Broward County Property Appraiser Website: Search Property, Maps & Records Online
The official Broward County Property Appraiser website is BCPA.net. Use it to search property by owner, address or folio, review assessment values and exemptions, open the parcel map, estimate taxes and access Broward-specific exemption tools.
The Property Appraiser does not collect the final property-tax bill and does not maintain the county’s controlling deed archive. Tax bills are handled by Broward County Records, Taxes and Treasury, while deeds, mortgages, liens and other recorded documents are searched through Broward Official Records.
After opening BCPA.net
- Choose Property Search if you need an owner, address, folio or parcel record.
- Choose Maps & Aerials for the GIS parcel map.
- Use All Exemptions for homestead, senior, disability, veteran or portability information.
- Use Tax Roll Information when you need 2026 assessment-cycle reports or millage-related documents.
- For a tax payment, leave BCPA and use Broward County’s tax-payment system instead.
Use the Correct Broward Website for the Task You Need
| Your Task | Official Resource | What It Handles |
|---|---|---|
| Find a property | BCPA Property Search | Owner, address, folio, subdivision, sales, land and commercial searches |
| Search by owner | BCPA Owner Search | Find real property connected to a person, trust or entity |
| Search by address | BCPA Address Search | Locate a parcel using house number and street information |
| Search by folio / parcel ID | BCPA Parcel ID Search | Precise property lookup when you already know the folio or parcel number |
| View GIS map | BCPA Web Map | Parcel location, aerial context, zoning and map layers |
| File exemption | Online Exemption Portal | Homestead and supported exemption filing |
| Pay property tax | Broward Property Tax Bills | View, print and pay the final property-tax bill |
| Find deed or lien | Broward Official Records | Deeds, mortgages, liens, plats, satisfactions and recorded documents |
How to Search the Broward County PA Website by Owner, Address or Folio
BCPA uses several separate search tools instead of forcing every search through one field. Choosing the correct one saves time, especially with condominiums, trusts, common surnames and properties with complicated street names.
Choose the search type
Use owner search when you know a person or entity, address search when you know the location, and parcel ID search when you already have the folio or tax-bill parcel number.
Enter only the information the tool expects
BCPA’s owner search expects the name in Last Name,First Name format. The city field is optional and can narrow common-name results.
Handle street names carefully
The address search states that the street-name field must be exact unless you place a wildcard at the end. For example, a partial entry followed by an asterisk can broaden the match.
Confirm the correct record
Check the situs address, owner, parcel or folio number, legal description and municipality before relying on values or exemption information.
Use the folio for follow-up research
The folio or property ID is the strongest identifier when moving between the appraisal record, GIS map, VAB research and county Official Records.
Owner Search
Enter names as Last Name,First Name. Add the city only when it helps narrow results.
Search by OwnerAfter opening owner search
- Enter the surname followed by a comma and first name.
- Use the optional city filter if too many records appear.
- Open the likely match.
- Verify address and folio before using its values.
Address Search
Use the house number and exact street name. BCPA advises using the number itself rather than ordinal wording such as “2nd.”
Search by AddressAfter opening address search
- Enter the house number.
- Enter the street name carefully.
- If needed, use an asterisk at the end of a partial street name.
- Select the correct property and verify the folio.
Folio / Parcel Search
BCPA accepts its folio/property-ID formats, including numbers displayed on Property Appraiser and tax-bill records.
Search by Parcel IDAfter opening parcel ID search
- Copy the folio or parcel identifier from an official record.
- Enter it in the supported format.
- Open the exact parcel result.
- Keep the number for map and tax research.
What the Broward County Property Appraiser Map Can Show
The BCPA web map supports parcel, owner and address searches. Its layers go beyond a simple boundary view and can help explain why two nearby properties are not necessarily comparable.
Useful Map Layers
- City limits
- ZIP codes
- CRA boundaries
- FEMA flood zones
- Opportunity Zones
- Census tracts
- City zoning codes
- County land use
- Residential and commercial appraisal districts
- Subdivision and parcel layers
Parcel Information Available in the Map
- Owner and situs address
- Millage and use codes
- Land and building values
- SOH capped value
- Homestead and other exemption amounts
- Taxable value
- Recent sale information
- Adjusted building square footage
After opening the map
- Choose folio, owner or address search.
- For address search, enter the house number and street name without street direction or street type when the map instructs you to do so.
- Select the matching parcel.
- Open only the map layers relevant to your question.
- Use a survey, planning office or other responsible agency for legally controlling boundary or development decisions.
Market Value, Assessed Value and Taxable Value Are Different Numbers
Market / Just Value
The Property Appraiser’s estimate of value for assessment purposes before assessment limitations and exemptions are applied.
