Broward County Tax Roll Information

The Broward County Tax Roll is an official public record that includes detailed information about property ownership, values, assessments, exemptions, and taxation for all real estate parcels within the county. Maintained by the Broward County Property Appraiser’s Office, this tax roll plays a critical role in ensuring fair and equitable taxation across residential, commercial, and industrial properties.

It is used by government entities, taxpayers, and professionals alike to review property data, assess values, and calculate property taxes for the year. The roll is updated annually to reflect current ownership, property characteristics, and valuation changes.

What Is Included in the Tax Roll?

The Broward County Tax Roll is a comprehensive public record that contains all the vital property assessment data used to determine how much property tax an owner owes annually. Maintained and updated by the Broward County Property Appraiser’s Office, the tax roll includes detailed information about property ownership, assessed values, exemptions, and taxing districts for every parcel within the county. Understanding what is included in the tax roll is essential for property owners, real estate professionals, and researchers who want a transparent view of local property taxation.

Below is a breakdown of the main components typically included in the Broward County Tax Roll:

Property Ownership Information

The tax roll identifies who owns the property and provides specific information such as:

• Name(s) of the current owner(s): Legal names listed on the deed or recorded documents.
• Mailing address: The address where tax bills and official notices are sent, which may differ from the property location.
• Date of acquisition: The recorded date the current owner acquired the property, useful for understanding ownership timelines and potential changes in tax benefits.

This section is especially important for confirming legal ownership and for professionals conducting title searches or property evaluations. You can file tangible return for business assets here.

Assessed, Just, and Market Values

These three property value categories are crucial for understanding how your property taxes are calculated:

• Market Value:
  This is the estimated fair market value of the property, based on current sales, comparable property data, and economic factors. It reflects what the property might sell for in an open market.
• Assessed Value:
  This is the capped value used for tax purposes under Florida’s Save Our Homes (SOH) assessment limitation. It may be significantly lower than market value for long-time homeowners due to limited annual increases.
• Taxable Value:
  This is the final value after exemptions are subtracted from the assessed value. It is the number used by taxing authorities to determine your actual property tax bill.

Each of these values appears clearly on the tax roll to ensure transparency in how tax liabilities are determined.

Property Classification

The classification of a property affects how it is assessed and taxed. The Broward County Tax Roll includes designations such as:

• Residential: Single-family homes, condos, apartments.
• Commercial: Office buildings, retail spaces, hotels.
• Industrial: Warehouses, factories, and production sites.
• Agricultural: Farmland or properties with approved agricultural use.
• Vacant Land: Undeveloped parcels not currently in productive use.

Property classification impacts millage rates, zoning compliance, and eligibility for exemptions or special programs.

Parcel Identification

Each property is uniquely identified within the tax roll through specific identifiers:

• Folio or Parcel Number:
  A unique numerical ID assigned by the Property Appraiser, used to track property details across county systems.
• Legal Description:
  The formal written description of the property, often including section, township, range, and subdivision information.
• Subdivision or Plat Information:
  Indicates the planned development or subdivision in which the parcel resides. Useful for determining development patterns and community planning.

These details help locate a property precisely in legal documents, tax maps, and public records.

Applied Exemptions

If a property qualifies for property tax exemptions, those will be listed on the tax roll. Common exemptions in Broward County include:

• Homestead Exemption: For primary residences, reduces taxable value by up to $50,000.
• Senior Exemption: Available to qualifying seniors over 65 with limited income.
• Widow/Widower Exemption: Provides a tax reduction for surviving spouses.
• Veteran or Disability Exemption: Offers reductions based on military service or disability status.

These exemptions directly reduce the taxable value, lowering the homeowner’s annual property tax burden.

Tax District and Millage Rates

The tax roll also includes taxing authority and rate information, which are critical in calculating the final tax amount:

• Municipality or Taxing Authority:
  Indicates the city, town, or special district responsible for levying taxes on the parcel.
• Millage Rate:
  The rate used to calculate property taxes, usually expressed in mills (1 mill = $1 per $1,000 of taxable value). Different districts may apply different millage rates.
• Voter-Approved Levies or Special Assessments:
  Includes any additional charges approved by voters for schools, infrastructure, fire rescue services, or community improvements.

