Pembroke Pines, Miramar, Southwest Ranches and Cooper City side by side: 2025 tax rates, high school zones and grades, Zillow values, Census income, commutes.
Last checked Oct. 10, 2026. Sources: the Broward County Property Appraiser, Broward County’s address points and 2025-26 school boundaries, the Florida Department of Education’s 2026 school grades, the Zillow Home Value Index, the U.S. Census Bureau’s 2020-2024 American Community Survey (QuickFacts) and each city’s own pages, linked below. Part of our Pembroke Pines neighborhoods guide.
Pembroke Pines’ three nearest neighbors that are incorporated are Miramar (about 3 miles from Pembroke Pines’ center), the Town of Southwest Ranches (about 3 miles) and Cooper City (about 4 miles). Country Club, which is closer than Cooper City, is an unincorporated Census area in Miami-Dade County, not a city, so it is not on this page. All four places here are in Broward County and share the county government, the school district and most special districts, so the differences come down to each city’s own tax rate, services and housing. This page sets out the official figures side by side, one table per topic. It does not rank the cities.
Property tax rates
Each city sets its own operating rate. The Broward County Property Appraiser’s 2026 proposed vs 2025 final operating millages report (PDF) lists them for every taxing body. One mill is $1 of tax per $1,000 of taxable value.
| City | 2025 final operating rate | 2026 proposed rate |
|---|---|---|
| Pembroke Pines | 5.6690 | 5.6690 |
| Miramar | 7.1172 | 7.1172 |
| Southwest Ranches | 3.9000 | 3.9000 |
| Cooper City | 5.8450 | 5.8350 |
Rates for the 2026 bills, which go out Nov. 1, are final only after each city’s September budget hearings.
Tax rates in a chart
Shared rates. All four pay the same 2025 rates to the County Commission (5.6658 mills), the School Board (6.3200 mills: 3.0720 for the required local effort and 3.2480 for discretionary and capital) and the Children’s Services Council (0.4500), from the same appraiser’s report. The School Board’s required local effort is proposed at 3.0460 for 2026.
The whole bill. The appraiser’s millage table gives the combined 2025 rate of every taxing body for each city’s millage code:
| City (millage code) | Combined 2025 rate |
|---|---|
| Miramar (2713) | 20.0551 |
| Pembroke Pines (2613) | 18.8931 |
| Cooper City (1013) | 18.7829 |
| Southwest Ranches (3413) | 16.8379 |
Florida’s homestead exemption is a state exemption and works the same way in all four; the Property Appraiser handles applications. See property taxes for the deadlines.
High schools and their state grades
All four are served by Broward County Public Schools, and attendance zones cross city lines. This table shows how each city’s street addresses, in Broward County’s address data, fall in the district’s 2025-26 high school boundaries, with each school’s 2026 grade for the 2025-26 school year. Shares under 1% are left out.
| City | Zoned high school | Share of city addresses | 2026 grade |
|---|---|---|---|
| Pembroke Pines | Charles W. Flanagan High, 12800 Taft St., Pembroke Pines | 50% | A |
| Pembroke Pines | West Broward High, 500 NW 209th Ave., Pembroke Pines | 26% | A |
| Pembroke Pines | McArthur High, 6501 Hollywood Blvd., Hollywood | 18% | C |
| Pembroke Pines | Everglades High, 17100 SW 48th Court, Miramar | 6% | A |
| Miramar | Everglades High, 17100 SW 48th Court, Miramar | 55% | A |
| Miramar | Miramar High, 3601 SW 89th Ave., Miramar | 45% | C |
| Southwest Ranches | West Broward High, 500 NW 209th Ave., Pembroke Pines | 100% | A |
| Cooper City | Cooper City High, 9401 Stirling Road, Cooper City | 97% | A |
| Cooper City | West Broward High, 500 NW 209th Ave., Pembroke Pines | 3% | A |
Southwest Ranches has no district high school of its own. Miramar High earned an A in 2025 and a C in 2026; McArthur High earned a B in 2025. Full report cards are on the state’s EDStats site. For Pembroke Pines’ own schools, see our schools guide.
