Search Broward property records, read the folio card and avoid tax-bill surprises
Use this page as a task guide for BCPA property search, folio lookup, GIS maps, homestead filing, portability, TRIM review, VAB petitions and Broward tax bill questions.
Start with the task you need
Find a property
Use address first. Use folio number when address or unit format gives multiple results.
Read the property card
Check owner, mailing address, folio, sales, building data, market value and exemptions.
Open GIS map
Use GIS for parcel shape, aerials, FEMA flood layer and location review.
File homestead
Use the online exemption portal after your ID, residency and ownership documents are ready.
Pay property tax
Use Broward Tax Collector, not BCPA, for bills, receipts, E-check and card fees.
Challenge value
Use TRIM notice, folio and evidence before the VAB filing deadline.
Task finder: choose the correct official page
Select the issue and this helper gives the next step, what to prepare and the right official link.
Select an issue and click the button.
Broward property search micro-steps
Use these steps when you need owner lookup, address lookup, folio number, sales search, property ID lookup, building details or exemption status.
BCPA property card decoder
| Field | Meaning | What to do next |
|---|---|---|
| Folio number | 13-digit property ID used across BCPA, GIS, tax bill, exemptions and VAB. | Copy it exactly before filing, paying or calling. |
| Owner name | Owner of record from recorded information. | If old, check recent deed, trust, probate or LLC status. |
| Mailing address | Address used for property-related official mail. | If wrong, contact BCPA with proof before notices are missed. |
| Property address | Site location used for search and map display. | Compare with GIS map, city, unit and subdivision. |
| Sales history | Recorded transfer and sale information. | Do not treat $100, quitclaim, trust or family transfers as market sales. |
| Building details | Area, year built, structure and improvement data used in valuation. | Use photos, permits, floor plan or repair proof if it looks wrong. |
| Exemptions | Homestead, portability or other benefits currently applied. | If missing, check filing confirmation and deadline first. |
| Values | Market, assessed and taxable values may all be different. | Use the value decoder below before assuming the bill is wrong. |
Folio number: why it matters
Property search
Folio avoids address spelling, condo unit and subdivision confusion.
GIS map
Folio helps locate the exact parcel on aerial and layer maps.
Tax payment
Folio helps the Tax Collector match the correct account and year.
Homestead
Folio keeps exemption filing connected to the correct property.
Portability
Folio helps match prior and new homestead information.
VAB petition
Folio connects your evidence, TRIM notice and petition to one property.
Value decoder: market, assessed and taxable value
Market value
BCPA’s estimate of market value. Use this for valuation review.
Assessed value
Value after Florida assessment limits such as Save Our Homes.
Exempt value
Amount reduced by homestead or other approved exemptions.
Taxable value
Value used by taxing authorities for ad valorem taxes.
| What you notice | Likely meaning | Best action |
|---|---|---|
| Current owner’s tax is low | Prior owner may have homestead/SOH protection. | Use buyer tax estimator before purchase. |
| Assessed value lower than market value | Assessment cap or Save Our Homes may apply. | Review portability before moving. |
| Taxable value higher than expected | Missing exemption, reset after sale or cap issue. | Check homestead status and TRIM notice. |
| Tax bill still high | Non-ad valorem assessments or tax rates may be adding cost. | Review Tax Collector bill, not only BCPA values. |
GIS map and flood-layer checklist
Homestead exemption: fast filing checklist
Online portal
2026 timely filing
BCPA listed March 4, 2025 through March 2, 2026 for timely 2026 homestead filing.
2026 late-file deadline
BCPA listed September 18, 2026 as the absolute late-file deadline for 2026 exemptions.
Information to prepare before filing
- Florida driver license or Florida state ID.
- Social Security number for applicant and spouse if applicable.
- Date of birth and phone number.
- Address on last IRS tax return.
- Email address for portal account and confirmation.
- Folio number and ownership/property information.
- Proof that the property is your permanent residence.
- Portability details if you moved from another Florida homestead.
Buyer warning: taxes may reset after purchase
BCPA warns buyers not to assume the current owner’s tax bill will stay the same. A change in ownership can reset assessed value to full market value, which can increase future taxes.
Owner Alert: fraud-protection step
BCPA Owner Alert is a free service that notifies property owners if a document is received by BCPA changing ownership of the property.
Tax bill, discounts and payment fees
Use BCPA for
Market value, assessed value, taxable value, folio, owner record, exemptions, portability and TRIM.
