Broward County Property Tax Appeal — Florida

Rob Hartley·Updated February 15, 2026

Broward County sits north of Miami-Dade and contains the cities of Fort Lauderdale and Hollywood, among others. It has one of the highest effective property tax rates of any Florida county at 0.94%. Homeowners in Broward County pay a median property tax bill of $4,423 annually, which is among the highest in the state. Homeowners in Broward County pay a median property tax bill of $4,423 annually, significantly $2,121 higher than the national median property tax bill of $2,400.

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

Median Home

$357,080

Tax Rate

0.94%

Annual Tax

$4,423

Population

1.9 million

2026 Appeal Deadline: September 18, 2026

TRIM NOTICE will be mailed to your mailing address (of record) on August 15, 2026, with a petition filing deadline on September 18, 2026

Property in Broward County, Florida — local tax assessment and appeal guide

How Broward County Assesses Property

100%of market value

Assessed by: Broward County Property Appraiser

Assessment cycle: annual

Notices typically mailed: August 15

In Florida, properties are assessed at 100% of their market value. If your home's market value is $357,080, at Florida's 100% assessment ratio your assessed value would be $357,080, resulting in approximately $3,357 in annual taxes at the county's effective rate of 0.94%.

The Appeal Process

Appeals are heard by the Value Adjustment Board (VAB). Once the petition is filed, the County Value Adjustment Board will schedule a hearing before a Special Magistrate. At the hearing, your representative will argue what the property is worth and attempt to overcome the County's presumption of correctness. You are welcome to attend but it is not necessary.

Request an informal review with the Broward County Property Appraiser's office directly and discuss your concerns with an appraiser

Fill out the petition form online, or print a copy and file with the County Value Adjustment Board before the September 18 deadline

Pay the required $45.00 petition filing fee when submitting your petition

Prepare evidence including Appraisal reports from a licensed professional completed close to the assessment date, comparable sales data, photos of property condition, and repair estimates

Attend your hearing before a Special Magistrate scheduled between late September 2026 and May 2026

If unsuccessful at VAB, you may file a lawsuit in circuit court within 60 days of the date of a VAB decision or the property appraiser's certification of the tax roll, whichever is later

Required form: petition form online, or print a copy

Filing Methods

online:Please fill out the petition form online

mail:mail/deliver to the Broward County Value Adjustment Board

in-person:Deliver to the Broward County Value Adjustment Board at the Governmental Center

Evidence to Bring

Comparable sales dataProfessional appraisalPhotos of property conditionRepair estimatesDocumentation of errors in property records

Broward County Assessor Contact

Broward County Property Appraiser

Phone: (954) 357-6830

Address: 115 South Andrews Avenue, Room 111, Broward County Governmental Center, Fort Lauderdale, FL 33301

Website: https://bcpa.net/

Online Portal: https://bcpa.net/forms-Pd.asp

Hours: Monday – Friday: 8:00 a.m. – 5:00 p.m.

Tax Exemptions in Broward County

Homestead Exemption

up to $50,000, with the first $25,000 applying to all property taxes and the second $25,000 applying to non-school taxes

This tax-saving exemption on the first and third $25,000 of the assessed value of an owner/occupied residence

Eligibility: Florida residents who make their property their permanent home and apply with the Broward County Property Appraiser's office by the March 1st deadlineDeadline: March 1

Senior Exemption

$25,000

up to an additional $25,000 homestead exemption for homeowners sixty-five years of age or older with a household income $28,482 a year or less

Eligibility: Homeowners 65+ with household income under $28,482Deadline: March 1

Save Our Homes Cap

3% or the Consumer Price Index, whichever is lower

limits how much the assessed value can increase each year, protecting residents from steep tax hikes

Eligibility: All properties with homestead exemptionDeadline: Automatic with homestead exemption

Portability

up to $500,000

Homeowners can transfer the difference between the assessed and market values from their previous homesteaded property to another homesteaded property

Eligibility: Must be done within two years of your last Homestead ExemptionDeadline: Within 2 years of previous homestead

Official Resources

Broward County Property Appraiser Website →

Official website for property searches, exemption applications, and assessment information

Value Adjustment Board Appeal Forms →

Online portal to file property tax appeal petitions with the Broward County VAB

Broward County Tax Collector →

Pay property taxes online and access tax bills and payment history

Florida Department of Revenue Property Tax Resources →

State guidance on property tax appeals, forms, and taxpayer rights

Broward County Appeal Statistics

Success Rate

over 30%

% Who Appeal

Fewer than seven percent

Check Your Broward County Assessment

Enter your address to see if your Broward County property is overassessed.

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Broward County?