Assessed Value
The value after applicable assessment limits such as Save Our Homes are considered.
Taxable Value
The value remaining after applicable exemptions for a taxing authority are deducted.
After opening the Save Our Homes page
- Check the current SOH cap.
- Read the recapture explanation if assessed value increased while market value fell.
- Compare the parcel’s market and SOH values.
- Call BCPA if the property-specific numbers still appear incorrect.
2026 Broward Homestead and Senior Exemption Deadlines
The timely filing deadline for 2026 Homestead, Senior and other exemptions was March 2, 2026. Broward’s statutory late-filing deadline is September 18, 2026.
Who can still use the 2026 late-filing period?
Property owners who acquired the property and made it their permanent residence on or before January 1, 2026 may still file eligible 2026 exemptions through the September 18 statutory deadline. Owners who established residence after January 1 can pre-file for eligible 2027 exemptions instead.
Information the online exemption portal asks for
- Florida driver license or Florida state ID
- Social Security number and spouse information when applicable
- Date of birth
- Phone number
- Address shown on the last IRS tax return
- Email address
After opening the exemption portal
- Confirm the property was owned and occupied by the required January 1 date for the tax year you are claiming.
- Gather Florida ID and the personal information requested for each applicant.
- Complete the official application rather than using a third-party form.
- Save your filing confirmation.
- Later verify the exemption status on the official property record.
2026 low-income senior exemption
For 2026, BCPA lists a combined 2025 household adjusted gross income limit of $38,686. The applicant must be at least 65 as of January 1, 2026 and already receive Homestead Exemption on the property.
BCPA also instructs senior applicants to provide the applicable 2025 income documentation and, when relevant, a 2025 Social Security Statement.
Review Broward Senior Exemption RulesBCPA Owner Alert Can Flag an Ownership Change Received by the Appraiser
Owner Alert is a free Broward County Property Appraiser service. After registration, BCPA can notify the registered owner when the office receives a recorded document that changes ownership of the property.
What You Need to Register
- Your name
- Property ID number
- Email address
What Owner Alert Does Not Do
It does not monitor every document recorded under your name. BCPA explains that the alert is tied to ownership changes received by the Property Appraiser.
After opening Owner Alert
- Find the Property ID for the parcel if you do not already have it.
- Enter the owner’s registration details and email.
- Complete the subscription process.
- If BCPA later reports an unauthorized ownership change, open the linked recorded document.
- If the change is fraudulent, follow BCPA guidance and contact the law-enforcement agency for the city where the property is located.
BCPA Does Not Collect the Property Tax Bill
Broward County’s Records, Taxes and Treasury Division bills and collects real and personal property taxes. The Property Appraiser supplies assessed and taxable values but does not accept the final tax payment.
| When Full Payment Is Made | Regular Early-Payment Discount |
|---|---|
| November | 4% |
| December | 3% |
| January | 2% |
| February | 1% |
| March | No early-payment discount; taxes must be paid by March 31 |
| April 1 | Unpaid property taxes become delinquent |
After opening the tax-bill page
- Open the official tax search and payment route.
- Find the correct property account before paying.
- Check the current balance and discount period.
- Review non-ad valorem assessments separately from value-based taxes.
- Save the official payment confirmation.
Use Broward Official Records for Deeds, Mortgages and Liens
The Property Appraiser’s owner field is useful for appraisal and tax-roll research, but Broward County’s Records, Taxes and Treasury Division is the statutory repository for the county’s Official Records.
Searchable Document Types Include
- Deeds
- Mortgages
- Liens
- Satisfactions
- Notices
- Plats and maps
- Recorded condominium documents
Online Date Coverage Matters
All plats and maps are searchable in the online system regardless of record date. Other Official Records recorded from July 7, 1977 at 1:47 PM forward are fully searchable online.
After opening Official Records
- Accept the public-record search terms if required.
- Choose Name, Book/Page, Document Type, Instrument Number, Date Recorded, Simple Search or Parcel ID.
- For party-name searches, try reasonable spelling variations.
- Open the document detail and available image.
- Use Broward Records, Taxes and Treasury if you need a certified copy or an older document not available online.
2026 Broward Value Petition Deadline, Filing Fee and VAB Office Change
BCPA states that the statutory deadline for a 2026 value-assessment petition is September 18, 2026. A valuation petition challenges the proposed market value; it does not challenge the tax rate itself.
2026 Value Deadline
September 18, 2026
2026 Petition Fee
Broward VAB approved a $25 filing fee per petition effective March 1, 2026.
VAB Phone
Before filing a value petition
Check the BCPA record for factual errors
Review building size, use code, land data, sale information, exemptions and ownership before assuming the dispute is solely about market value.