Use Tax Collector for
Tax bill, payment, receipt, delinquent tax, discount month, E-check and card fees.
| Date or method | Official rule / detail | User action |
|---|---|---|
| November 1 | Broward property tax bills are mailed each year on November 1. | Search online if the bill is missing. |
| March 31 | Property taxes are due March 31 each year. | Pay before delinquency. |
| E-check | Electronic check payment has no fee. | Confirm account details carefully. |
| Credit card | Credit card fee is listed as 2.55% and collected by card companies. | Compare fee before paying by card. |
| Returned e-check | Incorrect or returned e-check can lead to a fee up to 5%. | Verify routing and account number. |
| Pay by mail | Check payable to Broward Tax Collector; payment coupon helps avoid processing delay. | Mail early and include the coupon. |
TRIM notice and VAB petition
| Issue | Proof to collect | Best next step |
|---|---|---|
| Market value high | Comparable sales, appraisal, photos, repair estimates. | Ask for informal review, then consider VAB. |
| Homestead missing | Application receipt, Florida ID, residency proof, ownership proof. | Contact BCPA Exemptions quickly. |
| Building data wrong | Photos, permits, survey, demolition proof, floor plan. | Request record correction before appeal deadline. |
| Classification issue | Use proof, eligibility documents, business or agricultural records. | Review petition type before filing. |
| Tax amount complaint | Tax bill, TRIM notice and hearing info. | VAB is not for tax-rate or tax-amount disputes; review public hearing/taxing authority details. |
Catastrophic structural damage relief check
BCPA provides a catastrophic structural damage report form for property tax relief review when residential improvements are rendered uninhabitable for at least 30 days due to a catastrophic event.
Scenario checklist
New buyer
Check folio, owner, sales, GIS, tax estimator, flood layer and current tax bill before offer.
Current homeowner
Check mailing address, homestead, TRIM, Owner Alert and tax bill status.
Florida mover
Check portability, old homestead, SOH benefit and filing deadline.
Condo owner
Confirm unit, folio, building name, mailing address and tax account.
LLC owner
Verify entity name with Sunbiz and compare mailing address on BCPA card.
Appeal user
Collect TRIM, folio, property card, photos, comparable sales and repair evidence.
Helpful video: Broward VAB petition filing
This video can help you understand how online VAB filing works. Use official Broward VAB pages for current deadlines, forms and filing requirements.
Broward property timeline
Contacts and map
| Office | Contact | Use for |
|---|---|---|
| Broward County Property Appraiser | 115 South Andrews Avenue, Room 111, Fort Lauderdale, FL 33301 954-357-6830 Weekdays 8:00 AM – 5:00 PM | Property records, values, exemptions, TRIM and portability. |
| Exemption assistance | 954-357-5579 | Homestead, senior, veteran and other exemption help. |
| BCPA accessibility hotline | accessibility@bcpa.net or 954-357-6830 | Website accessibility assistance. |
| Broward Tax Collector | 954-357-4829 revenue@browardtax.org | Tax bills, payments, receipts and delinquent taxes. |
| Value Adjustment Board | 115 S. Andrews Ave., Fort Lauderdale, FL 33301, Room 120 | Formal value, exemption or classification petitions. |
Call or email script generator
Use this when contacting BCPA, the Tax Collector or VAB. It keeps your request short and useful.
Broward County Property Appraiser FAQs
How do I search Broward County property records?
Open the official BCPA property search menu and search by address, owner name, folio, property ID or sales. Folio is best when you need the exact property record.
Can I search Broward property by owner name?
Yes. Use the owner-name option on the BCPA property search page. Compare address, folio and mailing address before assuming the first result is correct.
What is a Broward folio number?
A Broward folio number is a 13-digit property identifier used for property records, GIS maps, tax bills, exemptions, portability and VAB petitions.
Where do I apply for Broward homestead exemption?
Use the BCPA Online Exemption Portal. Prepare Florida ID, Social Security details, residency information, folio number and ownership details before filing.
Why can a buyer’s Broward tax bill increase after purchase?
A change in ownership can reset assessed value to full market value. BCPA warns buyers not to assume the current owner’s tax amount will stay the same after a sale.
Where do I pay Broward property taxes?
Property taxes are handled by the Broward Tax Collector, not the Property Appraiser. Use the official Broward tax payment website for payments and receipts.
When are Broward property taxes due?
Broward property tax bills are mailed each year on November 1 and are due March 31. Unpaid taxes become delinquent after the deadline.
Can I use the BCPA map as legal boundary proof?
No. BCPA maps are useful for research, aerials and layers, but boundary, fence, easement and closing issues may need a survey or title review.
How do I appeal my Broward property value?
Review your TRIM notice, collect evidence, contact BCPA for informal review and file a Broward VAB petition if the issue is not resolved before the deadline.
What is BCPA Owner Alert?
Owner Alert is a free BCPA service that notifies property owners if a document is received by BCPA changing ownership of the property.
Official Broward property sources
Use official pages for final submission, current forms, changing deadlines, fees and office updates.
Property Appraiser: Broward County Property Appraiser
Property Search: BCPA Property Search Menu
GIS / Maps: BCPA Web Map
Online Homestead Filing: BCPA Online Exemption Portal
Tax Estimator: BCPA Home Buyer’s Tax Estimator
Owner Alert: BCPA Owner Alert
Damage Form: Catastrophic Structural Damage Report Form
Tax Collector: Broward Property Tax
Tax Payment: Pay Broward Property Taxes
Value Adjustment Board: Broward VAB Filing
Flood Maps: Broward Flood Zone Maps
Editorial verification note: official sources reviewed on July 5, 2026. This guide is informational and does not replace Broward County official instructions, legal advice, appraisal advice, tax advice, survey advice or VAB filing guidance.