Broward County Property Search, Maps, Homestead & 2026 Tax Record Help
The Broward County Property Appraiser is the official office for property values, ownership information used on the tax roll, folio records, homestead exemptions, portability, tangible personal property and appraisal-related maps.
If you are trying to find an owner, search an address, review a folio number, estimate taxes after buying a home, apply for an exemption or challenge a 2026 assessment, this guide routes you to the correct Broward County tool.
Tax billing and payment are separate from appraisal. Broward County Records, Taxes and Treasury handles the property-tax collection function and also maintains the county’s Official Records for deeds, mortgages and liens.
Property Appraiser, Tax Collector, Official Records or VAB?
Broward County splits property appraisal, tax collection, document recording and formal tax appeals between different offices.
| Your Task | Correct Office | Where to Start |
|---|---|---|
| Search owner, address or folio | Broward County Property Appraiser | Property Search |
| Check assessed or taxable value | Property Appraiser | Open the full property record. |
| File homestead or portability | Property Appraiser | Homestead Information |
| Estimate taxes after buying | Property Appraiser | Home Buyer’s Tax Estimator |
| Pay a property-tax bill | Broward County Tax Collector / RTT | Tax Search & Payment |
| Find deed, mortgage or lien | Broward Records, Taxes and Treasury | Official Records Search |
| Challenge value or exemption decision | Broward Value Adjustment Board | VAB Information |
Official Property Search, Map, Homestead, Tax & Records Links
Property Search
Search by owner, address, subdivision, sale, land, commercial property or other record type.
Open Property SearchAfter opening this link
- Choose owner, address, subdivision, sales, land or commercial search.
- Enter only the fields you know.
- Open the matching record.
- Verify the folio and situs address.
Maps & Aerials
Search the BCPA map by folio, owner or address and review parcel information and map layers.
Open BCPA MapAfter opening this link
- Choose folio, name or address search.
- Select the correct parcel.
- Use the available parcel and map layers.
- Do not treat map lines as a legal survey.
Homestead Exemption
Review 2026 late-filing rules, 2027 pre-filing and portability before submitting an application.
Review Homestead RulesAfter opening this link
- Confirm which tax year you need.
- Check the ownership and January 1 residency rules.
- Review portability if you had a prior Florida homestead.
- Use the official exemption portal to file.
Tax Estimator
Estimate taxes for a new purchase without assuming the seller’s current bill will continue.
Open Tax EstimatorAfter opening this link
- Select the city or taxing location.
- Enter a realistic purchase or market value.
- Select only exemptions you expect to qualify for.
- Remember that non-ad valorem assessments are not included.
Owner Alert
BCPA’s free Owner Alert can notify an owner when BCPA receives a document changing ownership.
Register for Owner AlertAfter opening this link
- Enter the property owner’s name.
- Enter the Property ID or folio.
- Provide the requested email information.
- Review any ownership-change notification promptly.
Official Records
Use Broward County Official Records for deeds, mortgages, liens, satisfactions and recorded instruments.
Search Official RecordsAfter opening this link
- Accept the search disclaimer.
- Choose party name, instrument, book/page, parcel or another search type.
- Open the matching document.
- Use certified-copy services when necessary.
How to Search Broward County Property by Owner, Address or Folio
BCPA provides separate search paths instead of forcing every property into one search box. Choose the search type that matches the information you already have.
Open the official property-search menu
Start from BCPA so you do not rely on a copied third-party ownership record.
Start Official SearchChoose the correct search type
Owner search works well for a person, trust or company. Address search works well for homeowners and buyers. Sales and subdivision tools are better for comparison research.
Verify the folio before relying on the record
Check the owner, situs address, municipality, legal description and property type. Condominiums and common owner names can produce confusing matches.
Read the entire record
Review land, building data, sale history, market value, assessed value, taxable value and exemptions rather than relying on only one number.
