Broward County property tax records are public files that show who owns each parcel, how much it is worth, and which taxes are paid or unpaid. These records are kept by two county offices: the Property Appraiser and the Tax Collector.
Anyone can look at them online for free. This page explains what each record shows, where to look it up, how to pay a bill, how to claim exemptions, and how to file an appeal if a value seems too high.
What Broward County Property Tax Records Cover
Broward County is one of the largest counties in Florida. More than 700,000 taxable parcels sit inside its borders, from beachfront homes to inland warehouses. Each parcel has its own tax file. The file is split between two offices that share data but handle different tasks. One office sets the value. The other office bills the owner and collects payment. Both files together form the full tax record for any piece of real estate in the county.
Records Held by the Property Appraiser
The Broward County Property Appraiser values every parcel each year. The office keeps the assessment file, which holds the land size, building details, year built, square footage, ownership name, legal description, parcel ID number, and the just value, assessed value, and taxable value. Exemptions on the property also show up in this file. The current Property Appraiser is Marty Kiar, CFA. His office is at 115 S. Andrews Ave., Room 111, Fort Lauderdale, FL 33301. The phone number is (954) 357-6830. Office hours run Monday through Friday from 8 a.m. to 5 p.m. The official website is bcpa.net.
Records Held by the Tax Collector
The Broward County Tax Collector handles the billing and payment side. The office sends tax bills each November, takes payments through March 31, and tracks which parcels are paid in full. The tax file shows the current year bill, amount paid, balance due, last payment date, and any delinquent status. The Tax Collector office is at 1800 NW 66th Avenue, Suite 100, Plantation, FL 33313. The phone number is (954) 765-4697. The website is browardtax.org.
Florida Public Records Law and Your Right to View Files
All property tax files in Broward County are public under Chapter 119 of the Florida Statutes. No ID is needed. No reason has to be given. The two offices must let any person see these files during business hours. They also post most of the data online at no cost. This law covers the assessed value, owner name, payment history, and exemption status. A few pieces of data, like a Social Security number used on an exemption form, are kept private.
Online Search Tools for Broward County Property Tax Records
The Property Appraiser runs a free online search tool called the BCPA Client. It works from the main website at web.bcpa.net. The tool lets any user pull up a parcel by typing in an address, an owner name, or a parcel ID number. Results show on a single page with the full data set. No account or login is needed. The Tax Collector runs a separate search at browardtax.org for current year bills, payment status, and balance due.
Search by Address
Address search is the most common way to look up a Broward County property tax record. A user types the house number and street name, then picks the right match from a list. The site returns the parcel ID, owner name, mailing address, legal description, just value, assessed value, exemptions, and taxable value. The tool works for both residential and commercial addresses across all 31 cities in the county.
Search by Owner Name
Owner name search works well when the address is not known. A user types a last name, first name, or business name. The site returns every parcel tied to that owner. This tool helps people who want to check what a relative owns, confirm a sale, or track holdings for a business entity. Results list all parcels on one screen with values side by side.
Search by Parcel ID Number
Parcel ID search is the fastest method. A parcel ID is a 17-digit number that looks like 4943-43-01-0020. Each ID points to one specific piece of land. Title companies, surveyors, and lawyers use this method most often. The search returns the same full data set as the other two methods but with no name or address match step.
GIS Map Viewer and Aerial Photos
The BCPA site has a GIS map viewer that lets users click on any parcel in the county. The map shows parcel lines, street names, and aerial photos. Clicking a parcel pulls up its full tax record on the same screen. This tool helps users who know the location but not the exact address. The map also shows flood zones, zoning, and school district lines for each parcel.
Types of Broward County Property Tax Records Available
Broward County tax records fall into a few main groups. Each group covers a different part of the tax cycle. The Property Appraiser site holds the assessment, exemption, and ownership files. The Tax Collector site holds the bill, payment, and delinquent files. Together, these give a full picture of any parcel from sale to current year payment.
Assessment Records
Assessment records show the value side of the tax file. The just value is the appraiser’s estimate of full market worth. The assessed value is the value used to figure the tax bill after the Save Our Homes cap. The taxable value is the value left over after all exemptions. These numbers reset on January 1 each year. The site shows the current year and three prior years for comparison.
