AppealDesk

Broward County Property Tax Appeal, Florida

Travis BunnTravis Bunn·Updated July 24, 2026

Broward County is the second-largest county in Florida with a 2026 population of approximately 2.0 million residents. Fort Lauderdale serves as the county seat, with major population centers including Hollywood, Pembroke Pines, Miramar, and Coral Springs. Property tax appeals are particularly important in Broward County because homeowners face one of the highest tax burdens in Florida, with a median annual property tax bill of $4,423, significantly exceeding both state and national averages. The county's effective property tax rate of 0.94% is above the national median of 0.89%, and the median annual tax bill is $2,121 higher than the national median of $2,400. With a median home value around $471,900 and relatively high millage rates, even small assessment errors can result in hundreds or thousands of dollars in overpayment annually.

Notable cities: Fort Lauderdale, Hollywood, Pembroke Pines, Miramar, Coral Springs

Median Home

$471,900

Tax Rate

0.94%

Annual Tax

$4,423

Population

2,012,945

On the typical Broward County home, valued near $471,900 at the county’s effective tax rate of 0.94%, an over-assessment of even 10% means you are overpaying year after year until you appeal it. Here is how to find out if yours qualifies.

2026 Appeal Deadline: September 18, 2026

TRIM notices mail in mid-to-late August, and you will have 25 days from your notice's mailing date to petition the VAB. Order now and your evidence is ready the day your TRIM notice lands.

Property tax appeals must be filed within 25 days of the TRIM (Truth in Millage) notice mailing date. For 2026, TRIM notices will be mailed on or before August 15, 2026, making the filing deadline September 18, 2026. This is a strict deadline with no extensions, petitions filed even one day late are automatically denied.

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How Broward County Assesses Property

100%of market value

Assessed by: Broward County Property Appraiser

Assessment cycle: annual

Notices typically mailed: August (typically August 15-25)

In Florida, properties are assessed at 100% of their market value as of January 1 each year. This means there is no assessment ratio reduction, the assessed value equals the full market value determined by the Property Appraiser. For example, if your home's market value is $471,900 (Broward County's median), at Florida's 100% assessment ratio your assessed value would be $471,900, resulting in approximately $4,436 in annual taxes at the county's effective rate of 0.94% (before exemptions).

The Appeal Process

Appeals are heard by the Value Adjustment Board (VAB). VAB hearings are conducted by Special Magistrates (typically licensed appraisers or attorneys) and last 15-30 minutes. You'll present your case first, the Property Appraiser's representative responds, and the magistrate may ask questions about your property and evidence.

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Step 1: Review your TRIM notice received in mid-August to verify your property's assessed value and compare it to recent comparable sales in your neighborhood.

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Step 2: Request an informal review with the Broward County Property Appraiser's office by calling (954) 357-6830 to discuss your assessment before filing a formal petition. Many disputes are resolved at this stage.

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Step 3: If the informal review doesn't resolve the issue, file a formal petition with the Value Adjustment Board (VAB) by September 18, 2026, using form DR-486 or filing online at www.broward.org/VAB. The filing fee is $25 per petition.

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Step 4: Gather evidence to support your appeal, including recent comparable sales (properties sold within the past year within 1/2 mile with similar size and features), photographs of property defects, repair estimates, and an independent appraisal if available. Submit your evidence package to the county at least 2 weeks before your hearing.

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Step 5: Attend your hearing before a Special Magistrate, scheduled between late September 2026 and May 2027. Present your evidence clearly and professionally. The magistrate will issue a recommendation to the VAB, typically within 2-4 weeks.

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Step 6: The Value Adjustment Board reviews the magistrate's recommendation and issues a final decision. If you disagree with the VAB's decision, you can appeal to the Circuit Court within 60 days or file a lawsuit within 60 days of tax roll certification.

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Step 7: If your appeal is successful and you've already paid your taxes, expect a refund check from the Tax Collector's office in approximately 6-8 weeks after the decision.

