Access Pembroke Pines Property Tax Records

Pembroke Pines property tax records are handled by Broward County, not by the city itself. The Broward County Property Appraiser assesses every parcel in Pembroke Pines, and the Broward County Tax Collector bills and collects property taxes. Pembroke Pines has a population of about 179,000 and is one of the largest cities in Broward County. This page covers how to find records online, how the exemption process works, and what to do if you need to appeal your assessment.

Broward County Tax Administration

Pembroke Pines is entirely within Broward County. There is no separate city-level property tax office. The Broward County Property Appraiser values all Pembroke Pines parcels. The Broward County Tax Collector then sends the bill and collects payment. Both are elected county offices that operate independently from city government.

Pembroke Pines is largely residential with a large number of single-family homes, condominiums, and townhomes. The appraiser values these using mass appraisal methods based on comparable sales in the area and property characteristics. Values are set as of January 1 each year. Any sale or change after January 1 does not affect that year's assessment. This rule is set by Chapter 192, Florida Statutes.

See the Broward County property tax records page for a full overview of county procedures, forms, and contacts.

Broward County Property Appraiser

The Broward County Property Appraiser is at 115 S. Andrews Ave., Room 111, Fort Lauderdale, FL 33301. Phone: (954) 357-6830. The office is open Monday through Friday, 8 a.m. to 5 p.m. The appraiser values every parcel in Broward County, including all Pembroke Pines properties, as of January 1 each year.

The official property roll is maintained by the appraiser's office. It lists each parcel's legal description, owner of record, just value, assessed value, taxable value, and any active exemptions. Records are updated through the year as deeds record, permits are issued, and ownership changes occur. The appraiser does not collect taxes.

The Broward County Property Appraiser website gives free online access to all parcel data. You can search for any Pembroke Pines property by owner name, address, or parcel ID. Results show current values, prior-year comparisons, exemptions, building and land data, and sales history. Aerial and map views are available too.

The site also has a homestead exemption e-file tool and an Owner Alert fraud protection service. Owner Alert notifies you if any document affecting your Pembroke Pines property is recorded, useful for catching unauthorized deeds. Both are free to use.

The Florida Department of Revenue oversees all county appraisers and sets the standards they must follow. The DOR Property Tax Oversight page has guidance on how the assessment process works statewide.

Broward County Tax Collector

The Broward County Tax Collector's office is at 1800 NW 66th Ave., Suite 100, Plantation, FL 33313. Phone: (954) 765-4697. The collector sends tax bills in November for all Pembroke Pines properties and handles all payment processing.

The bill for a Pembroke Pines property reflects the taxable value from the appraiser, multiplied by millage rates set by Broward County, the school board, the City of Pembroke Pines, and applicable special districts. All rates are combined into one bill.

Pay in November for a 4% discount. December saves 3%, January 2%, February 1%. After March 31, taxes become delinquent. A 3% penalty applies immediately, and the account is flagged for the tax certificate sale. The certificate sale process is governed by Chapter 197, Florida Statutes.

Online payments are accepted at the Broward Tax Collector's site at browardtax.org. Mail and in-person options are available at branch locations. The collector's site has a parcel lookup for current balances and payment history.

The DOR data portal lets researchers pull bulk data on Broward County parcels, including those in Pembroke Pines.

How to Search Pembroke Pines Property Tax Records

Start with the Broward County Property Appraiser's online search at bcpa.net. Look up any Pembroke Pines parcel by owner name, address, or parcel ID. Results include the just value, assessed value, taxable value, exemptions, building and land data, and recent sales. No account is needed and the search is free.

For tax bill data, use the Broward County Tax Collector's parcel lookup at browardtax.org. Enter the parcel ID or address to see what is currently owed, whether prior bills were paid, and if any certificates are outstanding on the property. The two portals together give a complete view of any Pembroke Pines parcel.

All Pembroke Pines property tax records are public under Chapter 119, Florida Statutes. Anyone can access them. No ID or reason is required. Online access is free and available at any hour. For records not online, you can submit a written request to either office. Staff time and copy fees may apply for large requests.

For bulk or aggregate data on Broward County including Pembroke Pines parcels, see the Florida DOR Property Tax Data Portal.

Exemptions for Pembroke Pines Property Owners

Pembroke Pines homeowners who use their property as a primary residence can apply for the homestead exemption. This reduces assessed value by up to $50,000. The first $25,000 covers all taxing authorities. The second $25,000 reduces value for the $50,000 to $75,000 range but does not apply to school taxes.

Once homestead is granted, the Save Our Homes cap kicks in. Annual increases in assessed value are limited to 3% or the inflation rate, whichever is less. Pembroke Pines has seen strong appreciation in recent years, so long-term homestead holders may have a large gap between just value and assessed value, and a noticeably lower tax bill as a result.

Additional exemptions available through the Broward County Property Appraiser include the senior low-income exemption for residents 65 and older, veteran and disability exemptions, and surviving spouse exemptions. Each exemption has its own rules. File applications with the appraiser by March 1. See Chapter 196, Florida Statutes for eligibility requirements.

If you own a business in Pembroke Pines with tangible personal property, file a TPP return with the appraiser by April 1. The first $25,000 of TPP value is exempt. Filing on time captures this automatically. A late return loses the exemption and may result in a penalty assessment.

Value Adjustment Board Appeals

Pembroke Pines property owners who disagree with their assessed value can appeal to the Broward County Value Adjustment Board. Each summer the appraiser mails TRIM notices showing the proposed assessed value and the expected tax. You have 25 days from the TRIM mailing date to file a VAB petition. Miss the deadline and you lose the right to appeal for that year.

The VAB process is governed by Chapter 194, Florida Statutes. After you file, you get a hearing before a special magistrate. Bring evidence: recent comparable sales in your Pembroke Pines neighborhood, photos of any condition issues, and an independent appraisal if you have one. The burden is on you to show the value is wrong.

Most Pembroke Pines homeowners handle VAB hearings on their own. Commercial owners often bring a tax professional. Filing fees are modest. If the VAB rules against you, circuit court remains an option, though most disputes are resolved at the board level.

Pay at least the non-disputed portion of your bill while the appeal is open. Failure to pay can result in penalties even if the appeal succeeds later.

Payment and Delinquency

Broward County mails Pembroke Pines tax bills in November. Pay by November 30 for the 4% discount. The discount drops each month until the March 31 deadline. After that, a 3% penalty applies immediately and the account goes to the certificate sale process.

At the certificate sale, investors pay the delinquent taxes and receive a certificate earning interest. You can redeem the certificate at any time by paying the taxes owed plus interest and costs. After two years, the certificate holder can apply for a tax deed. A tax deed auction could result in the loss of your Pembroke Pines property.

The Broward Tax Collector accepts online payment at browardtax.org, by mail, and in person at branch offices. A quarterly installment plan is available for taxpayers who prefer to spread payments through the year. Sign-up for the installment plan opens in the spring before the tax year begins.

Public Records Access

Pembroke Pines property tax records are open public records. Florida law, Chapter 119, gives everyone the right to inspect and copy government records. You do not need to own property in Pembroke Pines or state a reason for your request. The Broward County Property Appraiser and Tax Collector must provide access.

The online portals at bcpa.net and browardtax.org are free and available any time. For records not available online, contact either office by phone or in person. Staff may charge for copies or bulk data exports, but the underlying records are a legal right. Owner names, assessed values, tax amounts, and sales history are all fully public for every Pembroke Pines parcel.

The DOR FAQ page is a good resource if you have general questions about how Florida property tax records work.

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