Pembroke Pines Property Records

Property records for Pembroke Pines are maintained by the Broward County Property Appraiser at its main office in Fort Lauderdale. The records cover all parcels within Pembroke Pines city limits and include ownership history, assessed values, taxable values, exemptions, legal descriptions, land and building data, and sales information. Pembroke Pines is one of Broward's largest cities by population, with a mix of residential neighborhoods and commercial areas. This page covers how to search property records, how to apply for a homestead exemption, and what city departments maintain related building and zoning records.

Broward County Property Appraiser

All Pembroke Pines property records are held by the Broward County Property Appraiser (BCPA). The office is at 115 S Andrews Ave., Room 111, Fort Lauderdale FL 33301. Phone is (954) 357-6830 and general email is bcpamail@bcpa.net. Office hours are Monday through Friday, 8:00 a.m. to 5:00 p.m. The full website is at bcpa.net.

Even though the BCPA office is in Fort Lauderdale, Pembroke Pines residents can handle nearly everything online. The search portal lets you find any parcel by owner name, address, or parcel ID. Once you pull up a record, you can view ownership details, assessed value, taxable value, land information, building characteristics, sales history, and any exemptions currently on the property.

The BCPA website provides a full online search tool for all Broward County parcels, including those in Pembroke Pines.

Search Pembroke Pines parcels at bcpa.net by address, name, or parcel identification number.

Homestead Exemption and Assessment Limits

Pembroke Pines homeowners who use their property as a primary residence can apply for Florida's homestead exemption. The exemption reduces assessed value by up to $50,000. The first $25,000 applies to all tax levies; the second $25,000 applies only to non-school levies. This can mean meaningful savings on your annual tax bill.

You must apply by March 1 of the tax year. Late applications do not take effect until the following year. Applications go through the BCPA exemptions team. You can email exemptions@bcpa.net, call (954) 357-5579, or submit through the online portal at bcpa.net.

Florida's Save Our Homes provision caps the annual increase in a homestead property's assessed value at 3% or the Consumer Price Index rate, whichever is lower. For long-time Pembroke Pines residents, this means taxable value may be well below current market value. When a homestead property sells, the assessment resets to market value for the new owner.

Other exemptions available in Broward County include senior, disability, veteran, widow and widower, and first responder exemptions. Each has specific eligibility rules. Contact the BCPA for details on documentation requirements.

How to Use the BCPA FAQ Tool

The BCPA runs an online question-and-answer tool that covers common property record and exemption questions. It is a practical first stop before calling the office.

The BCPA Ask-Questions tool helps Pembroke Pines residents find answers to common property record, exemption, and valuation questions without calling or visiting the office.

Get answers to common questions at web.bcpa.net/bcpaclient/#/Ask-Questions.

If you need forms for exemption changes, portability applications, or address corrections, the BCPA forms library is at bcpa.net/forms.asp. Completed forms can be emailed to CSEmgmt@bcpa.net or faxed to (954) 357-6188.

Deed Fraud Protection: Owner Alert

The Broward County Property Appraiser offers a free Owner Alert service. When you sign up, the office sends you an email if it receives a document that could change your property's ownership. This gives you early notice to check whether the change was authorized and take action fast if it was not.

To enroll, email owneralert@bcpa.net or call 954-357-5579. You will need your name, Property ID, and email address. There is no cost. For Pembroke Pines homeowners who travel or own rental properties, this kind of early-warning system is worth setting up.

City of Pembroke Pines Building Department

The City of Pembroke Pines Building Department handles permits, inspections, and code records for all properties within city limits. Phone for the building department is 954-450-6020. The online portal is at ppines.com/187/Building-Department, where you can search permits and check the status of open or past inspections.

Building records matter when you are researching a property's full history. A property with unpermitted additions, open code violations, or failed inspections can present legal and financial risks. Checking the Building Department records alongside the Property Appraiser data gives you a more complete picture. Permit records in Pembroke Pines are public and generally accessible through the city's online system.

For general city services, contact the City of Pembroke Pines at 10100 Pines Boulevard, Pembroke Pines FL 33026, phone 954-431-2200, or visit ppines.com.

Florida Statutes Governing Property Records

Florida property assessments are regulated by Chapter 192 and Chapter 193 of the Florida Statutes. Chapter 192 covers the general framework for property taxation. Chapter 193 governs how property appraisers assess real and personal property each year, including timelines, methods, and record-keeping requirements.

Public access to property records is protected under Chapter 119, Florida's Public Records Law. This law makes most property and assessment records available to anyone upon request. Recorded documents like deeds and mortgages are filed with the Broward County Clerk of Courts; fees for certified copies are governed by Chapter 28.

Nearby Cities

Pembroke Pines is in the southern part of Broward County, close to several other major cities with property record pages.