Knowing your tax district and associated rates helps you understand how your property taxes are distributed and what services they support.

The Broward County Tax Roll serves as the foundation for the local property tax system. By listing ownership details, property values, exemption benefits, and taxation data all in one place, it offers a clear and accountable method for tax assessment. Whether you’re buying a property, appealing your assessment, or simply reviewing your own parcel, understanding each section of the tax roll ensures you stay informed and empowered as a property owner.

Why the Tax Roll Is Important

The Broward County Tax Roll is not just a tool for government tax collection—it is a vital resource that provides transparency, supports informed decision-making, and ensures fairness in property taxation. Whether you’re a homeowner, real estate professional, or financial advisor, understanding the tax roll can help you make smarter, more confident decisions related to property value, taxes, and legal compliance.

For Property Owners

Homeowners and landowners rely on the tax roll to:

• Verify Assessed and Taxable Values: Reviewing your property’s market, assessed, and taxable values helps ensure you’re not overpaying in property taxes. Discrepancies can be flagged and appealed if needed.
• Confirm Exemptions Are Applied: The tax roll reflects whether exemptions—such as Homestead or Senior exemptions—have been successfully applied. Missing exemptions could result in higher taxes.
• Track Ownership and Parcel Data: Property owners can confirm recorded ownership information, folio numbers, and legal descriptions for accuracy in public records.

For Buyers and Sellers

During a real estate transaction, both parties use the tax roll to:

• Estimate Annual Property Taxes: Buyers can use the current and projected taxable value to forecast their future property tax bills.
• Assess Homestead Eligibility: Buyers looking to make the property their primary residence can verify whether the Homestead Exemption is currently active or can be applied.
• Understand Property History: Reviewing ownership changes, exemption history, and prior valuations gives a clearer picture of the property’s background and market trends.

For Real Estate Investors and Appraisers

The tax roll provides critical data for evaluating investment opportunities and performing appraisals:

• Analyze Valuation Trends: Tracking how a property’s assessed and market values have changed over time can indicate local real estate growth or stagnation.
• Compare Across Properties: Investors can compare assessed values, land classifications, and tax rates across multiple parcels to assess return potential.
• Identify Special Assessments: Additional levies or millage rates noted in the tax roll can impact the overall profitability of an investment.

For Legal and Financial Professionals

Attorneys, estate planners, and financial consultants use the tax roll for:

• Estate and Probate Planning: Accurate valuation data is essential for calculating inheritance, estate taxes, and equitable asset division.
• Title and Due Diligence Work: Legal professionals rely on the tax roll to confirm rightful ownership, verify lien status, and ensure that all property taxes are current.
• Tax Disputes and Appeals: The tax roll provides the foundation for formal appeals or challenges to property valuations before the Value Adjustment Board.

Understanding the tax roll isn’t just about reading numbers—it’s about knowing how those numbers affect your financial well-being, legal standing, and investment outcomes. The tax roll serves as a public accountability tool, offering full visibility into how property values are determined and taxed in Broward County. Whether you’re a homeowner checking your tax bill or a professional conducting due diligence, the tax roll is a critical source of accurate and up-to-date property information.

How Is the Tax Roll Compiled in Broward County?

The Broward County Tax Roll is the foundation of the property taxation process. It is a comprehensive record of all real estate and tangible personal property within the county and is used to determine the taxable value for each parcel. Compiling the tax roll is a multi-step process that involves careful coordination between several government offices and strict adherence to Florida law.

Data Collection by the Property Appraiser’s Office

The process begins with the Broward County Property Appraiser, who is responsible for collecting detailed property data across the county. This includes:

• Property Characteristics: Square footage, land size, number of bedrooms and bathrooms, year built, zoning, and more.
• Recent Sales and Market Trends: Sales data is analyzed to understand the fair market value of similar properties in the area.
• Improvements and Permits: Any new construction, remodeling, or additions reported through building permits are reviewed and added to the property record.
• Field Inspections and Aerial Imagery: On-site evaluations and aerial photographs are used to verify changes and ensure accuracy.

