Pembroke Pines city property tax records are managed by Broward County offices, not the city itself. The Broward County Property Appraiser values every parcel in Pembroke Pines each year.
The Broward County Tax Collector sends the tax bill and takes payments. Two free websites give the public full access to these records at any time. This page explains how to search, pay, appeal, and claim exemptions on Pembroke Pines property tax records.
Who Handles Pembroke Pines Property Tax Records
Pembroke Pines sits inside Broward County in South Florida. The city has no separate property tax office. Two county agencies handle all property tax work for Pembroke Pines parcels. The Property Appraiser sets the value of every property each year. The Tax Collector sends bills and takes payments. Both are elected offices that work apart from city hall.
Broward County Property Appraiser Role
The Broward County Property Appraiser decides how much each property in Pembroke Pines is worth. This value drives the tax bill sent later in the year. The office keeps a full public record of all property data for every parcel in the county, including every parcel in Pembroke Pines.
Office Location and Contact
The main Property Appraiser office sits at 115 South Andrews Avenue, Room 111, Fort Lauderdale, FL 33301. The phone number is (954) 357-6830. Office hours run Monday through Friday from 8 AM to 5 PM. Pembroke Pines residents can call, visit, or use the website to ask questions about their records. The office also runs satellite locations across the county for in-person help.
Records Available to the Public
The Property Appraiser keeps a public record for every parcel in Pembroke Pines. Each record shows the owner name, legal description, parcel number, lot size, building size, year built, and sale history. You can see the just value, assessed value, taxable value, and any active exemptions. Records update all year as new deeds, permits, and ownership changes get filed. All of this data lives on the public record under Florida law.
Online Search Tools and Features
The Property Appraiser website at bcpa.net offers free search tools for Pembroke Pines records. You can search by owner name, street address, or parcel ID. Results show current values, past years’ data, building details, land data, and a sales history list. Aerial maps and street views help you see the property from above. The site has a homestead exemption e-filing tool and a free Owner Alert service that warns you when a deed or lien hits your property.
Broward County Tax Collector Role
The Broward County Tax Collector sends the tax bill each November and takes all payments. The office keeps payment records for every Pembroke Pines parcel going back many years. The Tax Collector also runs the tax certificate sale for delinquent accounts and handles tax deed applications.
Tax Bill Process
The Tax Collector mails the bill in November for the year ahead. The bill uses the taxable value set by the Property Appraiser on January 1. The bill multiplies that value by millage rates set by Broward County, the school board, the City of Pembroke Pines, and any special district. All these rates combine into one bill sent to the property owner. Pembroke Pines property tax bills reflect every tax rate the parcel falls under.
Payment Methods and Deadlines
You can pay Pembroke Pines property taxes online at browardtax.org. You can pay by mail or in person at branch offices across Broward County. The Tax Collector offers a quarterly installment plan for those who want to spread payments across the year. Sign-up opens each spring before the tax year begins. Online payments post the same business day if made before the deadline.
How to Search Pembroke Pines Property Tax Records
Two free websites give you the full picture of any Pembroke Pines parcel. The Property Appraiser site shows value, ownership, and exemption data. The Tax Collector site shows bill amounts and payment history. Together they answer almost any question about a property in the city.
Search by Owner Name
To search by owner, go to bcpa.net and type the full name into the owner search box. Results list every property that person owns in Broward County, including any in Pembroke Pines. Click any result to see the full record with values, sales, and exemption data. This method works well for properties owned by a family member, business, or trust.
Search by Address
The address search lets you locate a Pembroke Pines property by street address. Type the full address with city and zip code. The system returns the matching parcel with all its data. This is the easiest way for most people to look up a single home or business. The Tax Collector site uses the same address search for bill and payment data.
Search by Parcel Number
Each Pembroke Pines parcel has a unique parcel ID number. You can see this number on a prior tax bill, deed, or mortgage statement. Enter the number at either bcpa.net or browardtax.org to get exact data for that property. Parcel searches give the cleanest results with no confusion between similar addresses or names.
Property Tax Value Types
Florida law sets three different values for every property. Each plays a different role in your tax bill. Knowing the difference helps you read your record and decide if an appeal makes sense.
