Broward County Property Appraiser Property Search: Owner, Folio, Map & 2026 Tax Records
The Broward County Property Appraiser property search is a free public lookup tool for finding property by owner name, street address, subdivision or Property ID/folio number. The record can show ownership, property characteristics, assessment history, exemptions, taxable value and sales information.
For map-based research, Broward also provides an appraisal map that can search by folio, owner name or address. Tax bills are handled separately by the Broward County Tax Collector, while deeds, mortgages and liens are maintained by Broward County Records, Taxes and Treasury.
This guide focuses on the quickest route from a basic property lookup to the map, tax estimator, homestead filing, recorded documents, Owner Alert or a 2026 Value Adjustment Board petition.
Property Search, Tax Bill, Deed or Appeal — Which Broward Office Do You Need?
Broward property information is split between several county offices. The Property Appraiser does not collect taxes or record deeds, so choosing the right system first can save a lot of time.
| Your Task | Correct Office / Tool | Best Starting Point |
|---|---|---|
| Find property by owner, address or folio | Broward County Property Appraiser | Official Property Search |
| Check assessment or exemptions | Property Appraiser | Open the parcel record and select the correct tax year. |
| Find a parcel on the map | BCPA Web Map | Open Official Map |
| Estimate buyer property tax | BCPA Tax Estimator | Homebuyer’s Tax Estimator |
| Pay a property-tax bill | Broward County Tax Collector | Property Tax Page |
| Find deed, mortgage or lien | Broward County Records, Taxes & Treasury | Official Records Search |
| Challenge a 2026 value | Broward County Value Adjustment Board | VAB Information |
Official Broward County Property Appraiser Search & Research Tools
Property Search
Search Broward real property by owner, address, legal subdivision or property identification number.
Open Free Property SearchAfter opening this link
- Select the property-search option.
- Enter the owner, address, subdivision or Property ID.
- Open the matching parcel result.
- Verify the site address and folio before using the record.
Maps & Aerials
Search the county appraisal map by folio, name or street address and review available map layers.
Open BCPA Web MapAfter opening this link
- Choose folio, owner or address search.
- For address search, enter the house number and street name.
- Do not add a street direction or street type unless the map specifically asks for it.
- Select the parcel and review available layers.
Homestead Filing
Apply for Homestead Exemption and, when eligible, complete the related portability process.
Open Exemption PortalAfter opening this link
- Confirm the tax year you are filing for.
- Register or sign in to the exemption portal.
- Prepare Florida ID, Social Security and residency information.
- Complete portability information if you had a prior Florida homestead.
Homebuyer’s Tax Estimator
Estimate future property taxes after a purchase instead of relying on the seller’s current bill.
Open Tax EstimatorAfter opening this link
- Select the appropriate city.
- Enter the expected market or purchase value.
- Select only exemptions that will apply to you.
- Remember that non-ad valorem assessments may not be included.
Portability Estimator
Estimate the Save Our Homes benefit that may transfer from a previous Florida homestead.
Open Portability EstimatorAfter opening this link
- Enter the prior homestead year and values.
- Enter the new property’s expected value.
- Review the estimated portability amount.
- File the actual portability application with the new Homestead application.
Owner Alert
BCPA’s free Owner Alert can notify registered owners when the office receives a document changing ownership of the property.
Register for Owner AlertAfter opening this link
- Enter the property owner’s name.
- Provide the Broward Property ID.
- Add the email address required for notifications.
- Review any future ownership-change alert promptly.
How to Use the Broward County Property Appraiser Property Search
The free BCPA lookup is useful for much more than an owner name. Once you find the correct parcel, the property page connects assessment, exemption, sales, mapping, TRIM and tax-related information in one workflow.
Open the official Broward property search
Start from BCPA’s real-property search rather than a commercial people-search or copied real-estate database.
Search BCPA RecordsUse Property ID when you have it
The Property ID—often referred to as the folio—is the safest identifier when you need one exact parcel. You can find it on prior appraisal records, tax documents and other county records.
Use address or owner search when necessary
BCPA also supports owner last name, address and legal subdivision searches. Verify every result because trusts, companies and common surnames can produce several parcels.
Match the physical property
Confirm the property address, owner, Property ID, legal description, property use and millage code before relying on the value or exemption information.
