The Broward County Property Appraiser’s Office is your official source for reliable, up-to-date property records and assessment services throughout Broward County, Florida. Whether you’re researching a property before buying, reviewing your annual tax assessment, applying for exemptions, or verifying ownership details, our platform provides all the tools you need in one convenient place.
With powerful online resources, users can search residential and commercial properties, access parcel maps, review property tax history, and apply for benefits like the Homestead Exemption. Every record is based on thorough data collection and fair assessment practices, helping property owners stay informed, remain compliant, and make well-informed decisions.
This site is built to serve homeowners, real estate agents, investors, and legal professionals by offering transparent access to property data, clear explanations of assessment methods, and helpful tools to guide you through exemptions, appeals, and tax estimation. If you’re looking to search properties, verify ownership, or plan ahead for tax season, the Broward County Property Appraiser is here to help you assess and search with confidence.
Property Search Tool
The Broward County Property Appraiser’s Office provides one of the most powerful tools available to residents, investors, and professionals: a robust online property search system. Whether you’re buying a home, researching local property trends, or checking your property tax history, this tool makes it easy to access accurate and up-to-date information in just a few clicks.
Search Broward County Property Records Instantly
Looking for property details in Broward County? The property search tool allows you to search by owner name, street address, or folio number. With a few keystrokes, you can pull up a complete profile of any parcel within the county, including ownership records, value assessments, building characteristics, and tax information. It’s free to use and available 24/7, giving you instant access to critical real estate data.
How to Use the Property Search Tool
Using the property search tool is straightforward, even for first-time users:
- Go to the Official Search Portal – Visit the Broward County Property Appraiser’s website.
- Enter Search Criteria – Input the owner’s name, street address, or folio number (a unique property ID).
- Review Search Results – Select from the list of matching properties.
- Explore Detailed Records – Click through to see ownership history, value changes, legal descriptions, sales history, and more.
- Save or Print – Easily save a PDF copy or print the page for your records or legal documentation.
The interface is designed to be user-friendly, with helpful tooltips and links for deeper exploration.
Key Features of the Property Search Tool
The Broward County property search system includes a range of features that make it one of the most comprehensive public tools available:
Find Property Ownership Details
You can view the current owner of the property as well as previous owners, the dates of ownership changes, deed numbers, and full legal descriptions. This is especially useful for title searches, inheritance inquiries, and real estate due diligence.
Check Market & Assessed Value
The tool breaks down each property’s market value, just value, and taxable value. You can also view past years’ assessments, giving you insight into how the value of the property has changed over time. These figures are key for financial planning and tax forecasting.
View Property Tax History
Every property’s tax history is accessible, including the annual tax bill, payment status, delinquency history (if any), and escrow records. Whether you’re verifying taxes for a home purchase or budgeting for the year ahead, this feature is invaluable.
Why Use the Broward County Property Search Tool?
The property search tool is not only convenient—it’s essential. Here’s why:
- Accessible Anytime – Available online 24/7 from your phone, tablet, or computer.
- Completely Free – There’s no charge to search or download information.
- Highly Transparent – All data is sourced directly from the county’s official records.
- Empowers Better Decisions – Whether buying, selling, or appealing taxes, accurate information supports smart choices.
- Time-Saving – No need to visit the office or wait in line—get what you need instantly.
Who Can Benefit from This Tool?
The search tool is designed to meet the needs of a broad audience, from everyday homeowners to industry professionals. Here’s who benefits most:
Benefits of Using the Search Tool:
- Homebuyers – Verify property value, ownership, and tax history before purchasing.
- Investors – Analyze trends, identify opportunities, and review value fluctuations.
- Title Companies – Ensure clean title records with ownership and deed information.
- Attorneys – Use legal property data for probate, disputes, or settlements.
- Realtors and Brokers – Quickly access property records to better serve clients.
It’s a versatile resource that empowers all stakeholders in Broward County’s real estate market.
Start Your Search Today
There’s no better time to take control of your property information. Whether you’re a long-time resident, a first-time buyer, or a real estate professional, the Broward County Property Search Tool is your gateway to accurate, real-time property data. Bookmark the page and use it as often as needed—it’s a free, trusted source for property insights in your community.
What We Do & Why It Matters
The Broward County Property Appraiser’s Office plays a vital role in supporting local property owners, ensuring fair assessments, and maintaining transparency in property taxation. Our work directly affects how much you pay in property taxes, what exemptions you may qualify for, and how real estate values are understood across the county. Here’s an in-depth look at how our office serves the public and why these services matter to you.