Just Value vs Assessed Value
Just value is the market value the Property Appraiser thinks your property would sell for on January 1. Assessed value starts with just value but drops when you claim exemptions like homestead. For most Pembroke Pines homes without homestead, assessed value equals just value. With homestead, assessed value grows by no more than 3% each year under the Save Our Homes cap.
Taxable Value Calculation
Taxable value is the number the millage rate multiplies to produce your tax bill. It starts with assessed value and subtracts any exemptions that apply to specific tax rates. For example, the second $25,000 of the homestead exemption does not apply to school taxes, so the school taxable value may be higher than the city taxable value. Pembroke Pines property tax records show each taxable value on the TRIM notice.
Property Tax Exemptions
Florida offers many property tax exemptions. Some cut the assessed value. Others lower the taxable value for certain tax rates. Pembroke Pines homeowners can save thousands of dollars each year by claiming all exemptions they qualify for.
Homestead Exemption
Any Pembroke Pines homeowner who uses the property as their main home can claim the homestead exemption. The first $25,000 removes value from all tax rates. The second $25,000 removes value from all rates except school taxes. The Save Our Homes cap then limits yearly growth in assessed value to 3% or the inflation rate, whichever is lower. File the application with the Property Appraiser by March 1 of the year you move in.
Senior Citizen Exemptions
Pembroke Pines residents age 65 and older with low income can claim extra exemptions. The additional senior exemption lowers the taxable value further. Income limits and rules change each year. The Property Appraiser office can help you check if you qualify. Apply by March 1 to capture the full year. The senior exemption stacks with homestead for even bigger savings.
Veteran and Disability Exemptions
Florida offers exemptions for veterans with service-related injuries, surviving spouses, and people with certain disabilities. Amounts vary by type of exemption. Some apply to all tax rates. Others apply only to certain rates. You may need to show proof of service or disability. File early so paperwork is ready before March 1.
Business Personal Property Exemption
Pembroke Pines business owners with tangible personal property like equipment, furniture, or tools must file a TPP return with the Property Appraiser by April 1. The first $25,000 of TPP value is exempt. Filing on time captures this exemption automatically. A late return loses the exemption and may trigger a penalty.
Appealing Property Tax Assessments
Pembroke Pines property owners who think their assessed value is too high can appeal to the Broward County Value Adjustment Board. The appeal process has strict deadlines. Missing them takes away your right to challenge that year.
TRIM Notice and Deadlines
The Property Appraiser mails a TRIM notice each August. This notice shows the proposed assessed value, exemptions, and the expected tax amount based on local millage rates. You have 25 days from the mailing date to file an appeal with the VAB. The deadline is strict. Late filings cannot be accepted for that tax year.
Filing a VAB Petition
File a petition online at the Broward County Clerk VAB website or use the paper form. The form asks for your parcel number, the basis for your appeal, and what value you think is correct. Pay the small filing fee at the time of submission. After filing, you receive a hearing date before a special magistrate. The magistrate makes a recommendation to the VAB, which then makes the final call.
Preparing for Your Hearing
Gather your evidence before the hearing. Bring recent sale prices of similar Pembroke Pines homes in your neighborhood. Photos of any condition issues like a cracked foundation or roof damage help too. An independent appraisal report carries strong weight. You represent yourself in most Pembroke Pines cases. Commercial owners often hire a tax consultant or attorney. Pay the undisputed portion of your bill during the appeal to avoid late penalties.
Payment Discounts and Penalties
Paying early saves you money on your Pembroke Pines property tax bill. Missing the deadline costs you penalties and interest. After enough time passes, you could lose your home through the tax deed process.
Early Payment Discount Schedule
The Broward County Tax Collector offers four discount levels for Pembroke Pines property tax records payments. The schedule below shows how the discount drops each month you wait.
| Payment Month | Discount | Bill for $5,000 Tax |
|---|---|---|
| November | 4% | $4,800 |
| December | 3% | $4,850 |
| January | 2% | $4,900 |
| February | 1% | $4,950 |
| March | 0% | $5,000 |
Delinquent Tax Consequences
If you do not pay by March 31, your Pembroke Pines taxes become delinquent. A 3% penalty applies right away. Interest also starts adding up. The account then enters the tax certificate sale process. Investors buy certificates that earn interest. You can redeem by paying what you owe plus interest. After two years, the certificate holder can apply for a tax deed. A tax deed auction can take your Pembroke Pines property.
