Florida has no state income tax — which is one of the top reasons people move here. However, property taxes are a significant cost of homeownership in Broward County. Here's how they work.
How Property Taxes Are Calculated
Your property tax bill is based on two components: the assessed value of your property and the millage rate applied by various taxing authorities.
Assessed Value
The Broward County Property Appraiser determines the assessed value of your property as of January 1 each year. For properties without homestead exemption (non-homesteaded properties, investment properties, new purchases), the assessed value is generally close to market value.
For homesteaded properties, the Save Our Homes cap limits annual assessment increases to 3% or the CPI — so assessed value can be significantly lower than market value for long-term homeowners.
Millage Rate
The millage rate is expressed in mills (1 mill = $1 per $1,000 of assessed value). Your total tax bill is the sum of millage rates from multiple taxing authorities:
- Broward County government
- School Board of Broward County
- South Florida Water Management District
- Your city or municipality (if incorporated)
- Special districts (Children's Services, libraries, etc.)
Total effective millage in Broward County cities typically ranges from approximately 17 to 22 mills, depending on location. Unincorporated Broward areas tend to have slightly lower rates.
Example Calculation
Home assessed at $350,000, homestead exemption of $50,000, millage rate of 20 mills:
- Taxable value: $350,000 − $50,000 = $300,000
- Annual tax: $300,000 × 0.020 = $6,000
When Are Tax Bills Due?
Property tax bills are mailed in November and are due by March 31 of the following year. Taxes become delinquent on April 1.
Early Payment Discounts
Florida rewards early payment with significant discounts:
- November: 4% discount
- December: 3% discount
- January: 2% discount
- February: 1% discount
- March: No discount; full amount due
Paying in November instead of March on a $6,000 bill saves $240 — a worthwhile incentive.
How to Appeal Your Assessment
If you believe your property's assessed value is higher than the market value, you can file a petition with the Broward County Value Adjustment Board (VAB). The deadline is typically September 18 (25 days after the Truth in Millage TRIM notice is mailed in August). You'll need to provide comparable sales data or an independent appraisal to support your position.
The Broward County Property Appraiser's office can also informally review assessments — contact them before filing a formal VAB petition.
What New Buyers Should Know
When you purchase a home, the property is reassessed at or near market value for the year of purchase. If the previous owner had a large Save Our Homes benefit, your first full-year tax bill may be significantly higher than the seller's. Ask your real estate agent to provide an estimated tax calculation based on your purchase price, not the seller's current tax bill.