Brevard County property records are public files that show ownership, value, sale price, and tax data for every parcel in the county. With more than 320,000 parcels, Brevard County runs one of the largest property databases on Florida’s Space Coast.
These records cover homes, vacant land, commercial buildings, and agricultural property from Titusville and Cocoa to Melbourne, Palm Bay, and Cape Canaveral. The Brevard County Property Appraiser’s Office (BCPAO) keeps most of these files. The Clerk of Courts keeps deed records. The Tax Collector keeps tax records. Anyone can look up these records online for free.
What Brevard County Property Records Include
A Brevard County property record is a set of public data about one piece of real estate. It lists the owner’s name, mailing address, parcel number, legal description, lot size, and building details. The record shows the most recent assessed value, the just value, the taxable value, and any exemptions on the parcel.
Most records carry a sales history with past sale dates and prices. They show the year the home or building was built, the number of bedrooms and bathrooms, total living area, and features like pools or garages. Records for vacant land show the acreage, zoning, and land use code.
These records are used by buyers, sellers, real estate agents, title companies, appraisers, and investors. Lenders use them during a mortgage approval. Homeowners check them to verify tax bills or to file an appeal. Local governments use them to plan roads, schools, and emergency services.
The Brevard County Property Appraiser (BCPAO)
The Brevard County Property Appraiser’s Office, known as BCPAO, is the main source for property data in the county. The office is led by an elected Property Appraiser who serves a four-year term. Staff at BCPAO keep records on more than 320,000 parcels across the county.
BCPAO is responsible for identifying, listing, and valuing all real property in Brevard County. This covers residential homes, condominiums, rental properties, commercial buildings, agricultural land, and vacant lots. The office tracks new construction, building changes, demolitions, and updates to land use.
Each year, BCPAO sets the assessed value used by taxing authorities to create tax bills. The office does not set tax rates. Tax rates come from the County Commission, School Board, city councils, and special districts. BCPAO only sets the value side of the equation.
Florida law requires that every parcel in the county be inspected at least once every five years. BCPAO staff physically visit properties on a rolling schedule to check for new buildings, pools, and other features that affect value.
How Records Are Organized Under Florida Law
Property records in Brevard County fall into two main groups: assessment records and recorded documents. BCPAO handles assessment records. The Brevard County Clerk of Courts handles recorded documents like deeds, mortgages, liens, and satisfactions.
Assessment records fall under Florida Statute Chapter 192 and Chapter 193. Chapter 192 sets general rules for property tax in Florida. Chapter 193 explains how just value, assessed value, and taxable value are calculated. Both chapters apply to every county in the state, with Brevard as one of them.
Recorded documents are filed under Florida Statute Chapter 28, which covers the duties of the Clerk of Courts. Public access to these records is protected by Florida Statute Chapter 119, the Public Records Law. This law gives any person the right to view or copy public records for a small fee.
Tax bills fall under the Brevard County Tax Collector, with rules set by Florida Statute Chapter 197. This chapter sets the rules for tax collection, deadlines, discounts, and penalties. The Tax Collector sells tax certificates for unpaid taxes at public auction each year.
How to Search Brevard County Property Records Online
The BCPAO website at bcpao.us has a free search tool. You can look up any parcel by owner name, street address, parcel ID, subdivision, or legal description. The search shows the current owner, parcel map, building sketch, value history, and sales history.
To start a search, visit bcpao.us and click on Property Search. Enter the owner’s last name, the street address, or the parcel number. Results load in seconds and show a summary page for each parcel. From the summary, you can click through to view the parcel map, building sketch, and value details.
The Clerk of Courts runs an online search for recorded documents. Visit the Clerk’s website and look for the Official Records search tool. You can search by name, document type, date, or recording number. The system shows scanned images of the original documents.
The Florida Department of Revenue has a statewide data portal at floridarevenue.com/property that links to all 67 county property appraisers, with Brevard as one of them. The portal carries tax roll data, exemption forms, and links to local property offices.
Brevard County Parcel Search by Address, Name, or Parcel Number
Searching by address is the fastest method for most users. Type the full street address into the BCPAO search box. Use the official spelling and street suffix such as Street, Avenue, Boulevard, or Lane. The system returns one record if the address matches exactly.
Searching by owner name works for current and past owners. Enter the last name first, then the first name. If the owner is a business, enter part of the business name. The results list shows every parcel linked to that name, with any co-owners shown.
Searching by parcel number is the most precise method. The parcel number, sometimes called the parcel ID, is a unique 17-digit code assigned by BCPAO. You can locate the parcel number on a tax bill, a deed, or a prior property search. The format in Brevard is typically 27-XX-XX-XX-XX-XXXX-XXXX.XX.
