Broward County Property Appraiser

The Broward County Property Appraiser (BCPA) provides official property values, public records access, property tax exemption filing, and deed fraud protection for Broward County residents. Homeowners, buyers, and real estate professionals use BCPA services to check accurate assessments, apply for exemptions like the Homestead Exemption, and sign up for Owner Alert to prevent property fraud.

Beyond basic record lookups, the BCPA offers online filing tools, a property search database, interactive tax maps, and mobile outreach events for in-person help. This page shows you how to navigate those tools efficiently, understand the Value Adjustment Board (VAB) appeal process, update mailing addresses, and avoid common errors that delay applications. You’ll also learn how to use community workshops, contact the main office directly, and access verified information faster than searching through multiple government pages.

Property Search (Address, Owner, Parcel ID)

You can search Broward property records online by entering an address, owner name, or parcel ID. This tool provides verified data directly from the county’s public records, ensuring you get accurate and up-to-date information.

How the Broward Property Search Works

The official property lookup system allows anyone to find property details within seconds. It connects to the county’s database, meaning the results come straight from government records—not third-party sites.

You can search in three ways:

• By Address – Perfect for checking property values, past sales, and tax details before buying or selling.
• By Owner Name – Useful for real estate professionals or investors researching multiple holdings.
• By Parcel ID – The fastest method for pinpointing exact properties in county records.

For example, a homeowner can search their address to confirm the county’s assessed value matches market expectations. A property investor might use the public records search to review sales trends in a specific neighborhood before making an offer.

Information You’ll Find in Broward Property Records

When you run a search, you can typically see:

• Assessed Value – How much the county says the property is worth for tax purposes.
• Sales History – Previous sale dates and amounts.
• Property Description – Lot size, building details, and zoning information.
• Tax Information – Annual property taxes and any exemptions applied.
• Ownership Details – Current legal owner of the property.

The database updates regularly, which helps ensure the information reflects recent changes such as new sales or updated exemptions.

Tips for Using the Property Lookup Tool

To make the most of the Property Lookup Tool, following a few simple guidelines can help you find accurate and complete property information quickly.

• Use exact spelling for owner names to get accurate results.
• Include unit numbers for condos or apartments.
• If you’re not sure of the spelling, use partial names to broaden your search.
• Save search results as PDFs for your records, especially before a property closing.

For an even more detailed search, you can use the county’s GIS map feature, which shows parcel boundaries and nearby properties visually.

Why This Matters for Buyers, Sellers, and Owners

Having access to Broward property records helps you make informed decisions. Buyers can confirm they’re paying a fair price. Sellers can ensure their property is listed with the correct details. Owners can track assessments to avoid overpaying on property taxes.

If you’re applying for exemptions, such as the Homestead Exemption, verifying your property details first can help avoid delays. Similarly, those concerned about deed fraud can combine the property search with the county’s Owner Alert program for extra protection. Parcel Map / GIS Viewer

You can open the Broward County Parcel Map / GIS Viewer to see parcel lines, owner info, assessed values, and aerial photos. The interactive map shows official county data and lets you search by address, owner name, or parcel ID. 

The parcel map is an online, interactive map hosted by the Broward County Property Appraiser’s office. It pulls data from county records and displays key property facts on a map. Users can zoom, click a parcel, and read details like land value, building value, exemptions, and recent sale dates. The map links to other BCPA tools such as the property search and maps & aerials pages, so you can move from a map view into full record pages easily. 

What the parcel map shows

Start here to know what the map will reveal about a property. The viewer displays a mix of spatial and record info in one place:

• Parcel boundaries and lot lines.
• Owner name and situs (street) address.
• Assessed and taxable values, including exemption amounts.
• Sales history with dates and prices.
• Parcel measurements such as acreage and building square footage.
• Map layers like aerial imagery, zoning, and flood zones.
• Tools for measuring, printing, and collecting parcels for export.