Accurate Property Assessments in Broward County
Our office is responsible for producing accurate, annual assessments for every property in Broward County. These assessments are based on verified real estate sales, market trends, construction updates, and physical inspections. Each value reflects the fair market price a property would likely sell for under normal conditions. By following Florida law and professional standards, we ensure that property assessments remain fair, uniform, and up to date across residential, commercial, and industrial properties.
Key Services at a Glance
We provide a wide range of services that support homeowners, investors, real estate agents, legal professionals, and local governments. These include:
- Property value assessments for tax purposes
- Filing and managing homestead and other property tax exemptions
- Maintaining and updating official ownership records
- Providing Geographic Information System (GIS) maps and parcel data
- Offering alerts and resources to protect against property fraud
These services are designed to increase transparency, reduce errors, and empower residents with reliable data about their properties.
Why Accurate Property Assessments Matter
Accurate assessments play a crucial role in maintaining fairness within the property tax system. They help determine how much revenue local governments receive for essential services such as public education, fire departments, infrastructure, and law enforcement. When assessments are correct, every property owner contributes a fair share toward these services. Inaccurate or outdated values can lead to inequalities in taxation and misallocation of public resources.
How Property Assessments Affect You
Your property’s assessed value is the foundation of your property tax bill. It determines how much you owe and can be influenced by several factors, including:
- Recent home sales in your neighborhood
- Renovations, improvements, or property damage
- Economic trends in the local housing market
- Land use changes or zoning updates
Understanding how these factors impact your assessment gives you more control over your taxes and helps you prepare for any changes in your bill.
How Property Owners Benefit
As a property owner, you benefit directly from our office’s commitment to fairness and accessibility. Accurate assessments ensure you are not overpaying on your property taxes. Additionally, our team provides information and tools to help you:
- Apply for exemptions that reduce your tax liability
- Access up-to-date ownership and property data
- File correction requests if your property’s details are incorrect
- Monitor trends to make informed real estate decisions
These benefits help you manage your property more effectively and protect your investment.
Find & Search Properties with Ease
To help you access vital property information, our office offers an easy-to-use online search tool. With just a few details—such as owner name, property address, or parcel number—you can find detailed information including value history, ownership records, and property characteristics. The system is designed for everyone, from homeowners and appraisers to researchers and prospective buyers.
Stay Informed & Plan for the Future
Property ownership often involves long-term planning. That’s why we provide the data and tools you need to make informed financial decisions. Whether you’re budgeting for next year’s taxes, considering applying for exemptions, or looking to invest in additional property, our data and services support smart decision-making. Staying informed about assessments and property trends can help you reduce costs, increase property value, and avoid unexpected expenses.
Property Taxes & Assessment Information
Understanding how property taxes are assessed and calculated in Broward County is crucial for homeowners, buyers, and real estate professionals. The Broward County Property Appraiser’s Office plays a central role in determining the assessed value of every parcel of property in the county. These assessments are the foundation for determining how much you owe in property taxes each year. This section explains the process in detail and offers tools to help you stay informed and manage your tax responsibilities confidently.
How Property Taxes Work in Broward County
Property taxes in Broward County are calculated by applying local millage rates to the assessed value of your property. These taxes help fund essential public services such as schools, law enforcement, fire departments, libraries, and infrastructure improvements. While the Property Appraiser determines your property’s assessed value, the actual tax bill is calculated by the Broward County Tax Collector based on millage rates set by various taxing authorities.
Tax Calculation Process
The tax bill is determined using the following formula:
Assessed Value – Exemptions = Taxable Value
Taxable Value × Millage Rate = Property Tax Due
Each taxing district (e.g., school board, city, water district) sets its own millage rate, which is the amount of tax per $1,000 of taxable property value. For example, if your taxable value is $250,000 and the combined millage rate is 20 mills, your annual property tax would be $5,000.
Factors Influencing Property Tax Assessments
Several factors can affect how your property is assessed each year:
- Recent Sales in the Area – Comparable sales help establish market value.
- Home Improvements – Additions, renovations, or upgrades can increase assessed value.
- Zoning & Land Use – Changes to zoning designations or land use may impact value.
- Property Location – Neighborhood trends, school districts, and proximity to amenities can influence values.