You can search by subdivision name. This method works best for planned communities and condo developments. Type the subdivision name to see a list of all parcels inside that community. Each parcel can be opened for full record details.
Brevard County GIS Map
The Brevard County GIS map is an online tool that shows property lines, parcel shapes, and aerial photos. The map is hosted on the BCPAO website and updates regularly. It works in any modern web browser on a desktop, tablet, or phone.
The GIS map lets you pan, zoom, and click on any parcel. Clicking a parcel opens a popup with the owner’s name, parcel number, address, and assessed value. From the popup, you can jump to the full record detail page with sales history and building data.
Layer options on the map show flood zones, zoning, school zones, voting precincts, and evacuation zones. These layers help buyers check flood risk and hurricane evacuation status before closing on a property. The flood zone layer draws from FEMA data.
For printed maps, the GIS map has a print tool that creates a PDF or paper map with custom legends and scales. Users can measure distances and acreage with the built-in measuring tool. The map shows the location of government buildings, schools, and parks.
Brevard County Deed Records and Recorded Documents
Deed records show the transfer of property ownership from one party to another. In Brevard County, deeds are filed with the Clerk of Courts. The Clerk indexes each document by grantor, grantee, recording date, and legal description. Scanned images of the original documents are available online.
Common recorded documents cover warranty deeds, quit claim deeds, mortgages, satisfactions of mortgage, liens, easements, and death certificates. Each document carries a recording number that stays with the parcel forever. The recording number starts with the year, book, and page.
To get a certified copy of a recorded document, request one from the Clerk’s office. Certified copies carry the Clerk’s seal and are accepted for legal use. Standard non-certified copies cost less and are fine for personal reference. The Clerk charges set fees per page under Florida law.
Title companies and closing agents pull recorded documents during real estate closings. Buyers can pull the same documents to check the chain of title before buying. Lenders pull documents to verify liens and mortgages. Anyone can view these records without a special request or account.
Brevard County Tax Records and the Tax Collector
Brevard County tax records show how much each parcel owes in property taxes each year. The records cover the tax bill, paid amount, balance, discounts, and any liens. Tax records are kept by the Brevard County Tax Collector’s Office.
Tax bills are mailed each year on November 1. Taxes are due by March 31 of the following year. A 4% discount applies if paid in November, 3% in December, 2% in January, and 1% in February. After March 31, the bill becomes delinquent and interest starts to accrue.
You can pay property taxes online, by mail, or in person at the Tax Collector’s office. The Tax Collector’s website has a search tool that lets you look up a bill by parcel number or address. The tool shows the current balance, payment history, and any unpaid prior-year amounts.
If a property goes unpaid, the Tax Collector sells a tax certificate at public auction. The auction takes place each year in May or June. Investors buy the certificates and earn interest on the unpaid amount. If the owner does not pay back the certificate within two years, the investor can apply for a tax deed.
Homestead Exemption and Other Property Tax Exemptions
Florida’s homestead exemption lowers the taxable value of a primary residence by up to $50,000. The first $25,000 applies to all property taxes. The second $25,000 applies to non-school taxes. To qualify, you must own the home and live there as of January 1 of the tax year.
The filing deadline for homestead exemption is March 1. New Florida residents can file later in the year with proof of move-in. Homeowners must apply with BCPAO and supply a Florida driver’s license, vehicle registration, and voter registration. All three must show the same address.
Other exemptions cover widow or widower exemption of $500, disability exemption ranging from full to partial, veteran exemption up to full value, senior exemption of $50,000 for low-income seniors age 65 and older, and disability exemption for veterans. Each exemption has its own rules and forms.
Florida’s Save Our Homes cap limits the yearly increase in assessed value for a homesteaded property to 3% or the change in the Consumer Price Index, whichever is lower. This cap stays with the property as long as the owner keeps the homestead exemption in place.
Portability lets homeowners move their Save Our Homes savings to a new Florida home. The savings can be carried over up to $500,000 in value. The new home must become the owner’s primary residence within two years of selling the old one.
Property Transfer Records and Sales History
Property transfer records show every change of ownership in Brevard County. Each transfer is recorded as a deed with the Clerk of Courts. The record covers the sale price, the date of sale, the grantor, the grantee, and the legal description of the property.
BCPAO tracks sales history on each parcel record. The sales history lists past sales going back several decades. Each entry shows the sale date, sale price, document type, and book and page number. The book and page number lets you pull the original deed from the Clerk’s records.