Tax Bill Records
Tax bill records show what is owed each year. The record lists the county millage rate, the city millage rate, the school board rate, and any special district rates. The total millage, when multiplied by each $1,000 of taxable value, sets the bill. The current year bill posts in late October or early November.
Payment History Records
Payment history records show what was paid and when. The Tax Collector site shows the last four years of payments. Each entry lists the date, amount, and method. Users can see if a check cleared, if a credit card payment posted, or if a partial payment was made. This record helps with tax prep and proof of payment for closings.
Exemption Records
Exemption records show which tax breaks apply to a parcel. A typical file lists homestead, senior, veteran, widow, disability, and tangible personal property exemptions. Each line shows the exemption amount, the year it started, and the year it expires. The Property Appraiser site is the source of truth for exemption status.
Sales and Ownership Records
Sales records list the last three to five sales of each parcel. Each entry shows the sale date, sale price, deed type, and buyer and seller names. Ownership records list the current legal owner and the mailing address the tax bill goes to. Sales data updates after each deed records with the Broward County Clerk of Court.
Broward County Property Tax Bill and Payment Details
The Broward County Tax Collector mails tax bills each year in early November. The bill covers the full year of January 1 through December 31. Owners have until March 31 of the next year to pay at face value. Earlier payment earns a discount. Late payment adds fees and interest. After the deadline, the Tax Collector starts the tax certificate sale process under Chapter 197 of the Florida Statutes.
Annual Bill Timeline and Discount Schedule
The discount schedule rewards early payment. A 4% discount applies in November. A 3% discount applies in December. A 2% discount applies in January. A 1% discount applies in February. Full face value applies in March. After March 31, the bill is delinquent and accrues interest plus a late fee. The interest rate on delinquent taxes is set each year by the state.
| Payment Month | Discount or Fee |
|---|---|
| November | 4% discount |
| December | 3% discount |
| January | 2% discount |
| February | 1% discount |
| March | Face value |
| April 1 onward | Delinquent, with interest and fees |
Accepted Payment Methods
Online payment at browardtax.org accepts credit cards and electronic checks. A small convenience fee applies to card payments. Electronic checks have a lower flat fee. Payment by mail works with a check and the bill stub. In-person payment is accepted at any Tax Collector service center across the county. Cash, check, money order, and card payments all work at the service centers. A drop box is open at the Plantation office for after-hours payment.
Delinquent Taxes and Tax Certificate Sales
When a bill stays unpaid past March 31, the Tax Collector holds a tax certificate sale. The sale takes place online each June. Bidders pay the delinquent amount and earn interest on the funds until the owner pays back the certificate. If the owner does not pay within two years, the certificate holder can start a tax deed case to take title to the land. In a high-value market like Broward, this outcome is rare but does happen on vacant lots and problem properties.
Property Tax Exemptions in Broward County
Florida law offers many tax breaks to reduce the bill on a Broward County parcel. The largest break is the homestead exemption, which can cut up to $50,000 off the assessed value of a primary home. Other breaks help seniors, veterans, disabled homeowners, widows, widowers, and small businesses. The Property Appraiser’s office handles all exemption applications. Most exemptions can be filed online through the BCPA portal.
Homestead Exemption
The homestead exemption applies to a person’s main home as of January 1 each year. Up to $25,000 applies to all taxing authorities. An extra $25,000 applies to the non-school portion of the bill for properties with an assessed value above $50,000. The application deadline is March 1. New owners must file in the year they buy. Late applications are rarely accepted. The BCPA site at bcpa.net/onlinehomestead.asp has the e-file portal.
Save Our Homes Cap
The Save Our Homes (SOH) cap limits how fast the assessed value can grow each year on a homesteaded property. The cap is 3% or the rate of inflation, whichever is lower. In a fast-moving market like South Florida, this cap keeps the tax bill low for owners who have held a home for many years. When the home sells, the cap resets for the new owner. The new owner must apply for homestead to start a new cap. The SOH rules are set out in Chapter 193 of the Florida Statutes.