- Exemptions Applied – Homestead and other exemptions reduce the taxable value.
The appraiser’s office conducts annual assessments and also responds to value changes prompted by market conditions or physical property changes.
Use Our Property Tax Estimator
Broward County offers a free, easy-to-use Property Tax Estimator tool on the Property Appraiser’s website. This tool allows you to input your property’s estimated value and view a breakdown of the taxes you might owe based on current millage rates and exemptions.
Whether you’re planning to buy a home or budgeting for future tax bills, this calculator is ideal for making informed financial decisions. It takes into account your eligibility for homestead exemptions and other deductions, helping you estimate taxes more accurately.
Steps to use the estimator:
- Visit the official Property Appraiser website.
- Enter your property’s market or assessed value.
- Select any applicable exemptions (e.g., Homestead, Widow/Widower, Senior).
- View the estimated tax summary instantly.
Conducting a Broward County Property Tax Search
If you already own property in Broward County and want to verify your current or past tax obligations, the county offers a streamlined Property Tax Search function. This tool is essential for checking due dates, confirming payments, and keeping your property tax account in good standing.
With this tool, you can:
- Check current tax balances
- Review payment history
- Print payment receipts
- Confirm the status of delinquent taxes
- View tax bill breakdowns and special assessments
This search is especially helpful for tracking escrow accounts, appealing tax amounts, or verifying ownership before closing on a property.
Homestead Exemption & Tax Benefits
The Homestead Exemption is one of the most important property tax benefits available to eligible homeowners in Broward County. It offers substantial savings by reducing the taxable value of your primary residence and placing a limit on how much your assessed value can increase year over year. Whether you’re a new homeowner or you’ve recently made Florida your permanent residence, understanding how to qualify and apply for this exemption can result in hundreds to thousands of dollars in annual savings.
Save Money with Broward County Homestead Exemption
The Homestead Exemption is designed to make homeownership more affordable for Florida residents by providing a reduction of up to $50,000 in the taxable value of your primary residence. In addition, properties that qualify for this exemption benefit from Florida’s Save Our Homes Act, which caps annual assessment increases at 3% or the rate of inflation—whichever is lower.
This means that even if your home’s market value rises sharply, your assessed value (used to calculate property taxes) won’t increase as quickly, protecting you from steep tax hikes over time.
Eligibility Requirements
To qualify for the Broward County Homestead Exemption, you must meet the following criteria:
- Legal Florida Residency – You must be a legal Florida resident.
- Primary Residence – The property must be your permanent, primary residence.
- Ownership – Your name must appear on the property’s title as of January 1 of the year in which you apply.
- Application Deadline – The application must be filed by March 1 of the tax year for which you are seeking exemption.
You will also need to provide documents such as a valid Florida driver’s license, voter registration card, vehicle registration, and social security numbers for all owners applying.
How to Apply
Applying for the Homestead Exemption in Broward County is simple and can be done in several ways:
- Online Portal – Visit the Broward County Property Appraiser’s official website and use the secure online application system.
- In-Person Visit – Submit your documents at one of the Property Appraiser’s local offices.
- By Mail – Download and print the application form, then mail it with copies of your documentation.
Before applying, be sure to gather the necessary documents to prove Florida residency and property ownership.
Benefits of the Homestead Exemption
The Homestead Exemption offers multiple financial advantages to eligible Broward County homeowners:
- Reduces Taxable Value – The first $25,000 of exemption applies to all property taxes, including school district levies. The second $25,000 applies to all other taxes except school levies.
- Caps Annual Increases – Your assessed value cannot increase by more than 3% per year, regardless of market trends.
- Additional Exemptions Available – Seniors, veterans, and disabled residents may qualify for additional exemptions that further reduce property taxes.
- Greater Predictability – The Save Our Homes cap provides long-term predictability and stability in tax planning.
This exemption not only lowers your annual tax bill but also safeguards your long-term housing affordability.
Apply for Homestead Exemption
If you’re a Broward County homeowner and this property is your primary residence, don’t miss the opportunity to save. Check your eligibility and apply before March 1 to secure your exemption for the current tax year.
The earlier you apply, the sooner your exemption can be approved and applied to your property’s tax assessment. Even if you’re unsure of your eligibility, you’re encouraged to contact the Property Appraiser’s office or use their online resources to get personalized guidance.
Pro tip: You only need to apply once, and the exemption automatically renews each year unless your status changes.