Florida requires that sale price be disclosed on most property transfers. The disclosure happens on the deed and on the property transfer return filed with BCPAO. Some transfers are exempt from full disclosure, such as transfers between spouses, foreclosure deeds, and probate transfers.
Investors and appraisers use sales history to track price trends in a neighborhood. A pattern of rising or falling sale prices over three to five years shows market direction. Sales history is used to check for past liens, code violations, and flood damage.
Brevard County Real Estate Records by Property Type
Residential property records cover single-family homes, townhomes, condominiums, mobile homes, and multi-family homes. The record shows the number of units, total living area, bedroom count, bathroom count, pool, garage, and year built. Each residential record has a building sketch and a photo when available.
Commercial property records cover office buildings, retail stores, warehouses, hotels, and industrial sites. The record lists the building size, lot size, year built, tenant mix, and gross income. Some commercial records carry rent rolls and operating expense data.
Vacant land records cover lots with no buildings. The record shows the lot size, zoning, land use code, road frontage, and any wetlands or environmental features. Many vacant land records carry a soil type, FEMA flood zone, and elevation data.
Agricultural property records cover farms, ranches, groves, and timber land. The record shows the acreage, crop type, soil class, irrigation, and any farm buildings. Land classified as agricultural gets a special tax treatment based on its use value rather than market value.
Property Valuation and Assessment Rules
BCPAO values each parcel in Brevard County as of January 1 each year. The value is set based on the real estate market on that date. The office uses sales of comparable properties, income from rental properties, and the cost to build new structures.
Three values appear on every record. Just value is the property’s full market value. Assessed value is the just value minus any assessment caps. Taxable value is the assessed value minus any exemptions. The tax bill is based on the taxable value multiplied by the millage rate.
Property owners who disagree with the BCPAO value can file a petition with the Brevard County Value Adjustment Board. The deadline to file is 25 days after the notice of proposed property taxes is mailed. The board hears the case and can adjust the value.
Save Our Homes applies a 3% cap on the yearly increase in assessed value for homesteaded properties. The cap stops the assessed value from jumping all at once after a market boom. The market value, called just value, still moves with the market, but the assessed value stays capped.
Official Offices, Contact Details, and Hours
The three main offices that handle Brevard County property records are listed below. All three have the same hours of operation and serve walk-in customers during business hours.
| Office | Address | Phone | Website | Hours |
|---|---|---|---|---|
| Brevard County Property Appraiser (BCPAO) – Main | 400 South Street, Suite 1, Titusville, FL 32780 | (321) 264-6700 | bcpao.us | Mon-Fri 8:00 AM – 5:00 PM |
| BCPAO – Viera Office | 2725 Judge Fran Jamieson Way, Viera, FL 32940 | (321) 264-6700 | bcpao.us | Mon-Fri 8:00 AM – 5:00 PM |
| BCPAO – Melbourne Office | 1515 Sarno Road, Melbourne, FL 32935 | (321) 264-6700 | bcpao.us | Mon-Fri 8:00 AM – 5:00 PM |
| Brevard County Clerk of Courts | 400 South Street, Titusville, FL 32780 | (321) 637-2001 | brevardclerk.us | Mon-Fri 8:00 AM – 5:00 PM |
| Brevard County Tax Collector | 400 South Street, Suite 102, Titusville, FL 32780 | (321) 264-6900 | brevardtaxcollector.com | Mon-Fri 8:00 AM – 5:00 PM |
To reach the main BCPAO office in Titusville, take I-95 to Exit 220 (State Road 405 / Garden Street). Head east on Garden Street. Turn left onto South Street. The office is on the right side, one block past the Brevard County Government Center.
To reach the Viera office, take I-95 to Exit 191 (Viera Boulevard). Head west on Viera Boulevard. Turn right onto Judge Fran Jamieson Way. The office is on the left, next to the Brevard County Government Center complex.
To reach the Melbourne office, take US-1 (South Harbor City Boulevard) to Sarno Road. Head west on Sarno Road. The office is on the right side, about half a mile west of US-1.
Cities and Communities Covered
Brevard County covers more than 1,550 square miles along Florida’s east coast, from the Atlantic Ocean to the west of the St. Johns River. Property records cover every parcel inside the county limits, no matter the city or unincorporated area. The county seat is Titusville. Other major communities include Melbourne, Palm Bay, Cocoa, Cocoa Beach, Rockledge, Cape Canaveral, Satellite Beach, Indian Harbour Beach, Indialantic, Melbourne Beach, Malabar, Grant-Valkaria, Palm Shores, Melbourne Village, and West Melbourne. Unincorporated areas include Merritt Island, Suntree, Viera, Port St. John, Mims, Scottsmoor, and Barefoot Bay.