Use the action tools on the parcel record
A Broward parcel record can connect you to maps, tax estimation, portability, exemption information, TRIM notices, taxes, pictures and printable property information.
| What You Know | Best Search | What to Verify |
|---|---|---|
| Property ID / folio | Exact property-ID lookup | Address, tax year and owner |
| Street address | Property address | Unit, municipality and correct parcel |
| Owner / trust / LLC | Owner name | Do not assume the first result is correct |
| Subdivision | Legal subdivision search | Specific lot or unit before comparing values |
| Approximate location only | BCPA Web Map | Open the associated parcel after locating it |
What the Broward Property Record Tells You
A BCPA property record separates property characteristics from assessment and tax information. Reading the full page is more useful than looking only at the current owner’s name.
Property Summary
- Property ID
- Owner and mailing address
- Physical property address
- Property use
- Millage code
- Year built and building data
Assessment
- Land value
- Building / improvement value
- Just or market value
- Assessed / SOH value
- Taxable-value information
Exemptions & Sales
- Homestead
- Additional homestead
- Portability
- Senior and other exemptions
- Recorded sale history
Market value is not the same as taxable value
Just / Market Value
The Property Appraiser’s estimate of market value as of the statutory January 1 assessment date.
Assessed / SOH Value
The value after applicable assessment limitations such as Save Our Homes are considered.
Taxable Value
The amount remaining after applicable exemptions are deducted for a specific taxing authority.
Broward County Property Map: Folio, Owner, Address & Parcel Layers
The BCPA Web Map allows searches by folio, owner and address. It also includes map layers that can provide context beyond the standard property record.
Available Map Context Can Include
- Parcels
- City limits
- ZIP codes
- FEMA flood-zone layer
- City zoning codes
- County land use
- Census tracts
- Residential and commercial appraisal districts
Do Not Treat the Appraisal Map as Final Proof Of
- An exact surveyed boundary
- Legal easement rights
- Permit eligibility
- Buildability
- Clear title
- A lender’s flood determination
After opening this link
- Choose folio, name or address search.
- Open the correct parcel.
- Turn on only the layers relevant to your question.
- Return to the full property record before using assessment data.
Do Not Use the Seller’s Broward Property Tax Bill as Your Future Tax Estimate
BCPA specifically warns buyers not to assume the seller’s tax bill will continue after a purchase. Florida ownership changes can reset assessed value toward full market value and remove the seller’s personal exemptions.
Why the Seller’s Bill Can Be Misleading
- The seller may have long-term Save Our Homes protection
- The seller may receive homestead or senior exemptions
- The assessed value can reset after ownership changes
- Millage and non-ad valorem charges can also affect the bill
Better Buyer Workflow
- Confirm the exact Property ID
- Review current just and assessed values
- Check which exemptions belong to the seller
- Use BCPA’s Homebuyer’s Tax Estimator
- Confirm the final bill later with the Tax Collector
After opening this link
- Select the city where the property is located.
- Enter a reasonable expected market value.
- Select the exemptions you expect to qualify for.
- Review the estimate and its exclusions.
- Do not substitute the estimate for the future official tax bill.
Broward County 2026 Homestead Exemption, Late Filing & 2027 Pre-Filing
The timely filing period for 2026 Homestead, Senior and other exemptions ended March 2, 2026. BCPA states that qualifying applicants may late-file 2026 exemptions through the statutory September 18, 2026 deadline.
BCPA is also accepting 2027 Homestead applications. The timely 2027 filing period runs through March 1, 2027.
Information the online exemption portal requests
- Florida-issued 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 most recent IRS tax return
- Permanent-residency information
After opening this link
- Confirm whether you need a 2026 late filing or 2027 application.
- Review the ownership and permanent-residency rules.
- Gather the documents required for your circumstances.
- Use the official online portal or BCPA filing option.
2026 Save Our Homes cap: 2.7%
Save Our Homes generally limits annual increases in the assessed value of qualifying homestead property to the lower of 3% or the applicable CPI adjustment. The 2026 cap is 2.7%.
Broward Portability, Senior Exemption & Additional Tax Savings
Save Our Homes Portability
Eligible Florida homeowners can transfer up to $500,000 of Save Our Homes assessment difference from a previous homestead to a new Florida homestead.