Interactive GIS Maps & Parcel Data
The Broward County Property Appraiser’s GIS (Geographic Information System) Mapping Tool offers a dynamic, interactive way to visualize property details beyond what traditional records provide. Whether you’re a homeowner, investor, developer, or researcher, GIS maps give you direct access to spatial data that influences land use, investment decisions, property valuation, and future development.
Using the GIS system, you can locate properties, explore parcel boundaries, analyze zoning regulations, and identify key environmental and infrastructural details — all from your browser, free of charge.
Broward County Property Boundaries with GIS Maps
GIS maps provided by the Broward County Property Appraiser display accurate property boundaries and much more. They serve as a powerful visual tool to:
- Identify property dimensions and outlines
- Overlay ownership records
- Understand zoning classifications
- Examine land use restrictions
- View flood zones and coastal risks
- Determine school district boundaries
- Access building footprints and lot layouts
These maps are routinely updated to reflect official records and public data sets, giving users confidence in their real estate research and decisions.
How GIS Maps Benefit Property Owners and Investors:
For property owners, GIS maps offer a transparent look at your parcel’s layout, nearby properties, and how your land fits into broader zoning and community planning efforts. For investors and real estate professionals, these tools are essential for evaluating development opportunities, analyzing neighborhood trends, and mitigating risk by checking flood zones or zoning restrictions before a purchase.
Key benefits include:
- Visual clarity on legal boundaries
- Due diligence for purchases or development
- Planning support for remodels, expansions, or land use changes
- Understanding community infrastructure, schools, utilities, and services
How to Use the Broward County GIS Mapping System
Accessing and navigating the Broward GIS platform is simple, even for first-time users. Here’s a step-by-step guide:
- Visit the Broward County Property Appraiser’s GIS Portal
You can access the GIS system directly from the official website. - Search by Folio Number, Address, or Owner Name
Enter known details into the search bar to instantly locate a property. - Zoom and Navigate the Map Interface
Use your mouse or touchpad to zoom in/out, drag the map, and switch views (satellite, hybrid, parcel lines). - Turn on Map Layers
Enable specific overlays like:- Zoning classifications
- FEMA flood zones
- Municipal boundaries
- School district zones
- Condo/HOA associations
- Aerial photography
- Measure and Analyze Parcels
Use built-in tools to measure distances, calculate area, and export maps for personal or professional use. - Print or Save Reports
Export maps and property details for appraisals, planning meetings, or client presentations.
By using the GIS mapping tool, you gain an enriched, interactive experience that goes far beyond text-based property searches. Whether planning a home project or evaluating an investment, the GIS system is a must-have tool in your research toolkit.
Office Locations & Contact Information
The Broward County Property Appraiser’s Office is committed to serving property owners, homebuyers, investors, and professionals by offering transparent, accessible services throughout the county. Whether you need help with exemptions, property values, GIS mapping, or tax history, the office provides multiple ways to connect—online and in person.
Below you’ll find all the essential contact details and location information to make your experience efficient and user-friendly.
Get in Touch with Broward County Property Appraiser
Have questions about your property value? Need to apply for a homestead exemption? Looking to correct an ownership record? The Broward County Property Appraiser’s team is here to help you with fast, reliable service through its main office, branch locations, phone lines, and digital platforms.
Main Office
Location:
Broward County Governmental Center
115 S. Andrews Avenue, Room 111
Fort Lauderdale, FL 33301
Services Offered:
- General inquiries
- Filing homestead and tax exemptions
- Reviewing assessments
- Obtaining property records
- GIS assistance
Google Maps Link:
Phone
Main Contact Line:
📞 (954) 357-6830
- Automated directory for quick routing
- Live representatives available during office hours
- Multilingual support available
This number can help you reach specific departments related to exemptions, appraisal disputes, GIS mapping, and online account help.
Website
Official Site:
Broward County Property Appraiser
What You Can Do Online:
- Search properties by owner, address, or folio
- Apply for Homestead and other exemptions
- Estimate property taxes
- Use GIS mapping tools
- Review tax history
- Download important forms
- Chat with virtual assistants
- Watch how-to videos
Hours
Business Hours (All Offices):
Monday – Friday: 8:00 AM to 5:00 PM
Closed on weekends and all major public holidays.