Key Facts About Brevard County Property Records
| Item | Detail |
|---|---|
| Total Parcels | More than 320,000 |
| County Population | About 620,000 |
| County Seat | Titusville |
| Homestead Exemption | Up to $50,000 |
| Homestead Filing Deadline | March 1 |
| Save Our Homes Cap | 3% or CPI, whichever is lower |
| Portability Limit | Up to $500,000 |
| Tax Bill Mailing Date | November 1 |
| Tax Bill Due Date | March 31 |
| Tax Certificate Auction | May or June |
| Property Inspection Cycle | Every 5 years |
| Value Adjustment Petition | 25 days after TRIM notice |
Nearby Counties
Brevard County borders four other Florida counties. If you need to check property records near a county line, you may need to look at records in more than one county. Each nearby county runs its own Property Appraiser and Clerk of Courts.
North: Volusia County. East: Atlantic Ocean. South: Indian River County. West: Orange County and Osceola County.
Frequently Asked Questions
Brevard County property records cover ownership, value, taxes, and history for every parcel. The questions and answers below address the most common requests from property owners, buyers, sellers, and researchers.
1. How do I look up who owns a property in Brevard County?
Visit bcpao.us and use the Property Search tool. Type the street address or the owner’s last name. The search returns the current owner of record, the parcel number, and the mailing address. Records update several times a week, so the most recent deed may take a few days to appear on the search results. For real-time ownership data, contact the Clerk of Courts and pull the most recent recorded deed. The Clerk’s Official Records database is updated daily as new deeds are recorded. You can also order a title search through a licensed title company for a full chain of title going back 30 years or more.
2. Are Brevard County property records free to view?
Yes. The BCPAO property search is free for all users. You do not need an account or a subscription. The Clerk of Courts lets you view recorded documents online for free. Certified copies of documents from the Clerk cost a set fee per page under Florida law. The Tax Collector’s tax bill search is free for online users. Most public records requests are filled at no cost, though some requests that take more than 15 minutes of staff time may carry a service charge. Free access applies to in-person viewing at the courthouse and to online database queries.
3. What is the difference between the Property Appraiser and the Tax Collector?
The Property Appraiser sets the value of each parcel. The Tax Collector bills and collects the taxes. The Property Appraiser does not set the tax rate. Tax rates come from the County Commission, School Board, and special districts. The two offices share data but handle different parts of the process. The Property Appraiser is your contact for value appeals and exemption filings. The Tax Collector is your contact for bill questions, payment plans, and delinquent tax issues. They are separate offices, separately elected, with separate budgets and separate staff.
4. How do I locate a parcel number in Brevard County?
The parcel number appears on your tax bill, your deed, or any prior property search. The number has 17 digits in a format like 27-XX-XX-XX-XX-XXXX-XXXX.XX. If you do not have a parcel number, you can look it up by address on the BCPAO website. The parcel number is also printed on the TRIM notice that arrives each August in the mail. Once you have the number, you can use it across all three offices for fast lookups. The number stays with the parcel even after a sale.
5. How do I file for homestead exemption in Brevard County?
Apply with BCPAO by March 1 of the tax year. You can apply online at bcpao.us, by mail, or in person at the Titusville, Viera, or Melbourne office. Bring a Florida driver’s license, vehicle registration, and voter registration. All three must show the same address. New Florida residents can file later in the year with proof of move-in. Once granted, the exemption renews each year without reapplying. The exemption stays in place as long as you own the home and live there as your primary residence.
6. Can I see past sale prices for any home in Brevard County?
Yes. The BCPAO property record shows the full sales history for most parcels. Each entry lists the sale date, sale price, document type, and the book and page number for the recorded deed. You can pull the original deed from the Clerk of Courts for the full legal record. Some transfers, such as probate and foreclosure, may show a nominal sale price of $100 or $1. Bank sales, short sales, and auction sales are also recorded with the actual sale price. Sales going back to the 1960s are in the database for most parcels.
7. What should I do if I disagree with my property’s assessed value?
File a petition with the Brevard County Value Adjustment Board. The deadline is 25 days after the notice of proposed property taxes is mailed in August. You can file online, by mail, or in person. The board will schedule a hearing with a special magistrate who can adjust the value. Bring photos, comparable sales, and repair estimates to support your case. The magistrate issues a recommendation, and the full board votes on the final decision. Most petitions are filed between August 15 and September 15 each year.