Home values
From the Zillow Home Value Index by city, August 2026. The index is a modeled typical value for the middle third of homes, not a sale price.
| City | Typical value, August 2026 | Change from August 2025 |
|---|---|---|
| Southwest Ranches | $1,475,160 | Up 4.3% |
| Cooper City | $667,559 | Down 0.1% |
| Miramar | $521,195 | Down 1.4% |
| Pembroke Pines | $488,121 | Down 1.9% |
Home values in a chart
Values inside Pembroke Pines vary by area; see the ZIP code figures in our neighborhoods guide and Pembroke Pines home prices.
Population, income and commute
From the Census Bureau’s 2020-2024 American Community Survey 5-year estimates, the same release for all four (QuickFacts: Pembroke Pines, Miramar, Southwest Ranches, Cooper City):
| City | Population | Median household income | Median value, owner-occupied homes | Mean travel time to work |
|---|---|---|---|---|
| Pembroke Pines | 173,194 | $85,104 | $439,500 | 30.4 minutes |
| Miramar | 138,600 | $89,125 | $462,700 | 31.1 minutes |
| Southwest Ranches | 7,656 | $161,051 | $906,500 | 27.8 minutes |
| Cooper City | 34,660 | $132,319 | $620,900 | 27.9 minutes |
The Census median home value is what owners estimate their homes are worth, averaged over five years, so it runs below Zillow’s current index.
City services that differ
| City | Police | Fire rescue |
|---|---|---|
| Pembroke Pines | Pembroke Pines Police Department | Pembroke Pines Fire Department |
| Miramar | Miramar Police Department | Miramar Fire Rescue |
| Southwest Ranches | Davie Police Department, under contract (town page) | Davie Fire Rescue and the Southwest Ranches Volunteer Fire Department, Station 82, under contract (town page) |
| Cooper City | Broward Sheriff’s Office, under contract | Broward Sheriff’s Office Fire Rescue, under contract (city page) |
Miramar’s police and fire rescue departments are listed among the city’s own departments on its website; we read a copy of the site saved Oct. 7, 2026, because the live site blocked our request.
How to check an address
City lines, ZIP codes and school zones do not match in this part of Broward, so check the address itself before you rely on any figure here:
- Which city is it in? Search the address on the Broward County Property Appraiser’s site. The record shows the municipality and the millage code that sets the tax rate. ZIP codes 33023, 33025 and 33027 are shared by Pembroke Pines and Miramar.
- Which schools? Enter the address in the district’s Find My School tool.
- What would the taxes be? The Property Appraiser’s tax estimator estimates a bill after a purchase, because a sale resets the assessed value.
Related: Pembroke Pines neighborhoods, property taxes and your town, county and neighbors.
Frequently asked questions
Which has lower property taxes, Pembroke Pines or Miramar?
For the 2025 tax year, Pembroke Pines’ city operating rate was 5.6690 mills and Miramar’s 7.1172, according to the Broward County Property Appraiser. The combined rate of all taxing bodies was 18.8931 mills in Pembroke Pines and 20.0551 in Miramar.
Are Pembroke Pines, Miramar, Southwest Ranches and Cooper City in the same school district?
Yes. All four are served by Broward County Public Schools, and attendance zones cross city lines. Every address in Southwest Ranches, for example, is zoned for West Broward High, which is in Pembroke Pines.
Who provides police in Southwest Ranches?
The town contracts with the Davie Police Department for law enforcement, and with Davie Fire Rescue and the Southwest Ranches Volunteer Fire Department for fire and emergency medical services, according to the town.
What is the typical home value in Pembroke Pines compared with Miramar?
Zillow’s Home Value Index put the typical Pembroke Pines home at $488,121 in August 2026 and the typical Miramar home at $521,195. Cooper City was $667,559 and Southwest Ranches $1,475,160.
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