BCPA explains that the new homestead generally must be established within one of the three tax years following abandonment of the prior homestead.
Estimate Portability2026 Low-Income Senior Exemption
For 2026, applicants generally must be age 65 or older as of January 1, receive Homestead Exemption and have 2025 household adjusted gross income of no more than $38,686.
Senior exemptions are local-option benefits, so the amount and applicable taxing authority can differ by municipality.
Review Senior ExemptionBroward County 2026 VAB Deadline, Filing Fee & Appeal Preparation
If you disagree with the 2026 market value, exemption determination or classification, the formal appeal route is the Broward County Value Adjustment Board.
Before filing the petition
Confirm the assessment date
The 2026 assessment is based on the property’s status as of January 1, 2026. A later market change does not automatically prove the January assessment was incorrect.
Check the parcel for factual errors
Review square footage, property use, improvements, exemptions, sale information and other physical characteristics.
Speak with the appraisal office when useful
An informal discussion can clarify the valuation or correct a factual error, but do not allow the petition deadline to expire while waiting.
Prepare relevant evidence
Useful evidence can include qualified comparable sales, photographs, condition information, factual corrections or exemption documentation depending on the issue.
After opening this link
- Review the 2026 VAB information.
- Confirm your petition category.
- Check the current fee and filing requirements.
- Follow the petition instructions before the deadline.
- Keep copies of the petition, payment and evidence.
Broward County Property Tax Payment Dates, Discounts & Payment Plans
The Property Appraiser determines assessed and taxable value. The Broward County Tax Collector bills and collects real and tangible personal property taxes.
| Payment Period | Standard Discount / Status |
|---|---|
| November | 4% early-payment discount |
| December | 3% discount |
| January | 2% discount |
| February | 1% discount |
| March 31 | Regular payment deadline |
| April 1 | Unpaid property taxes become delinquent |
Installment Payment Plan
The Tax Collector offers a quarterly installment plan. Enrollment opens annually for the next tax year, and taxpayers can receive discounted installment amounts when payment requirements are met.
Partial Payment Option
Current-year taxes can also be divided into partial payments. Broward’s current guidance allows up to five payments, with a minimum partial payment of $100.
After opening this link
- Search the correct property-tax account.
- Review the current bill and payment status.
- Check the applicable discount or payment-plan option.
- Use the Tax Collector’s official payment system.
Where to Search Broward County Deeds, Mortgages, Liens & Recorded Documents
Legal recording information is maintained by Broward County Records, Taxes and Treasury. Its Official Records search supports multiple ways to locate recorded documents.
Official Records Search Options
- Party name
- Book and page
- Document type
- Instrument number
- Case number
- Record date
- Parcel ID
Documents Commonly Researched
- Deeds
- Mortgages
- Liens
- Satisfactions
- Condominium declarations
- Plats and maps
Broward’s current online system states that Official Records recorded from July 7, 1977 forward are fully searchable online. Older documents have more limited online search availability.
Search Broward Official RecordsAfter opening this link
- Accept the county search disclaimer.
- Select party name, parcel ID or another search method.
- Try reasonable spelling variations when searching names.
- Verify the recording date, parties and document type.
Broward Owner Alert Can Notify You About Ownership Changes
Owner Alert is a free BCPA service for Broward property owners. Once registered, it can notify you when BCPA processes a change of ownership based on a deed received from the county Records Division.
What You Need to Register
- Owner name
- Property ID number
- Email address
What Owner Alert Does Not Do
It does not prevent a document from being recorded, and it does not monitor every document filed under your name. It specifically alerts subscribers when BCPA receives and processes a change of ownership for the registered property.
After opening this link
- Find your Property ID first if you do not already have it.
- Enter the owner’s information and email.
- Submit the registration.
- Review any unexpected ownership-change notification immediately.
Broward Property Research Changes by Municipality and Property Type
Fort Lauderdale
Condominiums, waterfront parcels and commercial properties can have similar street addresses, making the exact Property ID especially useful.
Hollywood & Hallandale Beach
Condo unit verification matters. Match the Property ID, unit, legal description and owner before comparing sales.
Coral Springs & Parkland
Subdivision search and recent sales can help organize research, but lot size, improvements and assessment history still need to be compared.
Pembroke Pines & Miramar
Tax bills can include different taxing authorities and non-ad valorem charges. Do not compare two bills using market value alone.
