filed with the county assessor at the time of transfer, as required under Indiana's sales disclosure statutes.
Property Owner Rights and Obligations:
Property owners in Miami County hold the right to use, enjoy, and dispose of their property subject to applicable zoning regulations, deed restrictions, easements, and other encumbrances of record. Owners are obligated to pay property taxes assessed by the county, maintain the property in compliance with local codes, and comply with any recorded covenants or restrictions. Failure to pay property taxes may result in a tax lien and, ultimately, a tax sale under Indiana's tax sale statutes.
Homestead Protections:
Indiana law provides homestead deductions and exemptions for owner-occupied primary residences. The standard homestead deduction reduces the assessed value of a qualifying property for tax purposes. Applications for homestead exemptions are filed with the Miami County Assessor's Office and are subject to annual verification.
Adverse Possession:
Indiana recognizes the doctrine of adverse possession, under which a person who openly, continuously, exclusively, and adversely possesses another's land for a statutory period may acquire legal title. The adverse possession period in Indiana is ten years under Indiana common law principles. Claims of adverse possession must be established through a court proceeding, and any resulting title should be recorded with the Miami County Recorder.
Eminent Domain:
Government entities in Indiana hold the power of eminent domain — the authority to acquire private property for public use upon payment of just compensation. Any taking of Miami County property by a government entity must comply with Indiana's eminent domain statutes and the constitutional requirement of just compensation.