Whether you’re a first-time homebuyer in Fort Lauderdale or a long-time resident of Pembroke Pines, understanding property taxes in Broward County is essential. These taxes play a major role in funding schools, public safety, and infrastructure, while also impacting your overall housing costs.
This guide breaks down everything you need to know about Broward County property taxes so you can stay on top of your responsibilities as a homeowner.
What Exactly Are Property Taxes?
Property taxes are charges levied on real estate owners by local government authorities, including counties, municipalities, and school districts. The funds collected are used to support key community services such as law enforcement, fire protection, public education, and road maintenance.
In Broward County, your property tax bill is made up of contributions to several taxing entities, including the County Commission, your municipality, the local school district, and other special districts that provide local services.
How Much Is Property Tax in Broward County?
In Florida, property is assessed each year by the County Property Appraiser based on its just (market) value as of January 1. The Broward County Property Appraiser’s Office determines the assessed value of your property, which is then multiplied by the millage rate to calculate your total tax amount.
The average effective property tax rate in Broward County is approximately 1.1% of a home’s assessed value, which is near the state average. However, your exact tax rate depends on your city, school district, and other local taxing authorities.
When Are Property Taxes Due in Broward County?
| Pay In Full By | Discount |
|---|---|
| November 30 | 4% |
| December 31 | 3% |
| January 31 | 2% |
| February 28/29 | 1% |
| March 31 | 0% (full amount due) |
| April 1 | Delinquent — interest and penalties accrue |
Property taxes in Broward County are billed annually and become payable on November 1 of each year. Homeowners who pay early can take advantage of discounts: 4% in November, 3% in December, 2% in January, and 1% in February.
The full payment is due by March 31 of the following year. Taxes become delinquent on April 1, at which point penalties and interest begin to accrue on the unpaid balance.
When Will You Receive Your Property Tax Bill?
Broward County typically mails property tax bills in early November. If your bill doesn’t arrive, you are still responsible for ensuring timely payment.
You can view your property tax information, confirm your balance, or make a payment online through the Broward County Records, Taxes, and Treasury Division website.
What Happens If You Miss the Broward County Property Tax Due Date?
If your taxes remain unpaid after March 31, they become delinquent on April 1. From that date forward, interest and penalties are added to your balance.
Unpaid taxes may result in a tax certificate sale, where investors can purchase the right to collect your overdue taxes. Continued nonpayment can eventually lead to a tax deed sale, which could put your property ownership at risk. Staying ahead of payment deadlines helps you avoid these costly consequences.
Can I Pay My Broward County Property Tax Online?
Yes. The Broward County Records, Taxes, and Treasury Division provides several payment options for homeowners. You can pay online using a credit card, debit card, or eCheck. Payments can also be made by mail, in person at county tax offices, or through your mortgage escrow account, if applicable.
For more details, visit the Broward County Property Tax Payment Portal.
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How to Pay Broward County Property Taxes Online
The Broward County Tax Collector handles property tax payments. Bills are mailed in late October and become payable November 1. You can pay online, by mail, or in person.
Online Payment Walkthrough
- Step 1: Go to this website and select “Property Tax.”
- Step 2: Search by property address, owner name, or folio (parcel) number.
- Step 3: Confirm the parcel and bill year, then choose your payment method.
- Step 4: Pay by e-check (no fee) or by debit/credit card (a third-party convenience fee applies).
- Step 5: Save the confirmation number and receipt for your records.
If your mortgage includes an escrow account, your lender pays the bill on your behalf out of the escrowed funds. You should still verify the payment posted by checking the parcel record after November 30. Mistakes happen, and a missed escrow payment is your responsibility to catch before delinquency.
Payment Methods Compared
| Method | Where | Fee | Best For |
|---|---|---|---|
| E-check (online) | browardtax.org | None | Most homeowners |
| Credit/debit card (online) | browardtax.org | Convenience fee applies | Earning card rewards |
| Check to Tax Collector | None | Paper-trail preference | |
| In person | Tax Collector office | None | Last-minute payments |
| Lender escrow | Automatic | None | Most mortgage holders |
A higher rate isn’t automatically a worse mortgage if it lets you skip escrow or improves another piece of your monthly cash flow. Run the math on the full payment, not just the rate.
What Should I Know About My Broward County Property Tax Bill?
Your Broward County property tax bill includes a full breakdown of your home’s assessed and taxable values, the millage rates applied by each taxing body, and the total amount due.
If you do not receive your bill, you can access it online or contact the Broward County Tax Collector’s Office directly at (954) 831-4000 for assistance.
Property Tax Reassessments in Broward County
Florida law requires the County Property Appraiser to reassess all properties each year to ensure that taxable values reflect current market conditions.
However, under the Save Our Homes (SOH) Amendment, annual increases in the assessed value of homesteaded properties are capped at 3% or the rate of inflation (CPI), whichever is lower. This cap helps limit sharp increases in property taxes for primary residences.
If you make significant improvements to your home, such as adding a room or building a pool, or if your property changes ownership, the taxable value may be reassessed outside of the standard cycle to reflect these updates or the new market value.
The Save Our Homes and homestead language is fine but undersells the dollar impact. Add the following sub-bullets under the existing exemption section:
- Homestead Exemption: Reduces taxable value by up to $50,000 on a primary residence. The first $25,000 applies to all property taxes; the second $25,000 applies to non-school taxes only.
- Save Our Homes Cap: Caps annual increases in assessed value at 3% or CPI (whichever is lower) for homesteaded properties. Over 10+ years this can produce meaningful savings as market value runs ahead of assessed value.
