Pembroke Pines City property records are public files held by Broward County offices. These records show who owns a home, how much it is worth, what taxes apply, and what legal papers are linked to each parcel.
Anyone can look up a property in Pembroke Pines by using the county’s free online tools. The main office that handles these records is the Broward County Property Appraiser. The office keeps a full database of every parcel inside the city limits, including land, homes, condos, and vacant lots.
Most people who search for Pembroke Pines City property records want to check ownership, confirm a parcel number, see past sales, or check if a tax exemption is in place. Some want to look up a home they plan to buy. Others want to check the value of their own house. The county website makes all of this possible without visiting any office in person.
Broward County Property Appraiser: The Main Source for Pembroke Pines Records
The Broward County Property Appraiser (BCPA) is the office that holds the official property data for Pembroke Pines. Pembroke Pines is one of the largest cities in Broward County. Because the county handles all property data, every city inside the county, including Pembroke Pines, uses the same database.
The Property Appraiser’s office is in Fort Lauderdale, but it serves all cities in the county, including Pembroke Pines. The office phone number is 954-357-6830. The website is bcpao.us. The office is open Monday through Friday from 8:00 a.m. to 5:00 p.m.
The Property Appraiser does more than just store records. The office places a value on every property each year as of January 1. It also handles exemption applications, like the homestead exemption, senior exemption, and veteran exemption. If you have a question about your property’s value or your exemption status, this is the office to contact.
What Records the Property Appraiser Keeps
The BCPA database holds many types of records. These include:
- Owner name and mailing address for each parcel
- Property address and legal description
- Parcel number, also called folio number
- Land size in square feet or acres
- Building size, year built, and number of rooms
- Assessed value for each tax year
- Just value, which is the market estimate
- Exemptions currently on file
- Sales history with dates and prices
- Map and parcel boundaries through GIS tools
All of these records are public. You can view them online through the property search tool. The search is free, and no account is required. You can search by name, address, or folio number.
How to Search Pembroke Pines Property Records Online
The Broward County Property Appraiser website has a search tool at bcpao.us. The tool is simple to use. You can enter a name, an address, or a parcel number in the search box. The system will show matching properties. Once you click on a property, you will see a full report with ownership, value, sales, and exemption data.
The website has three search modes:
- Basic address search: Type a full or partial address to see all properties at that location.
- Range address search: Search a range of house numbers on a specific street.
- Owner or parcel search: Look up a property by the owner’s name or the folio number on the tax bill.
If you are not sure of the exact spelling of a name, try a partial search. The system will return close matches. Once you pick the right property, the report will show all public data tied to that parcel.
Reading a Property Record Report
A property record report has several sections. The top section shows the owner name and mailing address. The next section shows the property’s site address and folio number. The middle section shows the land and building details. The bottom section shows the value history, exemption status, and tax information for the past several years.
Pay close attention to the exemption field. If a homestead exemption is on file, the assessed value will be much lower than the just value. This is because Florida law caps how much the assessed value can grow each year once a homestead exemption is in place. If no homestead exemption is on file, the assessed value and just value will be closer together.
Pembroke Pines Parcel Lookup by Folio Number
Every property in Broward County has a unique folio number. This number is also called a parcel number. It is printed on the property tax bill. The folio number looks like 51-39-00-00-0000. Each part of the number holds a code for the county, municipality, and parcel.
To look up a property by folio number, go to the BCPA website and select the option to search by parcel ID. Type the full folio number and press enter. The system will pull up the property record.
The folio number is the most exact way to find a property. If you have the folio number from a tax bill or a deed, you can pull up the record in seconds. This method avoids any confusion with similar street addresses or owner names.
Pembroke Pines Property Tax Records and Payment
The Broward County Tax Collector’s Office handles property tax payments. The office is separate from the Property Appraiser. The Tax Collector mails tax bills each year. Bills are usually sent in late October or early November. Taxes are paid by March 31 of the following year to avoid a discount loss. After that date, the tax becomes delinquent and late fees apply.
