Broward County Property Search: Records, Tax & GIS Maps

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Broward County, Florida · Property search, maps, tax, deeds, Homestead and VAB help

Find the Broward Parcel and Complete the Next Property Task

Search Broward County property records by owner name, street address, subdivision or Property ID, then review ownership, market value, assessed or Save Our Homes value, exemptions, sales, building details, zoning and tax information.

This guide also explains what to do after the search: how to estimate a buyer’s future taxes, late-file a 2026 Homestead claim, find the recorded deed or lien, use maps and aerials correctly, monitor ownership changes and challenge an assessment through the Value Adjustment Board.

Start with the quick answer Follow search steps See current 2026 actions
Florida office correction: The Property Appraiser determines property values and administers exemptions. The Broward County Tax Collector handles tax bills and payments. Broward County Records, Taxes and Treasury records deeds, mortgages, liens and other Official Records.

Quick answer: identify the parcel in BCPA first

Open the official Broward County Property Appraiser search, enter one reliable identifier, open the correct parcel and save its Property ID before moving to maps, taxes, Homestead, deeds or a VAB petition.

1 Search Owner, address, subdivision or Property ID.
2 Verify Match property address and ownership.
3 Read Market, assessed/SOH and taxable values.
4 Act Tax, deed, exemption, map or appeal.

Ten Broward property facts

Property Appraiser Marty Kiar
BCPA phone 954-357-6830
BCPA office 115 S. Andrews Ave., Room 111
BCPA hours Weekdays, 8 a.m.–5 p.m.
Website updates Property site updated daily
2026 Homestead Late file by Sept. 18
Tax Collector 954-357-4829
Official Records 954-831-4000
2026 VAB fee $25 per petition
Owner Alert Free ownership-change notice

On the official search page, enter the cleanest information you already have. Do not add unnecessary details on the first attempt. Once the correct property appears, open its full record rather than relying on the short result.

Open official property search Open BCPA homepage

Jump directly to the property task

Office-routing guide

Which Broward office actually handles your question?

Use the correct county office
You need
Correct office/tool
What it handles
Prepare first
Owner, address or parcel
Property Appraiser
Property records, ownership display, sales, values and building information.
Owner, address or Property ID.
Homestead or portability
Property Appraiser
Exemptions and assessment limitations.
Property ID and residency documents.
Map or aerial
BCPA Maps & Aerials
Parcel-location, zoning/land-use and nearby-sale research.
Property record first.
Tax bill or payment
Broward County Tax Collector
Collection, payment, delinquency and installment plans.
Property/tax account information.
Deed or mortgage
Records, Taxes and Treasury
Official Records, deeds, mortgages, liens and certified copies.
Owner name, Property ID or book/page.
Assessment challenge
BCPA first, VAB if unresolved
Informal value review and formal petition.
TRIM notice and evidence.
Best sequence: identify the parcel → copy the Property ID → review the property summary → choose the correct county office.
Search recovery

No property found? Fix the search before assuming the record is missing

Owner search fails Use a partial last name and remove middle names or initials.
Recent buyer does not appear Search the seller and check the recorded deed while BCPA ownership updates.
Condo address returns too many results Match the exact unit and Property ID rather than the building address alone.
Trust or LLC owns the property Search the legal entity name rather than the resident’s personal name.
Parcel was divided or redeveloped Search the surrounding map area, old Property ID or previous legal description.
You are researching business assets Use Tangible Personal Property Search rather than ordinary real-property search.
BCPA call script “I am trying to identify the property at [address]. The current or prior owner is [name], and I have [Property ID, closing date or deed reference]. Can you confirm the current property record or whether the ownership update is still processing?”
Call BCPA: 954-357-6830
Property-record decoder

