Find Broward County Property Tax Records

Broward County property tax records are maintained by the Property Appraiser and Tax Collector offices in Fort Lauderdale. One of Florida's most populous counties, Broward has over 700,000 taxable parcels covering everything from oceanfront estates to inland condominiums, commercial corridors, and industrial parks. These records show assessed values, ownership data, exemptions, and payment status, and all of them are public. This page tells you how to find and use Broward County property tax records.

Broward County Property Appraiser

The Broward County Property Appraiser is Marty Kiar, CFA. The office is at 115 S. Andrews Ave., Room 111, Fort Lauderdale, FL 33301. Phone is (954) 357-6830 and email is bcpamail@bcpa.net. Office hours are Monday through Friday, 8am to 5pm. The main website is at bcpa.net. The appraiser is responsible for valuing every real property and tangible personal property parcel in Broward County as of January 1 each year.

The Broward County Property Appraiser's office is one of the largest in Florida. With over 700,000 parcels to assess, it operates more like a large agency than a small county office. The office has field appraisers who conduct physical inspections, data collection teams who review permits and sales, GIS specialists who maintain mapping data, and customer service staff who handle inquiries. The volume of work is substantial, but the office makes most records available online.

The BCPA property search tool lets you look up any Broward County parcel by address, owner name, or parcel ID. The results show the full assessment record: land data, building data, just value, assessed value, taxable value, exemptions, and sales history. You can also view aerial maps and GIS data for any parcel. The search tool is free and open to anyone without registration.

For residential real estate, assessed values in Broward County can vary dramatically between properties even in the same neighborhood. Long-term homeowners with Save Our Homes protection may have assessed values far below just value, while recent buyers are assessed close to their purchase price. This creates different tax burdens for neighbors with similar homes. It's a feature of how Florida's SOH cap works under Chapter 193, Florida Statutes.

The Florida DOR monitors Broward County's assessments annually. You can review statewide oversight standards at the DOR Property Tax Oversight site.

The BCPA site at bcpa.net is a full-featured portal for Broward County property assessment records.

Note: The appraiser's office runs an Owner Alert program that notifies property owners by email if changes are made to their property record, a fraud-prevention tool worth signing up for.

Searching Broward County Property Records Online

The BCPA provides several tools for accessing Broward County property tax records. The main parcel search database handles lookups by address, owner name, or parcel number. It's fast and returns comprehensive data. Beyond the basic search, the site has a GIS map viewer that lets you click on any parcel and pull up its record, which is especially useful when you know the location but not the exact address or parcel ID.

The BCPA site also provides direct access to specific functions. Homestead exemption can be filed online at the homestead e-file portal. Tangible personal property returns can be filed electronically at the TPP e-file page. Property owners who want to be notified of changes to their record can sign up for the Owner Alert fraud protection service at no cost.

The BCPA search database is updated regularly and covers all 700,000-plus Broward County parcels.

All of these records are public under Chapter 119, Florida Statutes. No ID or reason is required to access them. The BCPA makes most data available online at no cost.

Broward County Tax Collector

The Broward County Tax Collector is located at 1800 NW 66th Avenue, Suite 100, Plantation, FL 33313. Phone is (954) 765-4697 and email is revenue@browardtax.org. The Broward County Tax Collector's website is where you pay your property tax bill online, check current balances, and find the nearest service center. The tax collector sends bills in November and accepts payment through March 31 at face value, with discounts for earlier payment.

Property taxes in Broward County are significant, this is one of Florida's highest-value counties. The taxable value on a parcel, multiplied by the total millage rate from all applicable taxing authorities, determines your annual bill. Broward has dozens of taxing authorities including the county, school board, children's services, public transportation, and various special districts and municipalities. The total millage on any parcel reflects the combination of all applicable authorities.

Online tax payment is available at the tax payment portal. The site accepts major credit cards and electronic checks. Service center locations across the county handle in-person payments. Call (954) 765-4697 to confirm hours and locations before visiting.

The tax collector's site at browardtax.org is your central resource for paying and looking up Broward County property taxes.