Florida Public Records Law
All Pembroke Pines property tax records are open to the public. Florida public records law, Chapter 119 of the Florida Statutes, gives anyone the right to see and copy government records. You do not need to own property or state a reason. Both the Property Appraiser and Tax Collector must provide access on request.
Online portals at bcpa.net and browardtax.org let you see most records for free at any time. For records not online, contact the office by phone or in person. Staff can copy files or export data. They may charge for the time and copies, but the records themselves are a legal right. Owner names, assessed values, tax amounts, and sales history are all fully public for every Pembroke Pines parcel.
Tax Certificate and Tax Deed Sales
Pembroke Pines properties with unpaid taxes end up in the annual tax certificate sale. Investors bid on the certificates, which represent the unpaid tax plus interest. The winning bidder pays the tax and holds the certificate. The property owner can pay off the certificate at any time plus interest and fees.
If the certificate stays unpaid for two years, the holder can apply for a tax deed. A tax deed sale is then scheduled at public auction. The winning bidder gets the property after the court confirms the sale. The former owner gets any extra money above the debt, fees, and costs. Pembroke Pines property tax records show whether a parcel has any active certificates or pending tax deed applications.
Millage Rates and Where Your Tax Goes
Your Pembroke Pines property tax bill includes several different millage rates stacked together. Each rate funds a different government service. The TRIM notice breaks down the rate and the dollar amount for each taxing authority on your parcel.
The City of Pembroke Pines sets its own millage for city services like police, fire, roads, and parks. The Broward County Commission sets a county rate. The School Board of Broward County sets the school rate. Special districts like the South Florida Water Management District add their own rate. Some neighborhoods fall under library, hospital, or community development districts with separate rates. The combined rate is what you pay on the taxable value of your Pembroke Pines property tax records.
Special Property Types in Pembroke Pines
Pembroke Pines has a large share of condominiums, townhomes, and homeowner association neighborhoods. Each unit in a condo is a separate parcel with its own parcel ID. The Property Appraiser values each unit based on the condo’s declaration and the unit’s share of the common areas. Townhomes are valued much like single-family homes but sit on smaller lots.
Vacant land in Pembroke Pines also carries a parcel record. The Property Appraiser values land based on allowed use, size, location, and recent land sales nearby. Agricultural land may qualify for a greenbelt classification that lowers the assessed value. You can see the classification on Pembroke Pines property tax records under land use codes.
Record Corrections and Updates
Errors on Pembroke Pines property tax records do happen. Common issues include wrong square footage, missed exemptions, ownership that did not transfer, or a building feature the appraiser missed. The Property Appraiser has a process for filing a request to review the record. You can submit evidence like a survey, photos, or a building permit to back up your claim.
If the Property Appraiser agrees to a change, the assessed value may drop and your tax bill may drop too. You may also get a refund for any overpayment. If the appraiser denies the change, you can still file a VAB appeal before the 25-day deadline. Pembroke Pines property tax records get updated whenever the appraiser changes a value, adds an exemption, or corrects an error.
Buying Property in Pembroke Pines
Anyone buying a home or land in Pembroke Pines should check the Pembroke Pines property tax records before closing. The records show the current tax amount, any exemptions on the property, and any past-due taxes. Past-due taxes are not wiped out by a sale. The new owner may inherit the debt if the title company does not handle it at closing.
The records also show the current assessed value. You can use this number to estimate your future tax bill. A property with homestead will have a capped assessed value. A property without homestead will be reassessed at market value when sold. Pembroke Pines property tax records give buyers the data they need to plan ahead.
Official Contact Information
The Broward County Property Appraiser is the first stop for value, ownership, and exemption data on any Pembroke Pines property. The main office address is 115 South Andrews Avenue, Room 111, Fort Lauderdale, FL 33301. The phone number is (954) 357-6830. Office hours run Monday through Friday, 8 AM to 5 PM. The website address is bcpa.net. Email support is available through the contact form on the website.