The Tax Collector’s website is browardtax.org. You can look up your tax bill by name, address, or folio number. You can also pay your bill online with a bank account or credit card. The Tax Collector’s main office is at 115 S. Andrews Ave, A-100, Fort Lauderdale, FL 33301. The general email is revenue@browardtax.org.
The Tax Collector does not set tax rates or value property. The Tax Collector only collects the bill that the Property Appraiser and other taxing authorities send. If you have a question about your property’s value, contact the Property Appraiser at 954-357-6830.
Pembroke Pines GIS Map and Parcel Viewer
The Broward County Property Appraiser website has a GIS map. GIS stands for Geographic Information System. The GIS map shows every parcel in the county as a colored shape on a satellite or street map. You can zoom in to see a single house or zoom out to see whole neighborhoods.
To use the GIS map, go to the BCPA website and click on the map link. You can search for a property by address, then the map will zoom to that location. Click on the parcel shape to see the owner name, folio number, and value. The GIS map is a great tool if you want to see property lines, check the size of a lot, or compare nearby parcels.
The City of Pembroke Pines also has its own GIS Hub. This hub is at pembrokepines.maps.arcgis.com. The city GIS hub shows parks, schools, recreation centers, commercial zones, and other city features. It does not replace the county property records, but it adds local data on top of the county map.
Pembroke Pines Deed Records and Official Records Search
Deed records, mortgages, liens, and other legal documents are not held by the Property Appraiser. These records are held by the Broward County Clerk of the Circuit Court. The Clerk records legal documents that affect real property. The Clerk’s office is at 201 SE 6th Street, Fort Lauderdale, FL 33301.
The Clerk’s office has an online records search tool. You can look up recorded documents by name, document type, or date range. The search tool shows official copies of deeds, mortgages, satisfaction of mortgage, liens, and other filings. Some searches are free, but certified copies of documents do carry a fee.
If you are buying a home in Pembroke Pines or researching a property, the Clerk’s records are a key source. They show the chain of ownership, any liens, and any pending legal action tied to the parcel.
Homestead Exemption in Pembroke Pines
Florida’s homestead exemption lowers the taxable value of your home. Pembroke Pines residents can apply for this exemption at the Broward County Property Appraiser’s office. The deadline to apply is March 1 each year. You must have owned the home and lived there as your primary residence as of January 1.
To apply, you need to bring:
- A Florida driver’s license or state ID showing the home address
- Florida vehicle registration showing the home address
- Florida voter registration showing the home address, if you are a U.S. citizen
- A signed application form from the Property Appraiser’s office
The homestead exemption can lower your taxable value by up to $50,000. The first $25,000 applies to all tax levies. The second $25,000 applies to value between $50,000 and $75,000, but not to school taxes. Once approved, the Save Our Homes cap limits how much your assessed value can grow each year to 3% or the rate of inflation, whichever is lower.
The Broward County Property Appraiser visits Pembroke Pines City Hall on the second Tuesday of each month from 9:00 to 11:00 a.m. to help residents with exemption applications. Appointments are recommended. You can also apply online through the BCPA website at web.bcpa.net.
Other Property Exemptions for Pembroke Pines Residents
Beyond homestead, Pembroke Pines residents may qualify for other exemptions. These include:
- Senior exemption: For residents age 65 and older who meet income limits.
- Veteran exemption: For honorably discharged veterans with a service-connected disability.
- Disability exemption: For residents with a total and permanent disability.
- First responder exemption: For first responders injured in the line of duty.
- Widow or widower exemption: A $500 exemption for surviving spouses.
- Portability: Lets you transfer up to $500,000 of your Save Our Homes benefit to a new Florida home.
Call the Property Appraiser’s office at 954-357-6830 to ask which exemptions fit your situation. The staff can tell you what papers to bring and how to apply.
Appealing a Property Value in Pembroke Pines
If you think the value placed on your Pembroke Pines home is too high, you can file an appeal. The first step is to call the Property Appraiser at 954-357-6830 and ask for an informal review. The office can explain how it valued your home and may adjust the value if you present strong evidence.