Understand what BCPA is actually showing you

Important Broward property fields
Field
Meaning
What to do with it
Property ID
County parcel identifier.
Save it for tax, map and Owner Alert tasks.
Property Owner
Ownership reflected in BCPA’s tax-roll data.
Use Official Records for the actual deed.
Property Address
Physical property location.
Do not confuse it with mailing address.
Millage Code
Taxing-area code connected to applicable taxing authorities.
Useful when understanding tax-rate differences.
Just / Market Value
BCPA’s estimate of market value for assessment purposes.
Challenge this value only with relevant market evidence.
Assessed / SOH Value
Assessment after applicable assessment limitations such as Save Our Homes.
Compare it with market value before estimating a buyer’s future taxes.
Homestead
Homestead exemption applied to the property.
A buyer must qualify separately.
Taxable Value
Value remaining after applicable exemptions for a taxing authority.
Different taxing authorities can show different taxable values.
Sales History
Recorded transfers associated with the parcel.
Open Book/Page or CIN to inspect the deed.
Effective Year / Year Built
Assessment-related building-age information.
Do not substitute it for an insurance or building-code inspection.
Zoning
Zoning information displayed for research.
Verify development rights with the applicable municipality or planning authority.
BCPA is not a title company or inspection service. The office warns that its tax-roll data should not substitute for a title search, property survey, insurance inspection or independent verification of construction details.
Maps, aerials and nearby sales

Use the property map as a research tool—not a boundary survey

Find the property record first Confirm the Property ID and address before opening the map.
Click the Map / View Map control The property record links to the parcel’s aerial-map view.
Open the layer list Choose the layer relevant to your question rather than turning on every layer.
Check zoning or land-use context BCPA describes City Zoning Code and County Land Use layers for map research.
Review nearby sales The sales layer can display qualifying nearby transactions directly on the aerial.
Verify legal questions elsewhere For boundaries or development rights, use recorded plats/surveys and the responsible planning office.
Do not build from an online parcel line. A fence, pool, seawall, driveway, dock or building decision should rely on appropriate survey, title and permitting information—not the apparent line on an aerial.

To reach Maps & Aerials, open the official BCPA site, find the parcel, then select the map control on its property page. Use the layer list to view the information relevant to the parcel.

Open BCPA and choose Maps & Aerials
Home-buyer tax warning

The seller’s property tax is not your future property tax

Broward’s Property Appraiser specifically warns new buyers not to assume the existing tax bill will stay the same. A qualifying change of ownership generally resets the assessment toward full market value.

Open the property record Note market value, assessed/SOH value and existing exemptions.
Look for a large SOH gap A long-time Homestead owner may have an assessed value far below market value.
Do not inherit the seller’s Homestead assumption New owners must separately qualify for exemptions.
Estimate from the new purchase situation Enter the expected market/purchase value rather than reusing the seller’s taxable value.
Add expected exemptions Select Homestead and other exemptions only when you expect to qualify.
Remember the calculator is an estimate Future millage rates can change and the Property Appraiser does not set tax rates.
Foreclosure caution: the BCPA Tax Estimator warns that a foreclosure purchase price may not represent a qualified market sale. In that situation, use a reasonable market value based on comparable open-market sales.
Open Broward Tax Estimator
Current as of August 7, 2026

Three property actions matter right now

2026 exemptions Late filing open

Deadline: September 18, 2026.

Installment taxpayers September 30

Second installment is due for enrolled accounts.

2026 annual taxes Early November

Annual tax bills are mailed around the first week of November.

Unpaid 2025 taxes Delinquent now

Contact the Tax Collector for the live balance.

2026 Homestead late filing

Still possible for eligible owners: if you owned the Broward property and made it your permanent residence on or before January 1, 2026, the Property Appraiser currently allows 2026 exemption late filing through September 18, 2026.

If you acquired the home or made it your permanent residence after January 1, 2026, you can pre-file for many 2027 exemptions instead.

2025 tax delinquency

Do not pay from an old bill amount. 2025 taxes became delinquent April 1, 2026. Delinquent real-estate accounts can have interest, advertising costs and tax-certificate activity. Obtain the current payoff amount from the Tax Collector.
Tax Collector workflow

Pay current taxes, use discounts or resolve delinquency

Regular annual property-tax calendar
Payment period
Discount/status
What to do
November
4% discount
Best regular full-payment discount.
December
3% discount
Verify the current bill before paying.
January
2% discount
Pay the full current-tax amount for the discount.
February
1% discount
Last regular discount period.
March 31
Gross amount due
Pay before April 1 delinquency.
April 1 onward
Delinquent
Obtain live delinquent payoff information.