These items appear in the parcel pop-up when you click a lot. That pop-up mirrors the official county record fields, so what you see on the map matches public records. 

How to use the GIS viewer — quick steps

Read this short run-through before you try the map. It cuts search time and gives reliable results.

• Open the parcel map on the BCPA site (look for “Maps & Aerials” or the web map link).
• Search by entering an address, owner name, or parcel ID in the search box.
• Click any parcel on the map to open its info window.
• Use the layer list to turn on aerials, zoning, or other overlays.
• Measure or print using the toolbar if you need dimensions or a hard copy.
• Collect parcels if you want to save multiple parcels for export or later review.

Try exact address spellings and include unit numbers for condos. If a search returns many results, add the city or zip to narrow it. The map gives visual context that a plain record page does not — for example, you can see neighbor lot lines and building placement at a glance. 

Advanced layers and data uses

If you work with planning, development, or research, the map offers layers and exports you will like. The BCPA map links to parcel and tax-roll datasets that feed county GeoHub and ArcGIS services. That makes it possible to combine parcel outlines with other county data sets such as land use, school zones, and environmental overlays.

Useful advanced features:

• Layer control to compare aerials with parcel outlines.
• Thematic maps that show average values or sales by area.
• Export options for collected parcels (useful for reports or presentations).
• Connect tools for GIS users who need data in formats like shapefiles or CSVs.

For professional projects, you can pair the map data with county planning or zoning tools to check code requirements or flood risk.

Practical examples and quick wins

A few real cases show how the viewer helps:

• Buyer: checks lot lines and recent sale prices before making an offer.
• Owner: confirms the county applied a homestead exemption properly.
• Neighbor: measures a property line when a fence dispute arises.
• Agent/Investor: compiles a list of nearby parcels with similar sales for a market brief.

For example, a buyer found a detached garage on aerial imagery that did not appear in the tax record. That flag led to a quick call to the property appraiser’s office to correct the record.

Troubleshooting and help

If the map acts oddly or you need help, try these steps:

• Clear your browser cache and reload the map.
• Use a modern browser (Chrome, Edge, Safari) for best performance.
• If you need accessibility help, contact the BCPA accessibility hotline. bcpa.net

If the map still won’t return the parcel you expect, switch to the Property Search Tool and try a name or parcel ID search. For exemption or filing questions, check the Homestead Exemption page.

Parcel maps make property data visual and fast to use. The BCPA viewer merges official county records with mapping tools so both casual users and professionals can get clear, verified property facts.

Homestead & Exemptions Filing

You can apply for homestead exemptions to lower your property tax bill if you own and live in your home as your primary residence. Filing can be done online through the official property appraiser office website, saving you time and ensuring your information is accurate.

The homestead exemption is one of the most valuable benefits for Florida homeowners. It reduces the taxable value of your property, lowering the taxes you owe each year. The process is straightforward, but you must meet certain residency and ownership requirements.

Who Qualifies for a Homestead Exemption

Florida law allows a homestead exemption for property owners who:

• Own the property and occupy it as their permanent residence as of January 1 of the tax year.
• Are U.S. citizens or legal residents of the U.S. and Florida.
• Have no other primary residence exemption in another state.

In addition to the standard $50,000 homestead exemption, the property appraiser office offers additional exemptions for eligible groups such as:

• Seniors aged 65 or older (with income limits).
• Disabled persons or those with permanent disabilities.
• Veterans with service-connected disabilities.
• Widows and widowers.

How to File for Homestead Exemptions Online

Filing online through the official site is the fastest option. You will need:

• Proof of ownership (recorded deed or tax bill).
• Proof of residency (Florida driver’s license or ID card, voter registration, and vehicle registration).
• Social Security numbers for all owners.
• Any supporting documents for additional exemptions.

Steps to file online:

• Visit the official Property Appraiser’s Office website.
• Select “Homestead & Other Exemptions” from the main menu.
• Complete the application form and upload required documents.
• Submit before March 1 to qualify for the current tax year.