Assessment and Valuation

Next, the Property Appraiser determines the just (market) value, assessed value, and taxable value for each property in accordance with Florida Statutes, particularly Chapter 193:

• Just (Market) Value: The price a willing buyer would pay a willing seller in a fair transaction.
• Assessed Value: Adjusted annually based on the “Save Our Homes” cap (limited to a 3% increase for homesteaded properties).
• Taxable Value: The final value after subtracting any exemptions, such as Homestead or Veteran’s Exemption.

This valuation is based on standardized mass appraisal techniques and current market trends as of January 1st of each tax year.

Application of Exemptions

Once values are determined, the Property Appraiser applies exemptions for which property owners have qualified. Common exemptions in Broward County include:

• Homestead Exemption
• Senior Citizen Exemption
• Veteran and Disability Exemptions
• Widow/Widower Exemption

These exemptions reduce the taxable value of the property, ultimately lowering the tax bill. The deadline to file for exemptions is typically March 1st of the tax year.

Certification and Submission

After all data is finalized:

• The Property Appraiser certifies the tax roll and submits it to the Florida Department of Revenue (FDOR) for review and approval.
• The FDOR verifies that all valuation methodologies comply with state guidelines and that property assessments are equitable and legal.

Once approved, the tax roll becomes the official basis for calculating and issuing property tax bills in Broward County.

Tax Bill Issuance by the Tax Collector

The Broward County Tax Collector uses the certified tax roll to generate and mail property tax bills, typically in late October or early November. The bills reflect:

• The taxable value of each property
• Applicable millage rates (set by local taxing authorities)
• Voter-approved levies and special assessments

Taxes are due by March 31st of the following year, with early payment discounts available if paid in November through February.

Why This Matters

Understanding how the tax roll is compiled helps property owners:

• Ensure their property is assessed fairly
• Monitor how changes to their property or market conditions impact taxes
• Confirm that eligible exemptions are properly applied
• Stay informed about their rights and deadlines in the property tax process

Where to Access Broward County Tax Roll Data

Access to the Broward County Tax Roll is available through several public platforms, each offering unique tools for residents, property owners, real estate professionals, and legal experts. These resources provide transparent and up-to-date information on property ownership, values, exemptions, and tax history. Whether you’re researching a single parcel or analyzing trends across neighborhoods, the following tools make it easy to retrieve the data you need.

Broward County Property Appraiser’s Website

📍 https://web.bcpa.net
The official Broward County Property Appraiser (BCPA) site is the primary source for accessing individual tax roll records. Key features include:

• Online Property Search Tool: Enter an address, owner name, or folio number to view detailed parcel records.
• Assessed, Just, and Taxable Values: See how the property’s value is calculated and adjusted each year.
• Exemption Status: Verify if Homestead or other exemptions are active.
• Tax History: View annual property taxes billed and paid, with breakdowns by taxing authority.
• Parcel Maps and Legal Descriptions: Get boundary data and subdivision information.

Best For: Homeowners verifying their exemptions, real estate professionals evaluating property history, and attorneys handling title work or estate planning.

Florida Department of Revenue (FDOR)

📍 https://floridarevenue.com
The FDOR oversees tax roll compliance across all Florida counties. Through its portal, you can:

• Access Annual Certification Reports: See when Broward’s tax roll was submitted and approved.
• Review Statewide Data Summaries: Analyze trends in assessed values, exemptions, and tax levies.
• Verify Appraisal Standards: Ensure compliance with Florida’s property assessment laws (Chapters 192–194, F.S.).

Best For: Policy analysts, investors comparing counties, and professionals researching tax roll integrity and valuation practices.