Current-tax payment options

eCheck

No Tax Collector electronic-check fee for current online taxes.

Credit card

2.55% processor fee, subject to the current minimum charge.

In-person chip debit

Current published flat fee: $1.95.

Partial-payment option

Up to five partial payments on a current bill
$100 minimum partial payment
Partial payment forfeits ordinary early-payment discounts
Online partial payment must first be enabled by the Tax Collector
Current bills only
No partial-payment plan after March 31 delinquency

2026 installment plan status

New enrollment for 2026 has closed. Existing participants made the first installment during the June payment period, and the second installment is due by September 30 with the plan’s applicable discount.

Quarterly installment schedule
Installment
Due
Published discount
1st
June 30
6%
2nd
September 30
4.5%
3rd
December 31
3%
4th
March 31
No discount

Delinquent real-estate tax

A tax certificate may already exist. Broward explains that unpaid property taxes become delinquent April 1 and a tax certificate is sold on or before June 1 under Florida law. A tax certificate is a lien; it is not automatically the same thing as an immediate loss of the property.
Tax Collector call script “I am calling about the property at [address / Property ID]. Please confirm whether the tax account is current or delinquent, the exact amount due today, whether a tax certificate or tax-deed application exists, and the accepted payment method.”
Open official Property Tax page Review delinquent-tax steps Call Tax Collector: 954-357-4829
Homestead and portability

Use the remaining 2026 exemption window correctly

2026 late filing

Eligible owners can late-file through September 18, 2026.

2027 pre-filing

Owners who qualify after January 1, 2026 can pre-file for many 2027 exemptions now.

2026 late-file checklist

Owned the property by January 1, 2026
Made it the permanent residence by January 1, 2026
Property ID
Applicant identification
Florida residency information
Portability information if moving from another Florida Homestead

Micro steps for online filing

Open BCPA’s official site Select File for Homestead or All Exemptions.
Find the correct property Use the Property ID or address and confirm ownership.
Choose the applicable exemption year Do not accidentally file 2027 when you are eligible to late-file for 2026.
Complete applicant details Enter the requested permanent-residency and identification information.
Add portability when applicable Report the previous qualifying Florida Homestead so the office can review transfer of the Save Our Homes benefit.
Save proof of filing Keep the confirmation and later verify exemption status on the property record.
Seller’s exemption does not become yours. A previous owner’s Homestead or Save Our Homes benefit may temporarily affect the displayed record, but the buyer must independently qualify.
Open BCPA exemption filing Estimate buyer taxes
TRIM and Value Adjustment Board

Challenge the assessment without missing the filing window

Start with BCPA. Confirm the property facts and ask the appraiser to review the value or exemption issue before filing a formal petition.

Assessment-review workflow

Read the TRIM notice immediately Check just/market value, assessed value, taxable value, exemptions and the exact VAB deadline.
Verify property facts Compare square footage, effective year, property use, sale information and exemptions with the actual property.
Contact BCPA first Explain the specific factual or market-value problem and provide useful evidence.
File DR-486 if unresolved Broward VAB requires the Department of Revenue petition form.
Meet the 25-day rule A timely petition must be received within 25 days after the Property Appraiser mails the TRIM notice.
Use the exact 2026 deadline on the notice Do not copy an old deadline from a prior-year VAB portal.

2026 VAB facts

Filing fee

$25 per petition beginning March 1, 2026.

Hearings

2026 exemption, classification and valuation hearings begin in October 2026.