Filing Deadlines and Renewal Process

The March 1 deadline is firm under Florida law. If you miss it, you’ll have to wait until the next year to apply. Once approved, your homestead exemption will auto-renew each year, but you must inform the property appraiser office if your residency status changes.

Common examples of when to update your status include:

• Selling or renting your home.
• Moving your primary residence.
• Changing ownership due to marriage, divorce, or inheritance.

Benefits Beyond Tax Savings

A homestead exemption doesn’t just reduce taxes — it also provides Save Our Homes protection, which caps annual increases in assessed value at 3%. Over time, this can save homeowners thousands of dollars, especially in areas with rising property values.

For example, a Broward homeowner who filed in 2013 may now be paying taxes on an assessed value far below the home’s market value, thanks to this cap.

Get Help with Your Application

If you have questions or run into issues, you can contact the Property Appraiser’s Office directly or visit in person. Many offices also hold outreach events at community centers to help residents file before the deadline.

Owner Alert — quick answer

Owner Alert is a free Broward County service that notifies property owners when a document that could change ownership is received by the Property Appraiser’s office. Sign up with your name, Property ID, and email so you get fast notice and can act if you did not authorize the change. 

What Owner Alert does and why it matters

Owner Alert watches official county records and sends a notice if a recorded document appears to change ownership. The notice contains a link to the recorded document so you can review it right away. The service aims to reduce deed fraud and support property fraud prevention by giving owners an early warning.

Key features:

• Free registration for Broward County property owners.
• Email or text notifications that include a link to the recorded document.
• Alerts cover changes the county transmits to the Property Appraiser, such as deeds.
• The service does not replace a title search and does not determine legal fraud.

How to sign up for Owner Alert (step-by-step)

To register, you will need basic details and the property’s ID number. Then follow these steps:

• Visit the Owner Alert page on the BCPA site.
• Enter your first and last name, Property ID, and email address.
• Submit the form and confirm any message you receive.
• For text alerts, note that by signing up you consent to receive SMS messages per the program terms.

Helpful tips:

• If you don’t know the Property ID, use the Property Search Tool to find it.
• Use the same email you check often so alerts do not get missed.
• If you need help, email owneralert@bcpa.net or call 954-357-5579 for assistance.

If you receive an Owner Alert — practical next steps

When you get a notice, first open the linked recorded document and read it. If you authorized the recording, you usually take no further action. If you did not, act quickly:

• Save the alert email and the recorded document link.
• Contact local law enforcement in the city where the property sits.
• Email deedfraud@bcpa.net to tell the Property Appraiser’s office you suspect fraud.
• Finally, consult a real estate attorney about a quiet title action or other remedies. web.bcpa.netbcpa.net

Why these steps matter: early notification helps stop scams before a fraudulent lender or buyer uses the recorded deed. So, quick action can reduce financial and legal harm.

Owner Alert is a simple, proactive tool from the property appraiser office that helps keep ownership records in check. Next, check your property details with the Property Search Tool and keep your contact info current at the Contact & Office Information page so alerts reach you.

Appeal & Assessment Review Process — quick answer

If you believe your property’s assessed value from the Broward County Property Appraiser is too high, you can challenge it through an official appeal. The process involves reviewing your assessment, filing a petition with the Value Adjustment Board (VAB), and presenting evidence to support your claim.

Understanding Your Property Assessment

Each year, the Broward County Property Appraiser’s office determines the assessed value of your property based on market data, property characteristics, and legal exemptions. This value is then used to calculate property taxes.

Sometimes, property owners disagree with this assessment — maybe the value doesn’t reflect recent sales in the area, or perhaps there’s an error in square footage or property details. In those cases, Florida law gives you the right to request a review and, if needed, file an appeal.

Common reasons to appeal include:

• Significant drop in neighborhood property values
• Incorrect property information (square footage, condition, improvements)
• Failure to apply an eligible exemption
• Damage or other loss in property value during the year

Check your property details here to spot possible discrepancies before moving forward.