Senior, Veteran, and Disability Exemptions
People age 65 and older with low income can claim an extra exemption. Veterans with a service-connected disability can claim a full or partial exemption based on the disability rating. Total and permanent disability also qualifies for a full exemption. Widows and widowers of first responders or military members who died in the line of duty can claim a full exemption. Each exemption has its own rules, proof, and deadline. The BCPA site lists all the forms and rules in one place.
Tangible Personal Property Exemption
Businesses in Broward County must file a tangible personal property (TPP) return each year. The return covers equipment, furniture, and fixtures used in the business. A $25,000 exemption removes the first $25,000 of value from tax. The filing deadline is April 1. Late returns lose the exemption. Returns can be filed online at bcpa.net/tangible.asp. The TPP e-file tool walks the user through each step and saves the data for next year.
Appealing a Broward County Property Assessment
Property owners who think the appraised value is too high can file an appeal. The appeal goes to the Broward County Value Adjustment Board (VAB). The board hires special magistrates to hear cases. Most cases in the county settle at the magistrate level. The whole process runs from August through the following spring. Owners must file within a tight window or lose the right to appeal for that year.
TRIM Notice and Filing Window
Each August, the Property Appraiser mails a TRIM notice to every property owner. The notice shows the proposed assessed value, the proposed tax bill, and the millage rates from each taxing authority. A petition to the VAB must be filed within 25 days of the mailing date printed on the notice. The deadline is firm. Missing the deadline means waiting another full year to appeal.
Value Adjustment Board Process
The petition form is on the Broward County Clerk of Court website. The form asks for the parcel ID, the petitioner’s name, and the reason for the appeal. After the form is filed, the VAB schedules a hearing with a special magistrate. The magistrate is a neutral attorney or appraiser. Hearings take place at the VAB office in Fort Lauderdale. The magistrate listens to both sides and writes a recommendation. The VAB then votes to accept or reject the recommendation.
Building a Strong Appeal Case
Owners who want to win an appeal need solid proof. The best proof is a recent independent appraisal. Comparable sales from the BCPA database also help. Owners should pull sales of similar homes in the same neighborhood that closed in the prior year. Photos of damage, repair estimates, and contracts for repair work can show functional issues. The owner should still pay the undisputed portion of the tax bill on time. Failing to pay can lead to extra penalties, even if the appeal wins.
Cities and Areas Covered by Broward County Tax Records
Broward County has 31 cities plus a large unincorporated area. Every parcel inside the county falls under the same Property Appraiser and the same Tax Collector. City lines do not change the office that values the land or bills the owner. City lines do affect the millage rate, since each city sets its own rate. Records for any city in the county can be pulled up through the same online tools.
Major Cities in Broward County
The largest cities by population are Fort Lauderdale, Pembroke Pines, Hollywood, Miramar, Coral Springs, Pompano Beach, Davie, Plantation, Sunrise, Deerfield Beach, Lauderhill, and Tamarac. Each city has its own millage rate that adds to the county and school board rates. Special districts in some cities add further millage. The combined rate shows on every tax bill and in the online record.
- Fort Lauderdale is the county seat.
- Pembroke Pines is the second largest city by population.
- Hollywood sits along the coast south of Fort Lauderdale.
- Miramar borders Miami-Dade County to the south.
- Coral Springs sits inland in the western part of the county.
- Pompano Beach covers a long stretch of Atlantic coastline.
- Davie is a large unincorporated area that functions like a city.
- Plantation is home to the Tax Collector’s main office.
- Sunrise is in the central part of the county.
- Deerfield Beach sits at the southern edge of Palm Beach County.
- Lauderhill sits just west of Fort Lauderdale.
- Tamarac is a smaller inland city north of Sunrise.
Unincorporated Broward County
Land outside any city limits falls under the unincorporated county millage. The unincorporated rate is set by the Broward County Commission each year. Many unincorporated areas have community improvement districts that add small extra millage. Records for unincorporated parcels are filed in the same online system as city parcels. The user does not need to know if a parcel is in or out of a city to pull up its record.
Contact Details for Broward County Tax Offices
Two county offices handle property tax records in Broward. Each office has its own address, phone number, website, and hours. The mailing address, physical address, and main phone line for each office are listed below. The Property Appraiser handles values, exemptions, and ownership data. The Tax Collector handles bills, payments, and delinquent status.