VAB phone

954-357-7205

Evidence that actually helps

Match evidence to the dispute
Problem
Useful evidence
Weak argument
Recent purchase
Closing documents, deed and details showing whether it was an arm’s-length sale.
“I paid less, so value must equal my price.”
Building facts incorrect
Plans, measurements, permits and photos.
General disagreement with the value.
Condition problem
Dated photos, inspections and repair estimates.
Ordinary maintenance complaints.
Comparable sales
Similar market sales near the January 1 valuation date.
Only selecting the cheapest nearby properties.
Missing exemption
Eligibility and timely/late-filing documentation.
Assuming an exemption automatically transferred from the seller.
A pending appeal does not mean you can ignore the tax bill. For a value or portability appeal, Broward explains that the taxpayer must generally pay all non-ad valorem assessments and at least 75% of the ad valorem taxes before delinquency to preserve the petition.
Read official VAB filing steps Open Broward VAB
Deeds, mortgages, liens and Official Records

Move from the property card to the recorded document

Use BCPA to identify the owner, Property ID, sale and Book/Page or CIN. Then move to Broward County Official Records for the actual recorded deed, mortgage, lien, satisfaction or other instrument.

Official Records search choices

Party Name
Book / Page
Document Type
Instrument Number
Case Number
Consideration Amount
Date Recorded
Parcel ID

Deed-search micro steps

Open the BCPA property record Locate the sale history and Book/Page or CIN link.
Open Broward Official Records Accept the search disclaimer.
Search by recording clue Book/Page, instrument number or party name usually gives the quickest match.
Try spelling variations The Official Records system recommends searching all reasonable name variations.
Open the document image Compare grantor, grantee, legal description and recording details.
Order certification only when needed An ordinary online image may be enough for research; legal submissions may require a certified copy.

How far back can you search online?

Online and older Official Records coverage
Period
Online availability
Best next step
1978–present
Modern Official Records index available online.
Search by name, book/page, document type, instrument or parcel.
August 24, 1998–present
County states recorded-document images are available online.
View/download available image directly.
Part of 1972–1977
Official search system provides limited search fields for part of this period.
Use available instrument/book/date data.
Older records
Not fully available through modern public search.
Use Search & Copy Services.

Search and certified-copy fees

Copy

$1 per page under current Search & Copy guidance.

Certification

$2 to certify a document.

Name search by staff

$2 per name per year searched.

A public-record search is not a title opinion. If the decision involves buying, lending, litigation, competing deeds or unreleased liens, obtain appropriate title or legal review.
Search Official Records Read official deed guidance Older records & certified copies
Property-fraud monitoring

Register the property for free Owner Alert notifications

Broward County Property Appraiser’s Owner Alert is designed to notify a registered property owner if BCPA receives a recorded document that changes ownership of that property.

What you need

Your name

Enter the applicant’s first and last name.

Property ID

Find it in BCPA before starting registration.

Email

Used to deliver ownership-change alerts.

Registration steps

Find your Property ID Confirm the parcel in BCPA first.
Open Owner Alert Enter your name, Property ID and email.
Submit registration Save any confirmation or follow-up email.
Add text notifications when desired Existing subscribers can opt into BCPA’s SMS Owner Alert service.
Review every unexpected alert The alert links to the recorded document that caused the ownership change.
Owner Alert does not determine whether a deed is fraudulent. If you receive an unauthorized ownership-change alert, review the recorded document and contact the appropriate law-enforcement agency and legal counsel.
Register for free Owner Alert Owner Alert help: 954-357-5579
Agricultural and business property

Use the correct search and classification process

Agricultural classification

Broward explains that agricultural classification requires land to be used primarily for bona fide commercial agricultural purposes. Simply having acreage, a garden, pet livestock or undeveloped land is not enough.

Agricultural use must be the primary land activity
Use must be genuine and bona fide
Commercial or profit motive is important
Residential homesite can be excluded from agricultural classification
Nursery, livestock, forestry, aquaculture and other qualifying uses may apply
Property-specific facts determine eligibility
Agricultural Section

954-357-6822

Tangible personal property

Use the Tangible Search for business furniture, fixtures, equipment and other tangible-personal-property accounts. Do not use an ordinary real-property parcel result as a substitute for the business TPP account.