Required form: Petition to the Value Adjustment Board (DR-486) or online petition form

Filing Methods

online:File online through the Broward County Value Adjustment Board portal at www.broward.org/VAB
mail:Mail petition to Broward County Value Adjustment Board, 115 S. Andrews Avenue, Room 111, Fort Lauderdale, FL 33301
in-person:Deliver petition in person to Broward County Governmental Center, 115 S. Andrews Avenue, Room 111, Fort Lauderdale, FL 33301

Evidence to Bring

Recent comparable sales (within past year, similar properties within 1/2 mile)Photographs documenting property condition or defectsRepair estimates for any damage or needed improvementsIndependent appraisal (optional but helpful)Property listing history showing market conditionsDocumentation of assessment errors (incorrect square footage, lot size, etc.)

Broward County Assessor Contact

Broward County Property Appraiser

Phone: (954) 357-6830

Address: 115 South Andrews Avenue, Room 111, Fort Lauderdale, FL 33301

Website: https://bcpa.net

Online Portal: https://www.broward.org/VAB/Pages/Welcome.aspx

Hours: Monday-Friday, 8:00 AM to 5:00 PM

Tax Exemptions in Broward County

Homestead Exemption

Up to $50,000 ($25,000 applies to all taxes including school taxes; additional $25,000 applies to non-school taxes only)

Reduces the taxable value of your primary residence and includes the Save Our Homes (SOH) cap limiting annual assessed value increases to 3% or CPI, whichever is lower.

Eligibility: Florida residents who own and occupy the property as their permanent primary residence as of January 1Deadline: March 1

Senior Exemption (Additional Homestead)

Up to $50,000 additional exemption (eligibility and amount vary by income)

Additional homestead exemption for low-income seniors when combined with homestead exemption.

Eligibility: Homeowners age 65 or older with household income below threshold and who hold homestead exemptionDeadline: March 1

Disabled Veteran Exemption (10% or Greater Service-Connected Disability)

$5,000 reduction in assessed value

Property tax exemption for veterans with service-connected disabilities.

Eligibility: Florida resident veterans with at least 10% VA-certified service-connected disability, honorably discharged; also available to unremarried surviving spousesDeadline: March 1

Combat-Related Disability Discount (Age 65+)

Discount percentage equal to veteran's service-connected disability percentage (e.g., 50% disability = 50% tax discount)

Property tax discount based on percentage of combat-related disability for senior veterans.

Eligibility: Honorably discharged veterans age 65 or older with permanent service-connected combat-related disability of at least 10%, applied to homestead propertyDeadline: March 1

Total and Permanent Disability Exemption (Veterans)

100% exemption from all property taxes

Complete property tax exemption for totally disabled veterans.

Eligibility: Honorably discharged veterans with VA-certified service-connected total and permanent disability, applied to homestead property onlyDeadline: March 1

Portability

Transfer of accumulated Save Our Homes benefit (capped assessment difference) up to $500,000

Allows homeowners to transfer up to $500,000 of their Save Our Homes benefit when moving to a new Florida homestead within 3 years.

Eligibility: Homeowners who previously held homestead exemption in Florida and are establishing homestead on a new property within 3 years of saleDeadline: March 1 (file with homestead exemption application)