The deadline to appeal property taxes in Broward County for 2026 is September 18, 2026. This is approximately 25 days after the TRIM (Truth in Millage) notice is mailed on August 15, 2026. Homeowners must act quickly, as petitions must be filed by the statutory deadline—usually 25 days after the TRIM notice is issued. Missing this deadline means losing your right to appeal for that tax year, though late filing may be allowed for specific good cause reasons such as traveling out of the country, hospitalization, or family emergencies with proper documentation.

How do I file a property tax appeal in Broward County online?

You can fill out the petition form online through the Broward County Value Adjustment Board website. The online filing system allows you to submit your petition electronically without visiting the office in person. You'll need to pay the $45.00 petition filing fee when filing online. Upon receipt of our signed agreement and petition filing fee, the petition will be filed on your behalf with the county Value Adjustment Board. The county also accepts petitions by mail or in-person delivery at the Broward County Governmental Center.

What is the homestead exemption worth in Broward County?

The homestead exemption in Broward County can reduce a home's assessed value by up to $50,000, with the first $25,000 applying to all property taxes and the second $25,000 applying to non-school taxes. For example, a homeowner living in a property assessed at $200,000 could see the taxable value reduced to $150,000, creating significant savings over the life of ownership. Additionally, the 'Save Our Homes' cap limits how much the assessed value can increase each year to 3% or the Consumer Price Index, whichever is lower, protecting residents from steep tax hikes.

What happens at a Value Adjustment Board hearing in Broward County?

Once your petition is filed, the County Value Adjustment Board will schedule a hearing before a Special Magistrate, which occurs between late September 2026 and May 2026. The evidence package must be submitted to the County according to Florida law at least 2 weeks before the hearing. During the hearing, your representative will argue what the property is worth and attempt to overcome the County's presumption of correctness. Although you are welcome to attend the hearing, it is not necessary for you to be there. It usually takes about 2-4 weeks to receive a verdict from the Special Magistrate, and if successful, you'll receive a refund in about 6-8 weeks if you already paid your taxes.

How much can I save by appealing my property taxes in Broward County?

According to the Florida Department of Revenue, over 30% of appeals statewide lead to value reductions when supported by solid evidence. A large number of property owners in Broward County are successful in realizing substantial property tax savings through the Value Adjustment Board appeal process, with assessment reductions in the millions annually. With Broward County's median property tax bill of $4,423 annually, even a modest 10-15% reduction in assessed value could save homeowners $400-$600 per year. The exact savings depend on your property's current assessment, the strength of your evidence, and the magistrate's decision.

What evidence do I need for a Broward County property tax appeal?

The most effective evidence includes appraisal reports from a licensed professional completed close to the assessment date. You should also gather comparable sales data from similar properties in your neighborhood, photographs showing property condition issues or defects, and documentation of any errors in square footage or property characteristics. Provide any information that is pertinent to the value including information about renovations, damages, pictures. Highlight overlooked issues such as flood zones, easements, or outdated systems that can lower value but may not be reflected in assessments. The goal is to prove with facts that your property's assessed value is higher than its true market worth.

Can I file a property tax appeal if I recently purchased my home in Broward County?

If your property has a minimal gap or no gap at all between its market and assessed value (this is most common with properties that have been recently purchased), you may have grounds for an appeal. When a sale occurs, the assessed value will increase to match market value, causing the taxable value to increase and property taxes to rise. When buying/acquiring real estate, do not assume the property taxes will remain the same as the current owner's taxes. Under Florida Law, a change in ownership will reset the assessed value of the property to full market value, which could result in higher property taxes. Recent purchasers should review their assessment carefully for any errors in property characteristics or overvaluation compared to similar properties.

Where do I go to appeal my property taxes in Broward County?

To appeal your property taxes in Broward County, you can start with an informal review by contacting the Broward County Property Appraiser's office directly at(954) 357-6830. Their main office is located at 115 S. Andrews Ave., Room 111, Fort Lauderdale, FL 33301, open Monday – Friday: 8:00 a.m. – 5:00 p.m. For formal appeals, fill out the petition form online or deliver it to the Broward County Value Adjustment Board at the same location. You can also email questions to bcpamail@https://bcpa.net or access online filing at https://bcpa.net/forms-Pd.asp.

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 →

More Florida Counties

Brevard County (Titusville)Duval County (Jacksonville)Hillsborough County (Tampa)Lee County (Fort Myers)Miami-Dade County (Miami)Orange County (Orlando)

← All Florida property tax appeal info

Sources: https://www.prptytax.com/ | https://smartasset.com/taxes/florida-property-tax-calculator | https://www.ownwell.com/trends/florida/broward-county | https://bcpa.net/ | https://browardpropertyappraisers.org/

Last verified: 2026-02-15