Open BCPA search and classification tools
Phones, address and office routing

Broward County property contacts

Who to call for each property issue
Office
Best for
Contact
Location / hours
Broward County Property Appraiser
Property search, values, exemptions, ownership display, maps and assessment questions.
954-357-6830
martykiar@bcpa.net
115 S. Andrews Ave., Room 111
Fort Lauderdale, FL 33301
Weekdays, 8 a.m.–5 p.m.
Broward County Tax Collector
Tax bills, payments, delinquency, installment and partial-payment questions.
954-357-4829
revenue@browardtax.org
115 S. Andrews Ave., A100
Fort Lauderdale, FL 33301
Mon–Fri, 8:30 a.m.–5 p.m.
Official Records / Recording
Deeds, mortgages, liens, recorded documents and recording questions.
954-831-4000
115 S. Andrews Ave., Room 114
Fort Lauderdale, FL 33301
Value Adjustment Board
Assessment, exemption and classification petitions.
954-357-7205
954-357-5367
VAB@broward.org
115 S. Andrews Ave., Room 120
Fort Lauderdale, FL 33301
Owner Alert
Free ownership-change monitoring.
954-357-5579
owneralert@bcpa.net
Online registration available through BCPA.
Universal property call script “I am contacting you about Property ID [number] at [address]. I need help with [property data, value, exemption, tax payment, deed, map or appeal]. The public record currently shows [brief fact]. Which form, department or next action should I use?”
Accuracy and legal limits

What the online property record cannot establish

BCPA is useful for
  • Finding the parcel and ownership display
  • Reviewing market and assessed values
  • Checking exemptions
  • Reviewing sales history
  • Opening maps and aerials
  • Finding recorded-deed references
  • Estimating a buyer’s future property tax
Get independent verification for
  • Legal title
  • Exact boundary lines
  • Easements and restrictions
  • Insurance/building-condition questions
  • Unreleased lien analysis
  • Development or permitting rights
  • Purchase and lending decisions
Ten practical answers

Broward County property search FAQs

How do I search Broward County property records?

Use the official Broward County Property Appraiser property search. Search by owner name, address, subdivision or Property ID, open the matching parcel and verify the property address and Property ID before relying on the record.

Does Broward County Florida have a county auditor for property records?

No. Broward County uses a Property Appraiser for real-property assessment and exemptions. The Broward County Tax Collector handles property-tax billing and payments, while Broward County Records, Taxes and Treasury maintains deeds and Official Records.

What information appears in a Broward County property record?

A Broward County property record can show the Property ID, owner, mailing and property addresses, property use, millage code, building information, market value, assessed or Save Our Homes value, exemptions, taxable values, sales history and zoning information.

Why can my Broward property taxes increase after buying a home?

A change in ownership generally resets the assessed value to full market value for the following assessment cycle. The seller may have benefited from Homestead and Save Our Homes limitations that do not automatically transfer to the buyer.

What is the 2026 Broward County Homestead late-filing deadline?

The timely 2026 deadline was March 2, 2026. Eligible owners who owned and made the property their permanent residence on or before January 1, 2026 may late-file through September 18, 2026. Owners qualifying after January 1 may pre-file for 2027.

When are Broward County property taxes due?

Annual property taxes become due November 1 and must be paid by March 31. Full payments receive a 4% discount in November, 3% in December, 2% in January and 1% in February. Unpaid taxes become delinquent April 1.

How do I find a Broward County deed, mortgage or lien?

Use Broward County Official Records. Search by party name, book and page, document type, instrument number, case number, recording date, consideration or parcel ID. The modern online database is strongest for records from 1978 forward.

How do I appeal a Broward County property assessment?

Review the property record and discuss the issue with the Property Appraiser first. If unresolved, file the appropriate DR-486 petition with the Broward County Value Adjustment Board within 25 days after the TRIM notice is mailed. Use the exact deadline printed on the notice.

Are Broward County online parcel lines legal boundaries?

No. Maps and aerials are useful for research but should not replace a recorded deed, recorded plat or professional boundary survey when exact property lines matter.

What is Broward County Owner Alert?

Owner Alert is a free Broward County Property Appraiser service that notifies registered owners when the Property Appraiser receives a document that changes ownership of the registered property.