Keep the folio number
The folio helps when moving to the BCPA map, Tax Collector, Official Records or VAB resources.
| Search Method | Best Use | Useful Tip |
|---|---|---|
| Owner | Person, trust or company ownership research | Confirm folio and address because owner names can repeat. |
| Address | Homeowner or buyer lookup | BCPA notes that exact street names matter unless a wildcard is used. |
| Subdivision | Neighborhood comparison | Useful for reviewing similarly situated parcels. |
| Sales | Market and comparable-sale research | Compare property type, location, age and condition. |
| Land / Commercial | Vacant and non-residential property | Review use code and location carefully. |
Use the BCPA Map for Parcel Context — Not as a Survey
The Broward Property Appraiser map can search by folio, owner or address and display parcel-related information alongside mapping layers.
Useful Map Layers & Tasks
- Parcel location and surrounding parcels
- City limits and ZIP codes
- FEMA flood-zone layer
- County land-use information
- Municipal zoning-code layer
- Subdivision and appraisal-district context
Do Not Treat the Map as Final Proof Of
- Exact surveyed boundaries
- Ownership priority or title
- Legal easement rights
- Final zoning approval
- Permit eligibility
- Buildable area
Market Value, Assessed Value, Taxable Value & the 2026 Save Our Homes Cap
Market Value
The Property Appraiser’s value estimate before applicable assessment limitations and exemptions.
Assessed Value
The value after applicable assessment caps or classifications are considered.
Taxable Value
The assessed value after exemptions applicable to a taxing authority are deducted.
Broward’s Property Appraiser also explains Florida’s Save Our Homes “recapture” rule. When a homesteaded assessed value remains below market value, assessed value can increase up to the permitted cap even during a year when market value falls.
BCPA reports that roughly 213,338 Broward homeowners experienced a 2026 SOH taxable-value increase under the recapture rule even though market values declined.
Review Save Our Homes InformationAfter opening this link
- Read the explanation of the annual SOH cap.
- Review the recapture rule if market value declined.
- Compare market and assessed values on your parcel.
- Contact BCPA if the property characteristics appear incorrect.
Buying in Broward County? Do Not Copy the Seller’s Property Tax Bill
BCPA specifically warns buyers that a change in ownership can reset assessed value toward full market value. The seller’s homestead exemption and Save Our Homes history do not automatically become the buyer’s tax treatment.
Search the property first
Record the folio, current exemptions, market value and existing taxable value.
Enter a realistic purchase value
Use BCPA’s New Homebuyer’s Tax Estimator rather than assuming the old assessment continues.
Add only benefits you may qualify for
Select homestead or other exemptions only when you expect to meet the legal requirements.
Remember special assessments
The BCPA estimator states that non-ad valorem assessments such as fire, garbage, drainage or neighborhood charges are not included.
2026 Broward Homestead Deadlines & 2027 Pre-Filing
BCPA states that owners who acquired their property and made it their permanent residence on or before January 1, 2026 may late-file qualifying 2026 exemptions through September 18, 2026.
Owners who acquired a property or made it their permanent residence after January 1, 2026 can pre-file now for qualifying 2027 exemptions.
2026 Florida homestead amount
The first homestead exemption is $25,000. Florida’s inflation-adjusted additional homestead exemption is up to $26,411 for 2026, producing a potential combined exemption of up to $51,411 depending on assessed value and taxing authority.
The additional inflation-adjusted portion does not apply to school district taxes.
What the Broward online portal asks for
- Florida driver’s license or state ID
- Social Security number and spouse information when applicable
- Date of birth
- Phone number and email address
- Address shown on the last IRS tax return
- Florida permanent-residency qualification
- Ownership and occupancy by January 1 for the year being claimed
After opening this link
- Register or sign in to the official BCPA portal.
- Confirm the tax year being requested.
- Enter applicant and residency information accurately.
- Complete portability information when applicable.
- Save the filing confirmation.
Portability does not transfer homestead itself
BCPA explains that homestead exemption does not move automatically from one property to another. A qualifying owner must apply for homestead on the new property and separately request portability of an eligible Save Our Homes assessment difference.
2026 Broward Low-Income Senior Exemption
For the 2026 tax year, an applicant generally must be at least age 65 as of January 1, receive homestead exemption on the property and meet the income test.
The official 2026 Broward instructions use a maximum combined household adjusted gross income of $38,686 for 2025 income.