Step 1: Informal Review with the Property Appraiser’s Office

Before filing a formal petition, it’s wise to request an informal review. You can contact the Broward County Property Appraiser’s office directly and discuss your concerns with an appraiser.

During this step:

• Bring comparable sales data from similar properties
• Show photos or documents proving condition or errors
• Ask for clarification on how your value was determined

In some cases, the office may adjust the assessment without requiring a formal appeal. This can save time, paperwork, and the $15 VAB filing fee.

Step 2: Filing a Petition with the Value Adjustment Board (VAB)

If the informal review doesn’t resolve the issue, the next step is to file a VAB petition. The Broward County VAB is an independent body that reviews property value disputes.

Key points for filing:

• Deadline: Petitions must be filed within 25 days of the TRIM notice mailing date.
• Fee: $15 per petition (subject to change).
• How to file: Online through the VAB portal or in person at the Clerk of Courts office.

You’ll receive a hearing date and time after your petition is processed.

Step 3: Preparing for the VAB Hearing

Your best chance of success comes from solid preparation. Gather all documents that support your claim:

• Comparable sales from the same year and similar location
• Independent appraisals or broker price opinions
• Repair estimates or insurance claims for property damage
• Photos showing property condition

Pro tip: The Property Appraiser’s office must provide its evidence at least 7 days before the hearing. Review it closely and be ready to explain differences in your data.

Step 4: Attending the Hearing

The hearing is typically conducted before a special magistrate — either a real estate appraiser or attorney with relevant experience.

What to expect:

• The Property Appraiser’s representative presents their case.
• You present your evidence and explain why the assessment is too high.
• The magistrate may ask clarifying questions.

A written recommendation is then sent to the VAB, which makes the final decision.

After the Decision

If the VAB lowers your assessment, your property taxes will be adjusted, and you’ll receive a refund if you’ve overpaid. If your appeal is denied, you may still have the option to file a lawsuit in circuit court — though that involves more cost and complexity.

Tips for a Strong Appeal

• Act quickly — missing deadlines means you must wait until the next year.
• Stay organized — keep all communications and documents in one folder.
• Be specific — vague complaints rarely succeed; clear evidence wins cases.
• Consider professional help — some property owners hire appraisers or attorneys for complex cases.

Outreach & Community Engagement

The Official Broward County Property Appraiser takes services beyond the office, connecting directly with residents through community programs. From outreach events to mobile filing units, these initiatives make property services easier and more accessible.

Bringing Services Directly to Residents

The property appraiser’s team regularly attends neighborhood gatherings, local fairs, and municipal meetings. At these outreach events, residents can ask questions, file applications, or get help understanding their property assessments.

One standout service is the mobile filing program, which brings on-the-spot assistance for:

• Homestead exemption filing
• Senior and disability exemption applications
• Owner Alert enrollment for deed fraud prevention

By setting up at libraries, city halls, and community centers, the office removes transportation and scheduling barriers for residents who may not be able to visit the main office.

Community Workshops for Better Understanding

Educational community workshops help property owners understand the appraisal process, available exemptions, and how to prepare for an appeal. Sessions often cover:

• How property values are determined
• Filing deadlines and requirements
• Using the official site for records and parcel maps

These workshops are free and open to all, often in partnership with homeowner associations and civic groups. Attendees get printed guides, digital resources, and one-on-one help from trained staff.

Why Local Engagement Matters

According to the Official Broward County Property Appraiser, community outreach builds trust and ensures everyone has equal access to property-related services. In 2024 alone, the office hosted over 100 events, reaching thousands of residents.

Programs like mobile filing units and neighborhood workshops not only save time for property owners but also increase exemption filings—helping more residents benefit from available tax savings.

Contact & Office Information

The BCPA Broward County Property Appraiser main office is easy to reach by phone, email, or in person during regular business hours. Here’s everything you need to know to connect with the right department quickly.

