What does the Broward County Property Appraiser (BCPA) do?

The BCPA determines the Just (market) Value and Assessed Value of every parcel in Broward County each year, maintains ownership and legal-description records, and administers property-tax exemptions like Homestead, Senior, Veteran, and Widow(er). It does NOT set your tax rate or send tax bills — that is the Broward County Tax Collector.

How do I look up my property on the BCPA website?

Go to bcpa.net and use the 'Search by Owner, Address or Folio' box. You can pull the property record card, see prior sales, assessed and market values, exemptions on file, and tax-roll history back multiple years.

When is the deadline to file for Homestead Exemption in Broward?

March 1 of the tax year. You must own and occupy the home as your permanent residence as of January 1. File online through the BCPA site — most owners qualify for a $50,000 exemption plus the Save Our Homes 3% assessment cap that follows in future years.

Why is my Assessed Value lower than my Market Value?

Save Our Homes caps annual increases to the Assessed Value at 3% (or CPI, whichever is lower) for homesteaded properties. Over time this creates a growing gap between Market Value and Assessed Value — one of the biggest financial benefits of having Homestead on a South Florida home.

Can I appeal my BCPA valuation?

Yes. First, contact the BCPA office informally — many disputes resolve in a phone call after they review comparable sales. If not resolved, you can file a petition with the Broward Value Adjustment Board (VAB), typically due by mid-September (25 days after the TRIM notice mails in August).

Broward County Property Appraiser (BCPA) Guide for Homeowners

What the BCPA actually does (and doesn't)

The Broward County Property Appraiser's office values every parcel in Broward and maintains ownership and exemption records. It does not set your tax rate and does not mail your bill — that is the Broward County Tax Collector, using rates set by the school board, county, city, and other taxing authorities.

How to look up your property on bcpa.net

Open bcpa.net.
Use the search bar to enter your address, owner name, or folio number.
Open the "Property Record Card" — you'll see prior sales, the legal description, exemptions on file, and multi-year tax-roll history.

I use this record card on every listing appointment in Broward. It's the single most reliable free tool for confirming ownership, lot size, year built, and exemption status before writing an offer.

Understanding your assessment

Each August the BCPA mails a TRIM (Truth in Millage) notice showing three numbers that matter:

Just / Market Value — the BCPA's estimate of what the home would sell for.
Assessed Value — Market Value adjusted by the Save Our Homes 3% cap for homesteaded properties.
Taxable Value — Assessed Value minus any exemptions (Homestead, Senior, Veteran, Widow(er)).

Key deadlines every Broward homeowner should know

January 1 — the assessment date. You must own and occupy the home to qualify for Homestead for that tax year.
March 1 — deadline to file Homestead and other exemptions with the BCPA.
Mid-August — TRIM notices mail.
~September — deadline to petition the Value Adjustment Board (VAB) if you disagree with your value.
November — tax bills issued by the Tax Collector.

Filing for Homestead Exemption

Homestead is the single most important exemption in Florida — a $50,000 reduction to your Taxable Value plus the Save Our Homes cap that limits future increases. File online at bcpa.net before March 1, using a Florida driver's license (or ID) and voter registration or vehicle registration showing the property address.

Related reading: Florida Homestead Exemption Guide.

Portability — moving your Save Our Homes savings

If you sell a homesteaded Broward property and buy another Florida home, you can port up to $500,000 of your Save Our Homes benefit to the new home. This is filed on Form DR-501T with your new Homestead application. For move-up buyers in South Florida this often saves thousands of dollars in year-one taxes.

Appealing your assessment

Start informally: call the BCPA and ask an appraiser to review your value against recent comparable sales. If you can't reach an agreement, file a petition with the Broward VAB — typically due within 25 days of the TRIM notice mailing.

Questions about your Broward property? I've been helping South Florida owners navigate assessments, portability, and exemption filings since 1995. Get in touch.

Frequently asked questions

What does the Broward County Property Appraiser (BCPA) do?: The BCPA determines the Just (market) Value and Assessed Value of every parcel in Broward County each year, maintains ownership and legal-description records, and administers property-tax exemptions like Homestead, Senior, Veteran, and Widow(er). It does NOT set your tax rate or send tax bills — that is the Broward County Tax Collector.
How do I look up my property on the BCPA website?: Go to bcpa.net and use the 'Search by Owner, Address or Folio' box. You can pull the property record card, see prior sales, assessed and market values, exemptions on file, and tax-roll history back multiple years.
When is the deadline to file for Homestead Exemption in Broward?: March 1 of the tax year. You must own and occupy the home as your permanent residence as of January 1. File online through the BCPA site — most owners qualify for a $50,000 exemption plus the Save Our Homes 3% assessment cap that follows in future years.
Why is my Assessed Value lower than my Market Value?: Save Our Homes caps annual increases to the Assessed Value at 3% (or CPI, whichever is lower) for homesteaded properties. Over time this creates a growing gap between Market Value and Assessed Value — one of the biggest financial benefits of having Homestead on a South Florida home.
Can I appeal my BCPA valuation?: Yes. First, contact the BCPA office informally — many disputes resolve in a phone call after they review comparable sales. If not resolved, you can file a petition with the Broward Value Adjustment Board (VAB), typically due by mid-September (25 days after the TRIM notice mails in August).