Pompano Beach & Deerfield Beach
Use map layers and the full parcel record to distinguish similarly named buildings, condo units and commercial parcels.
Unincorporated Broward
Do not infer the taxing authority solely from a postal city name. Check the millage code and the property’s actual jurisdiction.
Broward County Property Appraiser Address, Phone & Hours
| Office | Address / Contact | Best For |
|---|---|---|
| Broward County Property Appraiser |
115 S. Andrews Avenue, Room 111 Fort Lauderdale, FL 33301 954-357-6830 |
Property search, appraisal, exemptions, SOH, portability and mapping |
| Broward County Tax Collector |
115 S. Andrews Avenue, A100 Fort Lauderdale, FL 33301 954-357-4829 |
Property-tax bills and payments |
| Records, Taxes & Treasury |
115 S. Andrews Avenue, Room 114 Fort Lauderdale, FL 33301 954-831-4000 |
Deeds, mortgages, liens and recorded documents |
| Value Adjustment Board |
115 S. Andrews Avenue, Room 120 Fort Lauderdale, FL 33301 954-357-7205 |
Formal assessment and exemption petitions |
Map: Broward County Property Appraiser Office
Broward County Governmental Center
Property Appraiser — Room 111
115 South Andrews Avenue
Fort Lauderdale, FL 33301
After opening this link
- Confirm the office is open on your planned date.
- Check the current holiday-closing list.
- Bring the Property ID and any relevant notice or exemption documents.
- Use Room 111 for Property Appraiser business.
Broward County Property Appraiser Property Search FAQs
1. How do I search Broward County property records for free?
Use the Broward County Property Appraiser’s official Property Search. BCPA allows searches by owner last name, address, legal subdivision name and Property ID number.
2. Can I search Broward property by owner name?
Yes. The official BCPA system supports owner-name searches. Because trusts, companies and people with similar names can return multiple results, verify the Property ID and site address before relying on the record.
3. What is a Broward County Property ID or folio number?
It is the parcel identifier used to distinguish a specific Broward property. It is usually a better search key than an owner name because ownership names and mailing addresses can change.
4. Can I search Broward property on a map?
Yes. BCPA’s official web map supports folio, owner-name and address searches and includes parcel, zoning, land-use and other geographic layers. The map is a research tool and not a certified survey.
5. What is the Broward County Save Our Homes cap for 2026?
The 2026 Save Our Homes assessment cap is 2.7% for qualifying homestead property, subject to Florida law and applicable assessment exceptions.
6. Can I still late-file a 2026 Broward Homestead Exemption?
The timely 2026 filing deadline was March 2, 2026. BCPA lists September 18, 2026 as the absolute statutory late-filing deadline for qualifying 2026 exemptions.
7. What is the 2026 Broward County property-value appeal deadline?
BCPA lists September 18, 2026 as the filing deadline for 2026 valuation petitions to the Broward County Value Adjustment Board. Exemption-denial appeals can have a different deadline based on the denial notice.
8. Where do I pay Broward County property taxes?
Property-tax bills and payments are handled by the Broward County Tax Collector. BCPA determines value and exemptions but does not issue or collect the final tax bill.
9. Where can I search Broward County deeds and mortgages?
Use Broward County Records, Taxes and Treasury’s Official Records search for deeds, mortgages, liens, satisfactions and other recorded documents.
10. Where is the Broward County Property Appraiser office?
The Property Appraiser is located at 115 South Andrews Avenue, Room 111, Fort Lauderdale, FL 33301. The main phone number is 954-357-6830, and regular public hours are weekdays from 8:00 AM to 5:00 PM.
Official Sources Checked for This Broward County 2026 Guide
This article was researched against current primary government resources, including:
- Broward County Property Appraiser
- Official Broward Property Search
- BCPA Web Map
- Broward Homestead Exemption Guidance
- Save Our Homes Information
- Broward Senior Exemption Guidance
- 2026 TRIM & Assessment Information
- Broward County Value Adjustment Board
- Broward County Tax Collector Property Tax Information
- Broward County Official Records Search
Last factual review: September 11, 2026. Property values, deadlines, filing rules, fees, income thresholds, tax rates and government web systems can change. Confirm time-sensitive or property-specific information through the responsible official agency before acting.