County guide · Broward
Broward County property search: BCPA records, folio numbers and the roll in numbers
Search a Broward parcel on the Broward County Property Appraiser's site, bcpa.net, by owner, address, subdivision or its 12-digit folio. The folio's first six digits are the survey township, range and section, so neighbors share them. A third of Broward's parcels are condominium units, which changes how you read values, sales and flood maps there.
Step 1: search on BCPA
The appraiser's record search finds a parcel by owner name, street address, subdivision or property ID, and has a separate sales search and a maps and aerials page. Open the parcel's record for its owner, values, exemptions and sales.
BCPA's own home page warns that a change in ownership resets the assessed value to full market value. On a homesteaded house, the current owner's taxes say little about a buyer's.
Step 2: read the folio
Every Broward parcel ID on the 2026 roll is 12 digits. In all 754,549 of them, digits one and two are the township, three and four the range, five and six the section of the public land survey. The township runs from 47 at the county's north edge to 51 at its south, and nearly every range from 39 to 43, the higher numbers nearer the coast. Two folios that start alike sit in the same square-mile section, which makes the folio a quick way to tell whether two records are neighbors.
Broward's roll, measured
| Measured on 31 October 2026 | Value |
|---|---|
| Parcels on the 2026 preliminary roll | 754,549 |
| Single-family homes | 391,146 |
| Condominium units | 253,770 |
| Parcels with a homestead exemption | 419,468 (55.6%) |
| Median qualified sale, single family, Oct 2025 to Sep 2026 | $575,500 (21,044 sales) |
| Median qualified sale, condominium, same months | $220,000 (14,005 sales) |
| Parcels whose owner is matched to a Sunbiz company | 84,830 (11.2%) |
| Total 2026 millage, lowest to highest district | 16.4077 to 25.1527 |
Sales are those the appraiser coded as qualified, one parcel per deed. The millage comes from BCPA's 2026 final millage table, which lists 943 tax districts: county operating 5.6628 mills and school 6.4527 everywhere, then a city rate of 2.3341 to 8.6000 and special districts on top. The middle district pays 20.3459. To turn that into a bill, see how to estimate a Florida property tax.
Flood: AH is the Broward zone to know
Of the 486,702 Broward parcels we place on FEMA's map, 155,269 (31.9%) are in the 1% annual chance floodplain. Most are AE (113,284), but 41,667 are AH, the shallow ponding zone, far more than the coast's VE (206). Condominium units are not in that count: a unit has no lot of its own, so read the zone of the building's land. What each zone means is set out separately.
Zoning: city by city
In Broward each city zones the land inside its limits. Our map shows zoning for 11 of them, 408,314 parcels or 54.1% of the county:
| City | Parcels zoned |
|---|---|
| Fort Lauderdale | 84,818 |
| Hollywood | 63,012 |
| Pembroke Pines | 59,438 |
| Pompano Beach | 51,733 |
| Miramar | 41,928 |
| Tamarac | 32,290 |
| Lauderhill | 24,337 |
| Coconut Creek | 21,680 |
| Dania Beach | 13,991 |
| Parkland | 13,152 |
| Pembroke Park | 1,935 |
The largest gaps, by the city in the parcel's site address, are Coral Springs (41,056 parcels), Sunrise (37,779), Deerfield Beach (36,804), Davie (34,046) and Plantation (32,994). For those, ask the city's planning and zoning office. Future land use covers 99.6% of the county.
Where this stops
- The roll is the state's 2026 preliminary roll. Values can change after the value adjustment board.
- BCPA's record is about the parcel. Liens, permits and open code cases sit with the clerk, the cities and the county, not on the roll: see official records vs the property appraiser.
- A homestead on a parcel tells you the owner filed for it, not who lives there today.
On Map Views
Type a Broward address and the report shows the owner, values, sales, zoning where the city publishes it, future land use, flood zone and wetlands, with a link to the Property Appraiser. When the owner is a company, its Sunbiz filing and officers come with it, and one tap lists every parcel that owner holds in any county.
The Broward County Property Appraiser's record is the authority for ownership, values and exemptions. Our data is the state's roll and public layers as published; check BCPA before anything important rests on a number here.