The Broward County Tax Collector handles all bills, payments, and payment history. The main office is at 1800 Northwest 66th Avenue, Suite 100, Plantation, FL 33313. The phone number is (954) 765-4697. The website is browardtax.org. Online tools work 24 hours a day. Branch offices across the county accept in-person payments during business hours. The Pembroke Pines satellite office is located at 10011 Pines Boulevard, Pembroke Pines, FL 33024.
The Florida Department of Revenue oversees all county appraisers and tax collectors statewide. The DOR Property Tax Oversight site explains the rules both offices must follow. The site is at floridarevenue.com/property. You can also call the DOR at (850) 488-5050 for general questions about how Florida property tax works.
Frequently Asked Questions
Below are answers to common questions about Pembroke Pines city property tax records. These cover the most searched topics about search methods, value types, payment rules, and exemptions. Each answer pulls data straight from the Broward County Property Appraiser and Tax Collector websites. If you cannot locate your answer here, call the Property Appraiser or Tax Collector office for help.
How Do I Look Up My Pembroke Pines Parcel Number?
Your parcel number appears on any tax bill, deed, or mortgage statement for your property. You can also locate it through the Broward County Property Appraiser website at bcpa.net. Use the address search tool by typing your full street address. The result page shows your parcel ID, legal description, and all value data. The parcel number is the fastest way to look up any record because it never changes for a given piece of land. Pembroke Pines parcel numbers follow the standard Broward County format with a four-digit book number, a two-digit page, and a two-digit item.
Are Pembroke Pines Property Tax Records Free?
Yes. The two main websites are free to use without an account. bcpa.net shows ownership, values, exemptions, and sales history. browardtax.org shows current bills, payment history, and any outstanding certificates. In-person requests for copies or large data exports may carry a fee to cover staff time and printing. The records themselves cost nothing under Florida law. The Florida DOR data portal at floridarevenue.com also offers free bulk data downloads for researchers and businesses.
What Is the Difference Between Just and Assessed Value?
Just value is the Property Appraiser estimate of market value on January 1. Assessed value is the value used for tax purposes. For a property without homestead, both numbers are the same. With homestead, assessed value is capped at no more than 3% growth each year. In neighborhoods where home prices have grown fast, assessed value may be much lower than just value. Your tax bill uses assessed value, not just value. Pembroke Pines property tax records show both numbers on every parcel detail page.
Can I Pay My Pembroke Pines Property Taxes Online?
Yes. Go to browardtax.org and click the pay property tax link. Enter your parcel number or address. You can pay with a bank account, credit card, or debit card. A small convenience fee applies to card payments. The site shows your full payment history, pending amounts, and any certificates. Payments post the same business day if made before the deadline. You can also set up autopay for future bills through the same site.
How Long Do I Have to Appeal My Property Assessment?
You have 25 days from the date the TRIM notice gets mailed in August. The exact deadline prints on the notice itself. File your petition online or on paper with the Broward County Clerk. Late petitions cannot be accepted. You can also file late in some hardship cases, but you must show a good reason for missing the deadline. Always file as early as you can to give the VAB time to schedule your hearing. Pembroke Pines property tax records will reflect the new value if the appeal succeeds.
What Happens If I Miss the Tax Payment Deadline?
After March 31, a 3% penalty applies right away. Interest also starts adding up. The account enters the tax certificate sale process. An investor pays your taxes and holds a certificate that earns interest. You can pay it off plus interest at any time. After two years, the investor can apply for a tax deed. A tax deed auction could result in losing your Pembroke Pines home. Pay the undisputed portion of your bill even during an appeal to stop late penalties.
Do I Need to Apply for the Homestead Exemption Every Year?
No. Once you get homestead exemption in Pembroke Pines, it stays on your property as long as you live there. You do not reapply each year. The Save Our Homes cap continues to limit your assessed value growth. You must notify the Property Appraiser if you move, rent the property, or change your primary residence. Failing to update your status can lead to back taxes and penalties. Pembroke Pines property tax records will show the homestead exemption every year you stay eligible.