Broward County Property Appraiser
Office: Broward County Property Appraiser, 115 S. Andrews Ave., Room 111, Fort Lauderdale, FL 33301. Phone: (954) 357-6830. Email: bcpamail@bcpa.net. Website: bcpa.net. Office hours: Monday through Friday, 8 a.m. to 5 p.m. Search tool: web.bcpa.net. Owner Alert sign-up: web.bcpa.net/owneralert. Homestead e-file: bcpa.net/onlinehomestead.asp. TPP e-file: bcpa.net/tangible.asp.
Broward County Tax Collector
Office: Broward County Tax Collector, 1800 NW 66th Avenue, Suite 100, Plantation, FL 33313. Phone: (954) 765-4697. Email: revenue@browardtax.org. Website: browardtax.org. Office hours: Monday through Friday, 8 a.m. to 5 p.m. Payment portal: browardtax.org/property-tax. Multiple service centers operate across the county for in-person payment. Call ahead to confirm hours at each location before visiting.
Frequently Asked Questions About Broward County Property Tax Records
People who search for Broward County property tax records often have the same questions about timing, payment, and data. The answers below cover the most common points. Each answer pulls from current Florida law, the Property Appraiser’s published rules, and the Tax Collector’s payment policy. The goal is to give a clear, direct response that solves a real user problem without extra filler.
How Do I Look Up a Broward County Property Tax Record for Free?
The Broward County Property Appraiser runs a free search tool at web.bcpa.net. The tool lets a user search by address, owner name, or parcel ID. Results show the assessed value, taxable value, exemptions, owner name, mailing address, legal description, and sales history. No account or fee is needed. The Tax Collector site at browardtax.org also has a free search for current year bills and payment status. Both sites are open to the public under Chapter 119 of the Florida Statutes.
When Are Broward County Property Tax Bills Sent Each Year?
Tax bills mail in early November each year. The bill covers the full calendar year from January 1 to December 31. The bill lists the county, city, school board, and special district millage rates. The combined rate, multiplied by each $1,000 of taxable value, sets the total bill. Bills go to the mailing address on file with the Property Appraiser. Owners who move must file a change of address to keep getting the bill on time.
What Happens If I Pay My Broward County Property Taxes Late?
Taxes are due by March 31 each year. Bills paid after March 31 are delinquent. The Tax Collector adds interest at the rate set by the state, plus a late fee. The Tax Collector then offers the unpaid bill at a tax certificate sale in June. Buyers earn interest on the funds they pay to the county. If the owner does not pay back the certificate within two years, the buyer can start a tax deed case. In a high-value market, this step is rare, but it does happen on vacant land and problem properties.
How Much Is the Homestead Exemption in Broward County?
The homestead exemption in Broward County can reduce the assessed value of a primary home by up to $50,000. The first $25,000 applies to all taxing authorities, including the school board. The second $25,000 applies to the county and city portion of the bill, but not the school portion. The exemption also triggers the Save Our Homes cap, which limits the annual growth of the assessed value to 3% or inflation, whichever is lower. The application deadline is March 1. New owners must file in the year they buy.
Can I Appeal My Broward County Property Tax Assessment?
Yes, property owners can appeal the assessed value each year. The Property Appraiser mails a TRIM notice in August. The notice shows the proposed value and the proposed bill. A petition to the Broward County Value Adjustment Board must be filed within 25 days of the mailing date. The petition form is on the Clerk of Court website. A special magistrate hears each case. The owner should bring a recent appraisal, comparable sales, photos, and any repair estimates to support the case.
How Do I Find Out Who Owns a Property in Broward County?
The Property Appraiser site at web.bcpa.net shows the current legal owner of every parcel. The owner name shows on the main search results page. The site also shows the mailing address where the tax bill goes, which may differ from the property address. Ownership updates after each deed records with the Broward County Clerk of Court. Sales history shows the last three to five sales with prices and dates.
Are Broward County Property Tax Records Public?
Yes, all property tax records in Broward County are public. The law that makes them public is Chapter 119 of the Florida Statutes. The Property Appraiser and the Tax Collector must let any person see these files during business hours. Most of the data is also posted online at no cost. A few pieces of data are private, like Social Security numbers used on exemption forms. All other parts of the file, including values, ownership, sales, and exemptions, are open to view.