- Portability: If you sell a homesteaded home and buy another in Florida within three years, you can transfer up to $500,000 of your Save Our Homes benefit to the new property. File for portability with your homestead application at bcpa.net/onlinehomestead.asp.
- Senior, Veteran and Disability Exemptions: Additional exemptions are available for seniors with limited income, veterans with service-connected disabilities, and disabled persons. Apply through the Broward County Property Appraiser.
- Application Deadline: March 1 of the tax year you’re applying for. Properties owned and made permanent residence after January 1, 2025 may file for 2026 Homestead Exemption now.
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Frequently Asked Questions
How are Broward County property taxes calculated?
Property tax in Broward County is calculated by multiplying your property’s taxable value (assessed value minus exemptions) by the combined millage rate for your specific location. The combined rate stacks contributions from the County Commission, your city, the Broward County school district, and any special districts that serve your parcel.
For Fiscal Year 2026, the Broward County Commission lowered the countywide millage rate to 5.6658 mills, the first reduction since 2018. That is the county’s portion only. Once school district, city, and special district millage are added, most Broward homeowners see a combined effective rate between roughly 1.0% and 1.4% of market value, depending on city and parcel-specific districts.
To pull the exact rate for your address, use the millage lookup at bcpa.net or check your most recent TRIM (Truth in Millage) notice, which the Property Appraiser mails each August before tax bills are issued.
What is the property tax rate in Broward County?
For the 2025–2026 assessment year, the effective property tax rate in Broward County is approximately 1.1% of assessed value. Your specific rate depends on your property’s location and the taxing districts that apply to your parcel. Contact the Broward County Assessor’s Office or use the county’s online property lookup tool to find the exact rate for your address.
When are Broward County property taxes due?
Broward County property taxes are billed annually and become payable on November 1 (payable through March 31). Taxes become delinquent on April 1.
What happens if I miss a Broward County property tax payment?
Late payments in Broward County are subject to a penalty of Interest and penalties begin accruing on April 1. Continued nonpayment can result in a tax lien on your property. In serious cases of prolonged delinquency, the county may initiate a tax sale or other collection proceedings. Paying on time, or confirming that your lender is paying through your escrow account, is the best way to avoid these consequences.
Can I pay Broward County property taxes online?
Yes. Broward County accepts online property tax payments. Payment options typically include e-check, credit card, and debit card. A convenience fee may apply to card payments. Keep your confirmation number after completing any online payment.
Will my mortgage lender pay my Broward County property taxes?
If your mortgage includes an escrow account, your lender pays your property tax bill on your behalf. Check your annual escrow analysis to confirm the correct amount is being collected each month.
What property tax exemptions are available in Broward County?
Florida’s homestead exemption reduces taxable value by up to $50,000 for primary residences. The Save Our Homes Amendment caps annual assessed value increases at 3% or the CPI rate for homesteaded properties. Additional exemptions apply for seniors, veterans, and disabled persons. Contact the Broward County Property Appraiser to apply.
Can I appeal my Broward County property tax assessment?
To contest your assessed value, file a petition with the Broward County Value Adjustment Board. The deadline is typically 25 days after the mailing of the TRIM (Truth in Millage) notice in August.
When are Broward County property taxes due?
Broward County property tax bills are mailed in late October and become payable November 1. The full amount is due by March 31 of the following year. Taxes are delinquent on April 1, when interest and penalties begin to accrue.
What is the property tax rate in Broward County for 2026?
For Fiscal Year 2026, the Broward County countywide millage is 5.6658 mills. Once school district, city, and special district millage are layered on, most homeowners see a combined effective rate between approximately 1.0% and 1.4% of market value, depending on the parcel.
How do I pay Broward County property taxes online?
Visit this page, search for your parcel by address or folio number, and pay by e-check (no fee) or by credit/debit card (a convenience fee applies). Save the confirmation number after submitting.
Can I get a discount for paying my Broward property tax early?
Yes. The Tax Collector offers 4% off in November, 3% in December, 2% in January, and 1% in February. Pay in full by March 31 to avoid delinquency.
What is the Save Our Homes cap?
Save Our Homes caps annual increases in the assessed value of homesteaded properties at 3% or the rate of inflation, whichever is lower. The cap protects long-term homeowners from sharp tax increases when market values rise quickly.
How do I appeal my Broward County property tax assessment?
File a petition with the Broward County Value Adjustment Board. The deadline is typically 25 days after the TRIM notice is mailed in August. The exact deadline is printed on your TRIM notice.
Want to Learn More?
Property taxes represent one of the most significant ongoing costs of homeownership in Broward County. Understanding your tax rates, deadlines, and available exemptions can help you manage these expenses effectively and avoid unexpected surprises.
Property tax is one of the largest ongoing line items in any Broward County mortgage payment. Understanding rates, exemptions and deadlines lets you budget accurately and avoid surprises at closing or escrow renewal.
If a debt consolidation refinance or a cash-out refinance is on the table, factor the new escrow into your monthly payment math. A higher rate isn’t automatically a worse outcome if it lowers what you pay each month.
Ready to talk through your Florida home purchase or refinance? Contact JVM Lending today for a free rate quote.
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Please Note: The information provided in this blog post is intended for informational and educational purposes only. JVM Lending is not a tax professional or financial advisor. Property tax laws and regulations can be complex and may vary by location and individual circumstances. We strongly recommend consulting with certified tax professionals for personalized advice and guidance on property tax matters. If you’d like a referral to a tax professional or financial advisor, contact us and we’ll happily refer you to one of the trusted professionals in our network.