Broward County Appeal Packet · $49

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Broward County for 2026?
The deadline to file a property tax appeal in Broward County for 2026 is September 18, 2026. This is exactly 25 days after the TRIM (Truth in Millage) notice is mailed on or before August 15, 2026. Florida law provides no extensions or exceptions to this deadline, so petitions filed even one day late are automatically rejected. It's critical to act quickly when you receive your TRIM notice in August, as gathering evidence and preparing your petition takes time. Missing this deadline means you must wait until the following year to challenge your assessment.
How do I file a property tax appeal online in Broward County?
You can file your property tax appeal online through the Broward County Value Adjustment Board website at www.broward.org/VAB. The online portal allows you to complete and submit your petition electronically before the September 18, 2026 deadline. You'll need to provide your property's folio number (found on your TRIM notice), contact information, and the reason for your appeal. The filing fee is $25 per petition. After submitting online, you can also upload supporting evidence such as comparable sales data, photographs, and repair estimates through the portal to strengthen your case.
What is the homestead exemption worth in Broward County?
The homestead exemption in Broward County is worth up to $50,000 in reduced assessed value. The first $25,000 applies to all property taxes including school taxes, and the second $25,000 applies only to non-school taxes for property values above $50,000. For a home with Broward County's median value of $471,900, this exemption typically saves homeowners approximately $470 to $940 annually depending on local millage rates. Even more valuable is the Save Our Homes cap included with homestead exemption, which limits annual assessed value increases to just 3% or the CPI rate (whichever is lower), protecting you from steep tax increases as property values rise.
What happens at a Value Adjustment Board hearing in Broward County?
Once your petition is filed, the Broward County Value Adjustment Board will schedule a hearing before a Special Magistrate, typically occurring between late September 2026 and May 2027. Hearings last approximately 15-30 minutes and follow a structured format: you present your evidence first, then the Property Appraiser's representative responds, and the magistrate may ask questions. You must submit your evidence package to the county at least 2 weeks before the hearing date. The magistrate will issue a recommendation to the VAB within 2-4 weeks, and if your appeal is successful, you'll receive a property tax refund in approximately 6-8 weeks if you've already paid your taxes.
How much can I save by appealing my property taxes in Broward County?
The amount you can save by appealing your Broward County property taxes depends on how much your assessed value is reduced. With Broward County's effective tax rate of 0.94%, every $10,000 reduction in assessed value saves you approximately $94 per year in property taxes. For example, if you successfully reduce your assessment from $500,000 to $450,000 (a $50,000 reduction), you would save approximately $470 annually. Over the years you own the property, these savings compound due to the Save Our Homes cap. Many successful appeals result in $1,000 to $3,000 in annual savings, though results vary based on your specific property circumstances and evidence quality.
What evidence do I need for a Broward County property tax appeal?
To win your Broward County property tax appeal, you need strong comparable sales evidence showing that similar properties sold for less than your assessed value. Specifically, gather sales data from the past 12 months for properties within a half-mile radius that are similar in size, age, and condition to your home. Additional helpful evidence includes photographs documenting any property defects or damage, contractor estimates for needed repairs, an independent appraisal (optional but persuasive), and documentation of any errors in the Property Appraiser's records such as incorrect square footage or lot size. You must submit your complete evidence package to the county at least 2 weeks before your scheduled hearing.
Can I appeal my property taxes if I have a homestead exemption in Broward County?
Yes, you can absolutely appeal your property taxes even if you have a homestead exemption in Broward County. The homestead exemption and the Save Our Homes cap are separate from the appeal process. Your appeal challenges the Property Appraiser's determination of your home's market value as of January 1, while the homestead exemption reduces your taxable value after the market value is established. In fact, having homestead is beneficial because any reduction you win through your appeal will have a compounding effect in future years due to the 3% Save Our Homes cap. Many homesteaded property owners successfully appeal when they believe the Property Appraiser's market value assessment is too high based on recent comparable sales.
What is the filing fee for a property tax appeal in Broward County?
The filing fee for a property tax appeal in Broward County is $25 per petition, as approved by the Value Adjustment Board at their February 9, 2026 meeting effective March 1, 2026. This fee must be paid when you submit your petition to the VAB, whether you file online, by mail, or in person. If you own multiple properties and want to appeal each one, you'll pay $25 for each separate petition. This is a relatively small investment considering the potential savings, even a modest reduction in your assessed value can save you hundreds of dollars annually, making the $25 filing fee worthwhile if you have legitimate evidence that your property is overassessed.

Official Resources

Broward County Property Appraiser Official Website →

Search property records, view assessments, apply for exemptions, and access tax estimation tools.

Broward County Value Adjustment Board →

File your property tax appeal petition online and track your hearing status through the official VAB portal.

Florida Department of Revenue - Property Tax Overview →

State-level resources on Florida property tax laws, exemptions, and the VAB appeal process.

Broward County Tax Collector →

Pay property taxes, view tax bills, and access payment plan options and deadlines.

For state-wide appeal information including Florida's assessment ratio and deadlines, see our Florida Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

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← All Florida property tax appeal info

Sources: https://bcpa.net | https://www.broward.org/VAB/Pages/Welcome.aspx | https://www.appealdesk.com/appeals/florida/broward | https://smartasset.com/taxes/florida-property-tax-calculator | https://flpropertycheck.com/florida-property-tax-rates/ | https://worldpopulationreview.com/us-counties/florida/broward-county

Last verified: 2026-07-24