Information checked August 7, 2026: property-search options, office contacts, daily website updating, buyer-tax warnings, 2026 Homestead deadlines, tax-payment schedules, delinquency rules, installment payments, Official Records coverage, Owner Alert and 2026 Value Adjustment Board filing rules were checked against Broward County official sources.
Independent guide: CountyAuditors.org is not affiliated with the Broward County Property Appraiser, Broward County Tax Collector, Broward County Records, Taxes and Treasury Division or Broward County Value Adjustment Board. Confirm live balances, deadlines, assessment notices, exemption eligibility and recorded documents with the responsible public office.
Ohio Auditor Tools · Tax Year 2026

10 Ohio Property Tax Calculators & Auditor Tools

Built specifically for Ohio's 35% assessment ratio, current DTE forms, and 2026 Homestead, Owner-Occupancy, CAUV, Conveyance Fee, and Board of Revision rules. Every number reflects verified Ohio Department of Taxation amounts.

Homestead: $29,000 Enhanced Vet: $58,000 OAGI limit: $41,000 Assessment: 35% of market BOR filing: Free · DTE 1

Annual Tax Bill Estimator

OHIO

Applies Ohio's 35% assessment ratio plus your county's effective millage tier — the actual math your auditor uses.

Pick a county tier and enter your market value.

Homestead Reduction Calculator

DTE 105A

2026 Ohio Homestead: $29,000 general or $58,000 enhanced (100% disabled vet, KIA spouse). OAGI under $41,000 required for non-veteran applicants.

Pick your situation and enter your home value.

Owner-Occupancy & Non-Business Credits

DTE 105C

Every Ohio owner-occupied home qualifies for the 2.5% Owner-Occupancy Credit plus the automatic 10% Non-Business Credit. Most owners don't realize these stack.

Enter your annual tax to see both credit amounts.

Conveyance Fee Calculator

ORC 322

When you sell or transfer Ohio property, the auditor collects $1 state + up to $3 county per $1,000, plus $0.50 per parcel. Counties choose their rate.

Enter sale price and pick your county rate.

CAUV Agricultural Savings

DTE 109

Ohio's Current Agricultural Use Value cuts taxable value dramatically for farmland (10+ acres, or smaller with $2,500+ annual gross income).

Enter both market and CAUV values to see savings.

Mill Rate Converter

Ohio tax rates appear three ways on auditor sites: mills, percent, or dollars per $1,000. Convert between them instantly.

Enter a rate to see all three forms.

Parcel Number Cleaner

Ohio's 88 counties each format parcels differently — Franklin uses 010-123456-00, Cuyahoga uses 001-23-456, Hamilton uses 100-0001-0001-00. Auto-detects.

Paste any Ohio county parcel to format it.

35% Ratio Sanity Check

Ohio law sets taxable value at 35% of market value. If yours is significantly higher, you're a strong BOR appeal candidate.

Enter both values to compare against Ohio's 35% target.

BOR Appeal Savings

DTE 1

A successful Board of Revision complaint typically cuts your value 10–20%. Filing is free and stays in effect until the next reappraisal.

Enter your tax bill and reduction estimate.

BOR Deadline Countdown

MAR 31

Ohio's statutory Board of Revision filing deadline is March 31 for the prior tax year. Miss it and you wait until next year — no extensions.

Set your deadline to start the countdown.

Verify with the official Ohio source

These calculators use the verified 2026 Ohio Department of Taxation amounts and statutory rules. For your exact bill, exemption status, and county-specific deadlines, always confirm with your county auditor and the Ohio Revised Code:

Ohio Dept. of Taxation — Real Property DTE Forms (105A, 105C, 1, 109) ORC 5715 — Board of Revision ORC 5713 — Taxable Real Property ORC 322.02 — Conveyance Fee ORC 319.54(F)(3) — State Fee ORC 5713.30 — CAUV tax.ohio.gov — Main Portal

Estimates use Ohio's 35% statutory assessment ratio and effective tax rate tiers averaged across major Ohio counties. Your actual bill depends on local school levies, voted millage, inside vs. outside millage splits, House Bill 920 reduction factors (HB 920), and special assessments. The 2026 Homestead general amount ($29,000) and enhanced amount ($58,000) reflect HB 187 inflation indexing — your county auditor's office may show slightly different transitional figures. Nothing here is legal or tax advice. CountyAuditors.org is an independent informational directory, not affiliated with any county government.

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