Additional Office Locations
The Broward County Property Appraiser’s Office maintains several branches to serve residents across the county. All offer access to key services, though some may have limited walk-in availability. Calling ahead is advised.
FORT LAUDERDALE (Downtown HQ)
115 S. Andrews Avenue, Room 111
Fort Lauderdale, FL 33301
Hollywood Branch Office
3550 Hollywood Boulevard, Suite 310
Hollywood, FL 33021
Lauderdale Lakes Office
4385 N. State Road 7
Lauderdale Lakes, FL 33319
Plantation Field Office
1 N. University Drive, Box 102
Plantation, FL 33324
Email / Online Inquiry Form
Submit your questions directly through the online contact form or send emails to CSEmail@bcpa.net. Expect a reply within 1–3 business days.
Online Services & Self-Help Options
Don’t want to wait in line? The Property Appraiser’s Office offers a wide range of online self-service tools:
- Digital filing for exemptions
- Interactive GIS map access
- Video tutorials on using search tools and filing forms
- Live chatbot assistance
- Downloadable forms and instructional PDFs
- FAQs library for quick answers
The website is designed to help users complete most tasks without needing a phone call or office visit.
Why Contact the Property Appraiser’s Office?
There are several reasons to reach out to the office, including:
- Requesting corrections to property records
- Disputing a property valuation
- Filing or updating exemptions (e.g., Homestead, Senior, Disability)
- Reporting suspected property fraud
- Learning how market changes affect your assessment
- Navigating GIS and mapping features
Whether you’re a longtime homeowner or a new buyer, the Property Appraiser’s Office provides essential support throughout your property ownership journey.
Visit or Call for Assistance
Need quick help? Call during office hours for instant service.
Have a complex issue or need documentation? Visit your nearest location or submit a contact form online.
No matter how you choose to reach out, the Broward County Property Appraiser’s team is dedicated to ensuring transparency, fairness, and efficiency in all interactions.
FAQ’s – BCPA
Understanding how property assessments, exemptions, and taxes work in Broward County is essential for homeowners, buyers, and real estate professionals. This Frequently Asked Questions (FAQ) section is designed to provide quick, accurate answers about the Broward County Property Appraiser (BCPA) and the services it offers. From finding property records to estimating taxes or applying for exemptions, this guide helps you get the information you need to manage your property effectively and confidently.
What county is Fort Lauderdale, FL in?
Fort Lauderdale is located in Broward County, Florida. The Broward County Property Appraiser (BCPA) is responsible for property assessments, exemptions, and maintaining records within the entire county, including Fort Lauderdale and surrounding municipalities. If your property is within Fort Lauderdale, it falls under BCPA jurisdiction.
How do I find property records in Broward County?
You can access detailed property records using the Broward County Property Appraiser’s official Property Search Tool. Simply enter the owner’s name, property address, or folio number to retrieve public records, including ownership history, assessed value, exemptions, and tax data. The tool is free to use and updated regularly for accuracy.
How much are property taxes in Fort Lauderdale, FL?
Property taxes in Fort Lauderdale are calculated based on the assessed value of your property and the millage rate set by local taxing authorities. The average effective property tax rate in Broward County is around 1.08% of a property’s assessed value.
Tax bills are influenced by factors such as:
- Location within the city
- Property use (residential, commercial, etc.)
- Applicable exemptions (e.g., Homestead)
- School and municipal levies
How can I appeal my property’s assessed value?
If you believe your property’s assessment is inaccurate, you can file a formal appeal through the Value Adjustment Board (VAB). The appeal process typically involves:
- Filing a petition with the VAB (usually due in mid-September).
- Attending a scheduled hearing with evidence to support your claim.
- Receiving a final decision from a Special Magistrate.
You can also contact the BCPA office to request an informal review prior to filing an appeal.
What exemptions are available for property owners in Broward County?
Eligible property owners can take advantage of several property tax exemptions in Broward County, including:
- Homestead Exemption (up to $50,000)
- Senior Citizen Exemption
- Widow/Widower Exemption
- Disability Exemption
- Veterans and Surviving Spouses Exemptions
- Deployed Military Exemption
Each exemption has specific eligibility requirements and deadlines. Use the Online Exemption Filing Portal to apply.
Where can I pay my property taxes in Broward County?
Property tax payments are not made through the Property Appraiser’s Office but are handled by the Broward County Tax Collector. You can pay your tax bill online, by mail, or in person at one of the Tax Collector’s offices.