The Broward County Property Appraiser’s Office (BCPA) is a vital component of local government in Broward County, Florida. Its primary responsibility is to ensure fair and accurate property valuations for tax purposes, manage and apply property tax exemptions, and provide transparency and assistance to the public. Serving more than 1.9 million residents and over 800,000 properties, BCPA is committed to integrity, innovation, and equitable service.
Our Mission
The mission of the BCPA is to provide fair, equitable, and transparent property assessments in compliance with Florida law. The office strives to deliver exceptional service to all property owners and stakeholders while ensuring that taxation is based on accurate data and applied uniformly across the county.
Core Responsibilities
The Broward County Property Appraiser’s Office is responsible for several key functions:
Property Valuation
Every year, BCPA determines the just, assessed, and taxable values of all real estate in Broward County as of January 1st. This includes:
- Residential homes
- Condominiums and townhomes
- Commercial properties
- Industrial properties
- Agricultural land
- Vacant lots
BCPA uses market trends, recent sales data, and statutory guidelines to ensure values reflect the property’s current market conditions and adhere to the Save Our Homes cap for Homesteaded properties.
Tangible Personal Property (TPP) Assessment
Businesses are required to report tangible personal property—such as machinery, equipment, computers, and office furniture. BCPA processes these filings and assesses their taxable value annually.
Exemption Administration
The office administers a wide range of property tax exemptions designed to reduce the financial burden for eligible individuals and organizations. Common exemptions include:
- Homestead Exemption
- Senior Exemption
- Widow/Widower Exemption
- Disability and Veteran Exemptions
- Religious, Charitable, or Educational Institution Exemptions
Each exemption is reviewed and applied according to Florida Statutes.
Public Records & Transparency
BCPA maintains a robust public property database where owners, researchers, and professionals can search for parcel data, ownership history, and valuation records. The office also provides tools like the Tax Estimator and Owner Alert Program for added transparency and fraud prevention.
Office Leadership
The current Broward County Property Appraiser is Marty Kiar, who has served in the role since January 2017. With prior experience as a Florida State Representative and Broward County Mayor, Kiar is known for emphasizing community outreach, transparency, and digital modernization.
Under his leadership, BCPA has improved online access, increased public education on exemptions, and introduced new tools to protect property owners against fraud and identity theft.
Departments and Services
The Broward County Property Appraiser’s Office (BCPA) is structured into specialized departments, each dedicated to fulfilling distinct responsibilities that support property tax assessment, public transparency, and statutory compliance. These divisions work in coordination to ensure that all properties in Broward County are accurately assessed and that property owners receive fair, legal treatment under Florida law.
Understanding each department’s role helps residents, businesses, legal professionals, and real estate stakeholders know where to turn for specific assistance.
Residential Appraisal Division
Purpose: To determine the fair market value of all residential real estate in Broward County.
This division is responsible for assessing single-family homes, townhouses, duplexes, condominiums, and multi-unit residential buildings. Each January 1st, the team evaluates properties using recent sales data, property characteristics, market conditions, and statutory guidelines.
Key tasks include:
- Conducting annual field inspections and desk reviews
- Applying the Save Our Homes (SOH) cap to eligible Homesteaded properties
- Updating property records after permits are issued or renovations are completed
- Assisting homeowners with valuation inquiries
Why it matters: Accurate residential assessments ensure fair taxation and provide the foundation for exemption eligibility.
Commercial Appraisal Division
Purpose: To assess the value of all commercial, industrial, and income-producing real estate.
This team handles complex properties such as:
- Office buildings
- Shopping centers and retail plazas
- Apartment complexes
- Warehouses and distribution centers
- Hotels, restaurants, and manufacturing facilities
Key tasks include:
- Using income, cost, and sales comparison approaches to valuation
- Reviewing leases, rental income, and vacancy rates when applicable
- Monitoring trends in commercial real estate markets
- Coordinating with municipalities on large development projects
Why it matters: These properties generate significant tax revenue. A professional and accurate valuation process ensures fairness and supports public services.
Tangible Personal Property (TPP) Division
Purpose: To value business-owned personal property that is subject to ad valorem taxation.
Tangible Personal Property includes:
- Office equipment (computers, phones, desks)
- Machinery and manufacturing tools
- Furniture and leasehold improvements
- Commercial signage
- Leased assets and equipment
Key tasks include:
- Processing annual TPP tax returns filed by businesses
- Conducting audits to verify accuracy of filings
- Applying the $25,000 TPP exemption for qualifying businesses
- Providing an online TPP E-File Portal for convenient submissions
Why it matters: TPP taxation ensures that businesses contribute equitably to the tax base, just like real estate owners.
Exemptions and Customer Service Division
Purpose: To help property owners apply for and manage property tax exemptions and offer responsive customer support.