The early payment discount schedule: 4% off in November, 3% in December, 2% in January, 1% in February. After March 31, taxes go delinquent. The collector holds a tax certificate sale under Chapter 197 to recover delinquent amounts.

Property Tax Exemptions in Broward County

The homestead exemption is the most widely used tax break in Broward County. It reduces assessed value by up to $50,000 on a primary residence. The March 1 application deadline is firm, late applications are almost never accepted. File online at the BCPA homestead e-file portal or in person at any appraiser's office location.

Once homestead is in place, the Save Our Homes cap limits annual assessed value increases to 3% or inflation, whichever is lower. In a fast-moving market like South Florida, this cap can make a dramatic difference over time. A homeowner who bought in 2010 may have an assessed value that is 40% or 50% below the current market value. When that property sells, the cap resets, and the new owner gets assessed at the purchase price. From there, the new owner must apply for homestead to start their own SOH protection. These mechanics are all set out in Chapter 193, Florida Statutes.

Filing homestead online is fast and straightforward through the BCPA portal at bcpa.net.

Additional exemptions in Broward County include veteran disability exemptions, widow and widower exemptions, total and permanent disability exemptions, and a senior low-income exemption. Business owners must file tangible personal property returns by April 1 to receive the $25,000 TPP exemption. The online TPP e-file tool at bcpa.net/tangible.asp makes this easy. The full list of exemption types is in Chapter 196, Florida Statutes.

Filing your TPP return online by April 1 automatically claims the $25,000 TPP exemption in Broward County.

Appealing a Broward County Property Assessment

Every August, Broward County property owners receive TRIM notices showing proposed assessed values and estimated tax bills. If you think the value is too high, you have 25 days from the mailing to file a petition with the Broward County Value Adjustment Board. This deadline is strictly enforced, don't wait until you get the actual tax bill in November, because by then it's far too late to file.

The Broward County VAB handles a large volume of petitions given the county's size. Petitions go through special magistrates, independent hearing officers who are not affiliated with the Property Appraiser's office. The magistrate reviews evidence from both sides and makes a recommendation. The VAB votes to adopt or reject it. Most petitions in Broward County settle or are resolved at the magistrate level without a full VAB vote.

To build a strong case for a Broward County appeal, pull comparable sales from the BCPA database. Look for sales in the same neighborhood, similar size and age, from the prior year. If your property has issues that affect value, damage, functional obsolescence, environmental problems, document those thoroughly. An independent licensed appraisal is the strongest evidence. The VAB appeal process is in Chapter 194, Florida Statutes.

Many commercial property owners in Broward County use professional tax agents and attorneys for VAB appeals. For single-family residential properties, a self-represented appeal is viable if you come prepared with good evidence. Pay the undisputed portion of your tax bill during the appeal, failing to do so can result in additional penalties regardless of the appeal outcome.

Broward County Property Tax Payment

Tax bills mail in November. Pay online at browardtax.org using a credit card or e-check, visit a service center in person, or mail a check to the Tax Collector's office. The discount for paying in November is 4%, December 3%, January 2%, and February 1%.

After March 31, taxes go delinquent. The tax collector adds interest and moves forward with a tax certificate sale. Certificate buyers pay delinquent taxes and earn interest until the property owner redeems the certificate. Non-redemption within two years can lead to tax deed proceedings. In a high-value market like Broward County, this outcome is rare but possible. Keep your taxes current to protect your property ownership.

The browardtax.org payment portal accepts credit cards and e-checks for property tax payments in Broward County.

Cities in Broward County

Broward County has many incorporated cities, several of which qualify for dedicated pages on this site. Major cities include:

• Fort Lauderdale, the county seat
• Pembroke Pines
• Hollywood
• Miramar
• Coral Springs
• Pompano Beach
• Davie
• Plantation
• Sunrise
• Deerfield Beach
• Lauderhill
• Tamarac

All of these cities have property tax records processed through the Broward County Property Appraiser and Tax Collector. Property in unincorporated Broward County is also assessed and taxed through the same county offices.

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