Broward County property taxes: rates, due dates and appeals

Last checked Oct. 9, 2026. Facts on this page come from the Broward County Tax Collector, the Broward County Property Appraiser, the Broward County Value Adjustment Board and the City of Pembroke Pines’ millage ordinance.

Property taxes in Pembroke Pines are set by several bodies, valued by one office and collected by another. The Broward County Property Appraiser values every property as of Jan. 1 and handles exemptions. The Pembroke Pines City Commission, the County Commission, the School Board and other districts set their rates each September. The Broward County Tax Collector mails the bills and collects the money. 2026 bills go out Nov. 1.

Who to call

• Your bill, payments, payment plans: Broward County Tax Collector, 954-357-4829, revenue@browardtax.org. Pay online
• Your value, homestead and other exemptions: Broward County Property Appraiser, 954-357-6830; exemptions line 954-357-5579
• Appeals: Value Adjustment Board, 954-357-7205 or 954-357-5367, VAB@broward.org
• The city’s budget and rate: City of Pembroke Pines budget page; City Hall 954-450-1060

When taxes are due

From the Tax Collector’s property tax page:

• Property is assessed every year on Jan. 1.
• Bills are mailed in November and become payable Nov. 1.
• Taxes are due in full by March 31 of the following year.
• Taxes not paid by then become delinquent on April 1.

Paying early saves money

The Tax Collector also runs an installment plan that splits the bill into four payments, with discounts of 6%, 4.5% and 3% on the first three and the fourth due March 31. The first payment must be made by June 30 for the full discount. Enrollment for the next tax year is open Nov. 1 to April 30, and once you are enrolled you do not need to reapply.

How to pay

• Online: county-taxes.net/broward. E-check has no processing fee; credit and debit cards carry a processor fee.
• By mail: check payable to Broward County Tax Collector, with the payment coupon, to P.O. Box 105048, Atlanta, GA 30348-5048. The billing address is in Georgia; that is correct.
• In person: see the Tax Collector’s locations page.

Pembroke Pines’ tax rate

The City Commission adopted Ordinance 2026-09 on second reading at its final budget hearing Sept. 16, 2026. It sets the fiscal year 2026-27 operating rate at 5.6690 mills, the same rate as the year before and 4.54% above the rolled-back rate of 5.4226 mills. (The rolled-back rate is the rate that would bring in the same property tax revenue as last year; levying more than it counts as a tax increase under Florida law.) The city also levies a debt service rate of 0.2507 mills for general obligation bonds approved by voters, down from 0.2862 mills in fiscal 2025-26. One mill is $1 of tax for every $1,000 of taxable value.

That is only the city’s share. Broward County, Broward County Public Schools, the South Florida Water Management District, the hospital district and others add their own rates. Some bills also carry non-ad valorem assessments; your TRIM notice, mailed each August, lists them.

The whole bill

The Property Appraiser’s millage table lists the combined rate of every taxing authority for each city. Pembroke Pines has one millage code, 2613.

Homestead exemption

If you own your home and it is your permanent residence on Jan. 1, you can claim a homestead exemption on the first and third $25,000 of assessed value (the second $25,000 does not apply to school taxes). Florida’s Save Our Homes rule then caps yearly increases in a homestead’s assessed value at 3% or the change in the Consumer Price Index, whichever is lower.

• 2027 exemption: the timely filing window runs to March 1, 2027.
• File online, or at the Property Appraiser’s office at 115 S. Andrews Ave., Room 111, Fort Lauderdale.

Buying a home? A sale resets the assessed value to full market value, so do not assume your taxes will match the seller’s. The Property Appraiser has a tax estimator.

How to appeal

The Value Adjustment Board hears disputes over your property’s value, exemptions or classification. It cannot change tax rates; for that, go to the budget hearings listed on your TRIM notice.

1. Start with the Property Appraiser. A deputy appraiser will go over how your value was set; contact the office.
2. If you still disagree, file a petition with the Value Adjustment Board by the deadline printed on your TRIM notice. The 2026 deadline for value appeals was Sept. 18, 2026. Contact the board about “good cause” late filing.
3. Petitions are filed online or with the board, which since Oct. 5, 2026, is at 1801 NW 49th St., Suite VAB2, Fort Lauderdale.

What this means for you

• Pay in November to take 4% off.
• The city kept its operating rate at 5.6690 mills; the voted debt rate fell to 0.2507.
• New homeowners: file for homestead by March 1, 2027.

Related: Pembroke Pines home prices, moving to Pembroke Pines and who to call at City Hall.

Frequently asked questions

When are Broward County property taxes due?

Bills are mailed and become payable Nov. 1 and must be paid in full by March 31 of the following year. Unpaid taxes become delinquent April 1.

What is the discount for paying Broward property taxes early?

The Tax Collector takes 4% off a bill paid in November, 3% in December, 2% in January and 1% in February. There is no discount in March.

What is the City of Pembroke Pines millage rate?

For fiscal year 2026-27 the City Commission adopted an operating rate of 5.6690 mills, the same as the year before and 4.54% above the rolled-back rate, plus a voted debt rate of 0.2507 mills.

What is the total property tax rate in Pembroke Pines?

For the 2025 tax year the combined rate of every taxing authority in Pembroke Pines, millage code 2613, was 18.8931 mills, according to the Broward County Property Appraiser.

When is the homestead exemption deadline in Broward County?

The timely filing deadline for a 2027 homestead exemption is March 1, 2027. File online with the Broward County Property Appraiser or call 954-357-5579.