Main Office Address & Location

BCPA Broward County Property Appraiser – Main Office

115 S. Andrews Ave., Room 111
Fort Lauderdale, FL 33301

Located in the Governmental Center in downtown Fort Lauderdale, the office is accessible by car, public transit, or bike. On-site parking is available in the attached garage. You can view the exact location on the official Google Maps link from the office’s site.

Office Hours & Best Times to Visit

Regular Business Hours:

• Monday – Friday: 8:00 a.m. – 5:00 p.m.
• Closed on weekends and county holidays

Tip: Mornings between 8:00 a.m. and 10:00 a.m. often have shorter wait times. Avoid lunch hours for faster service.

Phone Numbers & Email Contacts

Here are the most used contact numbers for direct assistance:

• Main Line: (954) 357-6830
• Exemptions Department: (954) 357-7050
• Owner Alert & Fraud Prevention: (954) 357-6900
• TDD for Hearing Impaired: (954) 357-6830

General Email: bcpamail@bcpa.net
Exemptions Email: exemptions@bcpa.net

Staff typically respond to emails within two business days. For urgent matters, phone calls are recommended.

Online Contact & Self-Service Options

The official BCPA website offers an online contact form, digital filing for homestead exemptions, and access to the parcel map / GIS viewer. Many requests—like mailing address changes—can be completed without visiting in person.

You can also:

• Download exemption applications
• Check property tax records
• Sign up for Owner Alert fraud notifications

Satellite Offices & Outreach Locations

While the main office is in Fort Lauderdale, the BCPA Broward County Property Appraiser hosts mobile filing events at libraries, city halls, and community centers throughout the year. These satellite locations provide the same services, such as exemption filing and property record updates.

To find the nearest outreach event, check the Events Calendar or call the outreach department directly.

Frequently Asked Questions (FAQ’s)

The Broward County Property Appraiser answers many of the most common questions about property records, exemptions, deadlines, and address changes. Below, you’ll find clear, quick answers so you can get the information you need without searching multiple pages.

How do I contact the Broward County Property Appraiser?

You can reach the main office by phone at (954) 357-6830 or email at bcpamail@bcpa.net. The main office is located at 115 S. Andrews Ave., Room 111, Fort Lauderdale, FL 33301, and operates Monday–Friday from 8:00 a.m. to 5:00 p.m.

For mailing address changes, exemption questions, or property record corrections, you can use the official contact form on the BCPA website. You may also visit outreach events at libraries and city halls throughout the county.

When is the deadline to apply for a homestead exemption?

The filing deadline for the current tax year is March 1. Applications submitted after that date apply to the following year unless you qualify for an exemption extension under specific circumstances.

Filing can be completed online at the official BCPA site or in person at the main office and satellite outreach locations. The earlier you file, the sooner you can confirm your eligibility and avoid missing benefits.

How do I change my mailing address on property records?

You can submit an address change request online through the BCPA mailing address change form or by mailing in a signed statement. For security reasons, changes must be submitted in writing and include property details such as the folio number.

In-person updates can be made at the Governmental Center or any mobile outreach site. Updating your address ensures you receive tax notices and exemption renewal cards without delay.

What is the Value Adjustment Board (VAB) and when should I file?

The Value Adjustment Board allows property owners to appeal their assessed property value or exemption decisions. You must file a petition—usually by mid-September—after receiving your Notice of Proposed Property Taxes (TRIM Notice).

Petitions can be filed online through the VAB portal or in person. If you believe your assessment is too high, filing a timely appeal could reduce your tax burden.

Where can I find official property records?

Official property records are available for free on the BCPA property search tool. You can search by owner name, property address, or folio number.

The records include ownership history, legal description, exemptions applied, and recent property value assessments. For certified copies, you may need to contact the Broward County Records Division.

This info is written by marty kiar which is legal certified related to property