If the informal review does not resolve the issue, the next step is to file a petition with the Broward County Value Adjustment Board. The deadline is printed on your TRIM notice, which arrives in August. A special magistrate hears the case, reviews the evidence, and makes a recommendation to the board. Filing fees are small, and most cases are settled at this level.
You can present evidence such as recent sales of comparable homes, a private appraisal report, or photos showing the home’s condition. The more evidence you bring, the better your chance of a lower value.
Pembroke Pines Real Estate and Sales Records
The Property Appraiser keeps a record of every arm’s-length sale. An arm’s-length sale is a real sale between a willing buyer and seller. The sale price, date, and terms are recorded in the system. You can see the full sales history of a property by clicking on the sales tab in the property record report.
Sales data is helpful for many reasons. Buyers can check whether the price they are paying is fair. Sellers can see how much nearby homes sold for. Investors can spot trends in neighborhoods. Appraisers use this data to set values.
For the most accurate sales data, the county record is the best source. Online real estate sites may show listed prices, but only the county record shows the actual sale price that was recorded with the deed.
Pembroke Pines Vacant Land and Ownership Records
Vacant land in Pembroke Pines is tracked the same way as improved property. Each vacant parcel has a folio number, an owner, and an assessed value. You can search vacant land by owner name, by address, or by clicking on the GIS map.
Vacant land records show the lot size, zoning, and any special tax classifications. Some vacant parcels in Pembroke Pines carry an agricultural classification, which lowers the tax bill. To see if a parcel has a special classification, look at the exemption and classification fields in the property record report.
Pembroke Pines Property Records Privacy and Public Access
Florida law makes most property records public. Under Florida Statute Chapter 119, anyone can look at or copy public records held by government offices. The Property Appraiser’s office follows this law. The online tools are open to the public, and so is the office in Fort Lauderdale.
Some personal data, such as Social Security numbers and bank account numbers, is redacted from public records. But the owner’s name, address, and parcel data are all open. If you want to remove your personal information from certain public websites, Florida offers a security program through the property appraiser. You can ask to have your information shielded from online public searches if you meet the rules.
Contact Information for Pembroke Pines Property Records
Broward County Property Appraiser
Phone: 954-357-6830
Website: bcpao.us
Hours: Monday through Friday, 8:00 a.m. to 5:00 p.m.
Broward County Tax Collector
Address: 115 S. Andrews Ave, A-100, Fort Lauderdale, FL 33301
Email: revenue@browardtax.org
Website: browardtax.org
Broward County Clerk of the Circuit Court (Official Records)
Address: 201 SE 6th Street, Fort Lauderdale, FL 33301
Website: browardclerk.org
City of Pembroke Pines
Website: ppines.com
City of Pembroke Pines GIS Hub
Website: pembrokepines.maps.arcgis.com
Tips for Getting the Most Out of Property Records
Use the folio number when you can. It is the fastest way to find a property. If you only know the address, use the basic address search. If you know the owner, use the owner search. Cross-check with the Clerk’s office for deed and lien data. Compare sales of similar homes in the same neighborhood. Check the exemption status before you buy a home. If the seller has a Save Our Homes cap, the new assessed value will reset to market value when you take ownership.
Save or print the property record for your files. If you are buying a home, share the record with your title company. The records are accepted as proof of ownership and value by most lenders, real estate agents, and insurance companies.
How Property Records Affect Buying a Home in Pembroke Pines
Before you buy a home in Pembroke Pines, check the property record. The record tells you who owns the home, how much it is worth, what taxes it carries, and whether there is a homestead exemption. If a homestead exemption is in place, the assessed value is much lower than the market value. Once you buy the home, the assessed value will be reset to the sale price. This can mean a much higher tax bill in the first year.
Check for liens, code violations, and pending legal action. The Clerk’s records will show liens. The city building department can show code violations. Both should be cleared before closing on a property.