This division assists thousands of applicants each year with:
- Homestead Exemption
- Senior Citizen Exemption
- Veteran, Disability, and Widow/Widower Exemptions
- Religious, Educational, or Charitable Institution Exemptions
- Mobile filing events and outreach workshops across the county
Key services include:
- In-person application assistance
- Online exemption filing and document uploads
- Helping residents understand their exemption eligibility
- Verifying required documentation (e.g., proof of residency, driver’s license)
Why it matters: Exemptions reduce tax burdens for eligible residents, especially seniors, veterans, and those with disabilities.
Technology and Geographic Information Systems (GIS) Division
Purpose: To maintain and improve BCPA’s advanced digital tools, databases, and mapping platforms.
This division ensures that both the public and internal staff have access to reliable and accurate property data. It supports:
- Interactive Property Maps showing parcels, zoning, and aerial views
- Online Search Tools for parcel information and sales history
- Tax Estimator Tools for homeowners and investors
- Owner Alert Program, which notifies owners of changes in property records
Key tasks include:
- Managing the BCPA website and backend property databases
- Supporting real-time GIS-based parcel identification
- Ensuring data privacy and system security
Why it matters: Public access to transparent, digital property records empowers residents and reduces fraud.
Legal and Value Adjustment Board (VAB) Support Division
Purpose: To ensure the legal integrity of assessments and manage the appeals process through the Value Adjustment Board (VAB).
When property owners dispute their property’s assessed value or exemption status, this division provides support for:
- Reviewing and documenting disputed assessments
- Preparing legal evidence and case files for VAB hearings
- Ensuring compliance with Florida’s property tax laws
- Working with the County Attorney’s Office and Department of Revenue
Key responsibilities:
- Explaining legal rights to property owners
- Responding to subpoenas and legal notices
- Documenting changes or decisions from the VAB for the property record
Why it matters: This division upholds fairness and due process for all taxpayers and ensures that the system is legally sound.
Each division within the Broward County Property Appraiser’s Office plays a critical role in the property assessment and taxation process. From front-line customer service helping residents file for exemptions, to behind-the-scenes GIS specialists building the county’s mapping infrastructure, BCPA’s organizational structure is designed to:
- Support transparency and fairness
- Deliver excellent public service
- Uphold compliance with state property tax laws
By maintaining clear roles and responsibilities across specialized departments, the BCPA ensures that property owners in Broward County receive accurate assessments, responsive support, and equitable treatment in all matters relating to property taxation.
Key Tools & Online Resources
BCPA offers a number of free, user-friendly digital tools to help residents better understand and manage their property information:
- Property Search: View ownership, market value, tax info, and sale history.
- Owner Alert Program: Get notifications if any changes are made to your property records.
- Online Homestead Filing: Apply for exemptions from home or mobile.
- Tangible E-File Portal: File your TPP returns electronically.
- Tax Estimator: Calculate your projected property taxes using estimated or known values.
These tools not only streamline interaction with the office but also improve transparency and help prevent fraud.
Community Engagement
BCPA strongly believes in educating and serving the public through:
- Exemption Workshops – Events held throughout the county where staff help residents apply for exemptions.
- Senior Outreach Programs – Tailored for fixed-income residents eligible for additional tax savings.
- Educational Newsletters – Regular updates from the Property Appraiser’s Office informing the public about deadlines, filing tips, and changes to the law.
Commitment to Fairness and Compliance
Florida law requires that the Property Appraiser assess property at just value (or market value), with protections in place to ensure homeowners are not unfairly burdened by annual property tax increases. Programs like Save Our Homes and the 10% Non-Homestead Cap protect both homeowners and business owners from unexpected spikes in property taxes.
The BCPA follows strict quality control, audit, and certification standards as mandated by the Florida Department of Revenue to ensure assessments are accurate, fair, and legally defensible.
How to Contact Us
Main Office Location:
115 S. Andrews Avenue, Room 111
Fort Lauderdale, FL 33301
📞 Phone: (954) 357-6830
🕐 Office Hours: Monday – Friday, 8:00 a.m. to 5:00 p.m.
Email: feedback@bcpa.net
Website: https://web.bcpa.net
Why the BCPA Matters to You
Whether you are a:
- Homebuyer trying to estimate your future property taxes
- Senior citizen seeking property tax relief
- Real estate investor researching taxable values
- Business owner needing to file TPP returns
- Realtor or title agent needing accurate parcel data
- Attorney handling a property dispute or estate
The Broward County Property Appraiser’s Office is a reliable source of up-to-date and detailed property information.
By combining professional expertise, public transparency, and efficient technology, BCPA helps maintain the integrity of the property tax system in Broward County and fosters trust between the government and the community.