The additional senior exemption is a local-option benefit, so the amount and taxing authorities to which it applies can differ by municipality.
Review 2026 Senior InstructionsAfter opening this link
- Confirm age and homestead requirements.
- Check the 2026 income threshold.
- Review the documentation required for household income.
- Check whether your municipality adopted the additional exemption.
BCPA Owner Alert: A Useful Broward-Specific Property Monitoring Tool
Owner Alert is a free BCPA service that notifies registered Broward property owners if BCPA receives a recorded document that changes ownership of the registered property.
What You Need to Register
- Owner first name
- Owner last name
- Property ID number
- Email address
What Owner Alert Does Not Do
- It does not replace title insurance.
- It does not determine whether a deed is fraudulent.
- It does not prevent a document from being recorded.
- It is not a substitute for an Official Records search.
2026 Broward County Value Appeal Deadline: September 18, 2026
BCPA states that 2026 value petitions must be filed with the Broward County Value Adjustment Board by September 18, 2026.
The VAB hears qualifying disputes involving property value, denied exemptions and special classifications. It does not decide whether the millage rates adopted by taxing authorities are too high.
Before filing a VAB petition
Read the TRIM notice
Compare current and prior market value, assessed value, exemptions, proposed taxes and the appeal instructions.
Check the property record for factual errors
Review living area, land size, use code, ownership, exemptions, sale data and other characteristics.
Contact BCPA when appropriate
An informal conference can help resolve an issue, but it does not extend the formal petition deadline.
Prepare supporting evidence
Use comparable sales, photographs, appraisals, repair information, property corrections or exemption documents relevant to the dispute.
Meet the evidence-exchange rule
Florida’s VAB instructions generally require the petitioner to provide the Property Appraiser with the evidence list, witness summary and documents at least 15 days before the hearing.
After opening this link
- Confirm the page is for the 2026 tax cycle.
- Review the current petition fee.
- Open the filing instructions or petition system.
- Save the petition transaction information.
- Watch for hearing and evidence deadlines.
Broward County Property Tax Payments, Discounts & Delinquency
Broward County’s tax-collection function is separate from BCPA. Property taxes become due November 1 and must generally be paid by March 31 to avoid delinquency.
| Payment Month | Full-Payment Discount / Status |
|---|---|
| November | 4% discount |
| December | 3% discount |
| January | 2% discount |
| February | 1% discount |
| March | No early-payment discount |
| April 1 | Unpaid taxes become delinquent |
Online E-Check
Broward’s tax guidance states that online e-check payment has no processing fee.
Partial Payments
Current-year partial payments may be allowed, but early-payment discounts are forfeited and specific minimum and setup rules apply.
After opening this link
- Search the property-tax account.
- Confirm the property and bill year.
- Review the current amount and payment status.
- Check payment-method fees before submitting.
- Save your official payment confirmation.
Where to Search Broward County Deeds, Mortgages, Liens & Recorded Documents
Broward County Records, Taxes and Treasury is the statutory repository for the county’s Official Records. It records and maintains deeds, mortgages, liens and many other property-related instruments.
Use BCPA For
- Tax-roll owner
- Folio or Property ID
- Property address
- Assessment values
- Exemptions
- Building and land information
Use Official Records For
- Deeds
- Mortgages
- Liens
- Satisfactions
- Declarations
- Recorded plats and maps
The online Official Records system says documents from July 7, 1977 forward are broadly searchable online, while older records have more limited electronic search coverage.
Open Broward Official RecordsAfter opening this link
- Accept the Official Records disclaimer.
- Select name, parcel ID, instrument number, document type or another search.
- Review possible spelling variations for names.
- Open the matching document image.
- Order a certified copy when your purpose requires one.
Property Research Can Change Significantly Across Broward County
Fort Lauderdale
Waterfront, condominium and redevelopment-area properties often require more than a basic owner search. Review parcel, sales, Official Records and municipal zoning context.
Hollywood & Hallandale Beach
Condominium, coastal and multi-family records can produce several similar addresses or unit records. Confirm the exact folio.