Pembroke Pines Property Records and Tax Estimates
To estimate your future tax bill, use the value from the property record and the local millage rate. Broward County publishes millage rates each year on the Property Appraiser’s website. The total tax bill is the taxable value multiplied by the combined millage rate. Exemptions lower the taxable value, so a home with a homestead exemption has a lower tax bill than a similar home without one.
Tax rates change each year based on budgets set by the city, county, school board, and other taxing authorities. The TRIM notice, sent in August, lists each authority and its millage rate. The TRIM notice also shows how to file an appeal if you disagree with the value.
Frequently Asked Questions About Pembroke Pines City Property Records
The following questions cover common issues people run into when they search for property records in Pembroke Pines. The answers below give the clearest, most current facts about the records system and how to use it.
Where do I search for Pembroke Pines property records online?
You can search Pembroke Pines property records at the Broward County Property Appraiser website at bcpao.us. The site lets you search by owner name, property address, or folio number. Each search shows owner data, value, sales history, exemptions, and parcel maps. The search is free, runs 24/7, and needs no account. For deed and lien records, use the Broward County Clerk of Court website at browardclerk.org. The city GIS hub at pembrokepines.maps.arcgis.com also shows parcel data on an interactive map.
How do I find the owner of a property in Pembroke Pines?
To find the owner of a Pembroke Pines property, go to bcpao.us and use the owner name search or the address search. Type what you know and review the results. The report will list the current owner’s name, mailing address, and any transfer history. If the property was sold in the past year, the new owner should appear in the record. For a recorded deed, search the Clerk of Court’s official records. The deed shows the exact legal transfer of ownership and any conditions tied to the title.
How do I look up a Pembroke Pines property by parcel number?
To search by parcel number, go to the BCPA website and select the folio or parcel search option. Type the full folio number exactly as it appears on the tax bill. The system will pull up the property record in seconds. The folio number is the best way to find a specific parcel, since names and addresses can be similar. If you do not have the folio number, the Clerk’s deed records or your closing papers should list it. The Property Appraiser office can also look up a folio number if you call 954-357-6830.
Are Pembroke Pines property records free to view?
Yes, basic property records are free to view. The BCPA website gives full access to ownership, value, and exemption data at no cost. The Clerk of Court’s online records are also free to search. Some certified copies of deeds or other documents carry a small fee per page. Property record printouts from the BCPA site are also free. You only pay if you need a stamped or certified copy for legal or lending use.
How do I apply for a homestead exemption in Pembroke Pines?
To apply for a homestead exemption, you must own the home and live there as your primary residence as of January 1. The deadline to file is March 1 each year. You can apply online at web.bcpa.net, by mail, or in person at the BCPA office in Fort Lauderdale. You can also meet the BCPA team at Pembroke Pines City Hall on the second Tuesday of each month from 9:00 to 11:00 a.m. Bring a Florida driver’s license, Florida vehicle registration, and Florida voter registration, all showing the home address. Once approved, the exemption lowers your taxable value by up to $50,000.
What is the difference between the Property Appraiser and the Tax Collector?
The Property Appraiser and the Tax Collector play different roles. The Property Appraiser places a value on each property, keeps ownership data, and administers exemptions. The Tax Collector mails tax bills and accepts payments. The Property Appraiser does not collect taxes. The Tax Collector does not set values. For value or exemption questions, call the Property Appraiser at 954-357-6830. For tax bill or payment questions, contact the Tax Collector at browardtax.org or revenue@browardtax.org.
Can I check if a Pembroke Pines home has any liens or code violations?
Yes. To check for liens, search the Broward County Clerk of Court official records at browardclerk.org. Recorded mortgages, judgments, tax warrants, and mechanic liens all show up in this system. To check for code violations or open permits, contact the Pembroke Pines Building Department through the city website at ppines.com. The Building Department can tell you about open permits, unsafe structure records, and code enforcement actions on a specific address. Checking both sources gives a clear picture of the property’s legal status before a sale or refinance.