Broward County GIS Mapping Tool

📍 https://www.broward.org/MapGallery
The interactive GIS (Geographic Information System) mapping platform offers a spatial view of tax roll data across Broward County:

• View Parcels on an Interactive Map: Click on any parcel to see ownership, assessed value, and exemption status.
• Overlay Zoning and Land Use Data: Useful for urban planners, developers, and investors.
• Explore School Zones, FEMA Flood Zones, and Utility Districts.
• Downloadable Shapefiles: For advanced users and GIS professionals working with property boundary data.

Best For: Developers, urban planners, engineers, and anyone needing a visual or geographic context for property data.

Why Use These Tools?

These online resources are publicly available, easy to use, and updated regularly. They empower users to:

• Verify the accuracy of tax roll information
• Conduct property due diligence
• Plan real estate transactions
• Ensure exemptions and classifications are correctly applied

How to Read a Property Record from the Tax Roll

Understanding a property record from the Broward County Tax Roll is essential for anyone researching property ownership, calculating potential tax liabilities, or verifying public records. Each record offers a snapshot of the property’s tax profile, providing valuable insights for homeowners, buyers, investors, and professionals.

Below is a breakdown of each section commonly found in a property record, along with its meaning and relevance:

Why This Matters

• Homeowners can use this record to verify exemption status and ensure they’re not being overtaxed.
• Buyers and Realtors can estimate future tax bills and assess affordability.
• Attorneys and Title Agents can confirm ownership, legal boundaries, and financial encumbrances.
• Investors and Appraisers can analyze tax burden and value appreciation over time.

By learning how to interpret this information, users can confidently navigate property data and make informed financial and legal decisions.

FAQ’s

Navigating the Broward County property tax system can be complex, especially when reviewing details included in the official tax roll. Whether you’re a homeowner trying to verify your assessed value, a prospective buyer estimating future tax liabilities, or a legal professional conducting due diligence, understanding how the tax roll works is essential. This section answers the most frequently asked questions about the tax roll—covering how often it’s updated, how it affects your property tax bill, what exemptions are included, and how you can appeal or access historical data. These answers are designed to help you make informed decisions, avoid common mistakes, and take full advantage of your rights and exemptions under Florida property tax law.

How often is the tax roll updated?

The Broward County tax roll is updated annually, reflecting the value of all properties as of January 1st of each year. The Property Appraiser typically finalizes and submits the roll to the Florida Department of Revenue in July, after all property assessments, exemptions, and classifications are reviewed. Updates ensure the roll remains compliant with state statutes and reflects current market conditions.

Can I appeal the assessed value listed in the tax roll?

Yes. Property owners who believe their assessed value is inaccurate or unfair may file an appeal with the Value Adjustment Board (VAB). The appeal window opens after the Truth in Millage (TRIM) notices are mailed in August, and deadlines are strictly enforced. Appeals may relate to property value, denial of exemptions, or classification errors.

Tip: Visit the Broward County VAB website for forms, deadlines, and instructions.

Do tax roll values affect my property tax bill?

Absolutely. The taxable value listed in the tax roll is used to calculate your annual property tax. The tax bill is computed by multiplying the taxable value by the millage rate set by your local taxing authorities (such as cities, school boards, or special districts). Understanding how this value is derived can help homeowners budget and plan for tax payments.

How do exemptions affect my tax roll entry?

Approved exemptions, like the Homestead Exemption, Senior Citizen Exemption, or Veteran Disability Exemption, directly reduce the taxable value of your property. These exemptions are reflected as line items in your official property record, lowering the final amount of taxes you owe. Failure to apply for eligible exemptions can result in overpayment.

Pro Tip: You can verify which exemptions are currently applied to your property by searching your parcel at web.bcpa.net.

Can I access previous years’ tax rolls?

Yes. Broward County maintains archived tax roll records going back several years. These records are publicly accessible and can be reviewed online or by submitting a request to the Broward County Property Appraiser’s Office. Historic tax rolls are helpful for:

• Title research
• Real estate trend analysis
• Legal documentation
• Valuation comparisons

The Broward County Tax Roll is a vital resource that promotes transparency and accountability in the property taxation system. Whether you’re a homeowner seeking to understand your tax obligations, or a professional looking to analyze real estate data, the tax roll offers a wealth of actionable information.