Pembroke Pines & Miramar
Fast-growing subdivision areas make subdivision search, prior sales and homebuyer tax estimates particularly useful.
Coral Springs & Parkland
Do not compare seller tax bills without checking homestead and SOH history, especially on long-owned homes.
Weston
Subdivision, association and recorded-document research may be important alongside the appraisal record when evaluating a purchase.
Pompano Beach & Deerfield Beach
Coastal, condominium and redevelopment-area properties benefit from careful folio verification before value or deed research.
Broward County Property Appraiser Address, Phone & Hours
| Office / Service | Best For | Contact |
|---|---|---|
| Broward County Property Appraiser | Property search, value, exemptions, ownership and mapping | 115 S. Andrews Ave., Room 111, Fort Lauderdale, FL 33301 954-357-6830 |
| Owner Alert / Exemption Assistance | Owner Alert and community exemption assistance | 954-357-5579 |
| Tax Collector | Property-tax bills and payments | 954-357-4829 |
| Official Records | Deeds, mortgages, liens and recorded documents | 954-831-4000 |
| Value Adjustment Board | Formal property-tax petitions | 115 S. Andrews Ave., Room 120 954-357-7205 |
After opening this link
- Verify the current weekday schedule.
- Check the posted 2026 holiday closings.
- Note the Governmental Center room number.
- Bring the property folio and exact question when visiting.
Map: Broward County Property Appraiser
Broward County Property Appraiser
Broward County Governmental Center
115 South Andrews Avenue, Room 111
Fort Lauderdale, FL 33301
Broward County Property Appraiser FAQs
1. How do I search Broward County property records?
Use the official Broward County Property Appraiser search menu at bcpa.net. Available searches include owner, address, subdivision, sales, land, commercial property and other record types.
2. Who is the Broward County Property Appraiser?
Marty Kiar is the Broward County Property Appraiser.
3. What is the Broward County Property Appraiser phone number?
The main BCPA phone number is 954-357-6830. The office is at 115 South Andrews Avenue, Room 111, Fort Lauderdale, Florida 33301.
4. What is the 2026 Broward Save Our Homes cap?
The 2026 Save Our Homes assessment cap is 2.7% for qualifying homesteaded property, subject to Florida law and applicable exceptions.
5. Can I still file a 2026 Broward homestead exemption?
The timely 2026 deadline was March 2, 2026. BCPA states that qualifying late applications may be filed through September 18, 2026, which is the statutory late-filing deadline.
6. Can I pre-file Broward homestead exemption for 2027?
Yes. BCPA is accepting pre-filed applications for qualifying 2027 homestead and other exemptions. The regular 2027 filing deadline is March 1, 2027.
7. What is the 2026 Broward VAB value-petition deadline?
BCPA states that the statutory deadline for 2026 value petitions is September 18, 2026. Exemption-denial petitions can have a different deadline tied to the denial notice.
8. What is the 2026 Broward VAB filing fee?
The Broward County VAB approved a $25 filing fee per petition effective March 1, 2026. Confirm the current fee and petition type before submitting.
9. Where do I pay Broward County property taxes?
Property-tax billing and payment are handled through Broward County’s tax-collection system, not by the Property Appraiser. Use the official Broward property-tax payment portal for balances and payments.
10. Where can I search Broward County deeds and liens?
Use Broward County Official Records, maintained by the Records, Taxes and Treasury Division, for deeds, mortgages, liens, satisfactions and other recorded documents.
Primary Sources Checked for This 2026 Broward County Update
- Broward County Property Appraiser
- BCPA Property Search
- BCPA Homestead & Portability
- 2026 Broward Senior Exemption Instructions
- BCPA Save Our Homes Guidance
- BCPA TRIM & 2026 Appeal Information
- Broward County Value Adjustment Board
- Broward Records, Taxes and Treasury
- Broward County Official Records
- Florida DOR 2026 Additional Homestead Adjustment
- Florida DOR 2026 Senior Income Limitation
Last factual review: September 11, 2026. Exemption deadlines, VAB fees, tax rates, income limits, office schedules and government portals can change. Confirm important property-specific information directly with the responsible official office before acting.