Contact the appropriate appraisal department
BCPA publishes separate residential and commercial appraisal contacts. An informal review may resolve a data issue before a formal petition.
Prepare evidence tied to January 1 value
Useful evidence can include comparable sales, appraisal information, photographs, factual property corrections and documents supporting the specific issue.
File by the correct deadline
Do not assume an informal conversation extends the VAB deadline. If the statutory date is near, protect the filing deadline while continuing discussions.
After opening the VAB page
- Open the 2026 petition information.
- Identify whether the issue is value, exemption or classification.
- Confirm the filing deadline and current fee.
- Follow the current online or in-person filing instructions.
- Keep the petition confirmation and any transaction details.
Broward County Property Appraiser Address, Phone and Hours
| Department / Office | Best For | Contact |
|---|---|---|
| BCPA Customer Service & Exemptions | Property search, homestead, senior, disability, portability and general exemption questions | 954-357-6830 |
| Residential Appeals | Residential valuation questions | 954-357-5429 |
| Commercial Appeals | Commercial valuation questions | 954-357-6917 or 954-357-6031 |
| Broward Recording Office | Recorded deeds, mortgages, liens and document copies | 954-831-4000 |
Broward County Property Appraiser’s Office
Broward County Governmental Center
115 South Andrews Avenue, Room 111
Fort Lauderdale, FL 33301
Hours: Weekdays, 8:00 AM–5:00 PM
Before visiting the office
- Check the BCPA location page for current closures.
- Bring the property’s folio or exact address.
- Bring exemption documentation if your visit concerns an application.
- For a value question, bring the tax year and supporting property information.
Broward County Property Appraiser Website FAQs
1. What is the official Broward County Property Appraiser website?
The official Broward County Property Appraiser website is BCPA.net. It provides property searches, appraisal records, maps, exemption information, tax-roll data, estimators and contact information for Property Appraiser Marty Kiar’s office.
2. How should I enter a name in the BCPA owner search?
BCPA instructs users to enter an owner’s name in Last Name,First Name format. You can also select the city where the property is physically located to narrow a common-name search.
3. What should I do if the Broward address search cannot find the street?
The BCPA address search says the street-name field must be exact unless a wildcard is used at the end. Try the house number and correct street name, or use an asterisk after a partial street name to broaden the match.
4. Can I search the Broward Property Appraiser by folio or parcel number?
Yes. BCPA has a Parcel ID search that accepts its property ID and tax-bill parcel formats. Using the folio or parcel ID is usually the most precise way to identify a property.
5. What information is available on the BCPA web map?
The BCPA map can display parcel and owner information, land and building values, taxable value, exemptions, recent sales and layers such as city limits, FEMA flood zones, city zoning codes, county land use, appraisal districts and parcels.
6. Can I still file a 2026 Broward homestead exemption after March 2?
Yes, when you qualified for the 2026 exemption, BCPA accepts eligible late-filed 2026 exemption applications through September 18, 2026. BCPA states that it cannot accept a 2026 exemption application after that statutory late-filing deadline.
7. What is the 2026 Save Our Homes cap in Broward County?
The 2026 Save Our Homes cap is 2.7%. BCPA also explains that Florida’s recapture rule can cause a qualifying homesteaded property’s assessed value to rise toward market value even in a year when its market value decreases.
8. What is the 2026 Broward VAB value-petition deadline and filing fee?
The statutory deadline for a 2026 Broward value petition is September 18, 2026. Broward County’s VAB approved a $25 filing fee per petition effective March 1, 2026. Confirm the current instructions before filing.
9. Where do I pay Broward County property taxes and when are discounts available?
Property-tax bills are handled by Broward County Records, Taxes and Treasury, not BCPA. The regular full-payment discounts are 4% in November, 3% in December, 2% in January and 1% in February. Taxes are due by March 31 and become delinquent April 1.
10. How far back can I search Broward County deeds and Official Records online?
All plats and maps are searchable online regardless of record date. Other Official Records are fully searchable from July 7, 1977 at 1:47 PM forward. Records from March 9, 1972 through July 7, 1977 have limited online search options, while earlier records are not currently available through the online system.
Primary Broward County Resources Used for This 2026 Guide
- Broward County Property Appraiser
- BCPA Property Search Menu
- BCPA Web Map
- 2026 BCPA Forms, Deadlines & Appeal Information
- Save Our Homes Information
- 2026 Senior Exemption Instructions
- Broward County Value Adjustment Board
- Broward County Property Tax Bills
- Broward County Official Records
Filing deadlines, property values, tax balances, office locations and web-system instructions can change. Use the linked official resource for the property-specific action you are completing.