Pompano Beach Property Records Search

Pompano Beach property records are maintained by the Broward County Property Appraiser and the Broward County Clerk of Courts. This guide covers how to look up ownership, assessed values, sales history, homestead exemptions, and recorded documents for any parcel in Pompano Beach, one of Broward County's largest coastal cities.

How Pompano Beach Property Records Are Managed

Pompano Beach sits in Broward County, and all property records are managed at the county level. The Broward County Property Appraiser is Marty Kiar. His office is located at 115 S Andrews Avenue, Room 111, Fort Lauderdale, FL 33301. The phone is (954) 357-6830 and email is bcpamail@bcpa.net. The main website is bcpa.net.

Broward County is one of the most densely populated counties in Florida, and the Property Appraiser's office manages a large number of parcels. Pompano Beach is one of the county's larger municipalities, covering both coastal and inland areas. Despite the city's size, all assessment records flow through the single county-level office in Fort Lauderdale.

Florida law under Chapter 193 requires the Property Appraiser to assess all real property at just value every year. The Broward office does this across all property types: single-family homes, condominiums, commercial buildings, and vacant land. Pompano Beach has a mix of all of these, including a significant amount of waterfront and canal-front property that the office appraises annually.

Deeds, mortgages, liens, and other recorded instruments are held separately by the Broward County Clerk of Courts. The Clerk's records are governed by Chapter 28 of Florida Statutes. The two offices are separate. You use the Property Appraiser for assessment data and the Clerk for recorded documents.

How to Search Pompano Beach Property Records

The Broward County Property Appraiser's online search at bcpa.net is free and open around the clock. You can search any Pompano Beach parcel by:

• Owner name
• Property address
• Folio number (Broward's parcel identifier)
• Subdivision name
• Condo name and unit number

Search results show the current owner of record, the mailing address, the legal description, property classification, land area, building data, year built, and all assessed values. The sales history section shows every recorded transfer for the parcel, including sale date, price, and the type of deed used. This data is especially useful when researching comparables or checking recent arm's-length transactions in a neighborhood.

The Broward County Property Appraiser's website, shown below, is the starting point for all Pompano Beach parcel searches and exemption information.

The site includes search tools, exemption filing forms, sales data, and information about the annual assessment process. The interactive map view allows you to locate parcels visually, which can be useful for Pompano Beach properties along canals and waterways where addresses can sometimes be tricky to pin down.

For official recorded documents in Broward County, the Clerk of Courts provides an online portal. Many deeds, mortgages, and other instruments can be searched and viewed online at no charge. Certified copies carry a per-page fee under Florida law.

What Pompano Beach Property Records Show

A standard Pompano Beach parcel record from the Broward County Property Appraiser includes several data categories. Here is what you will typically find:

• Owner of record - name and mailing address of the current owner
• Folio number - Broward County's unique parcel identifier
• Legal description - taken from the most recent recorded deed
• Property use code - residential, commercial, condo, vacant, etc.
• Land area and building square footage
• Year built and construction type
• Just value - the Property Appraiser's annual market value estimate
• Assessed value - may be below just value if a homestead cap applies
• Taxable value - after all exemptions are subtracted
• Active exemptions - homestead, senior, disability, veteran, etc.
• Sales history - all past transfers with dates and prices

Pompano Beach has a strong condo market, particularly in oceanfront buildings. Condo records in Broward County work the same way as single-family records. Each unit has its own folio number, assessed value, and exemption status. If you are researching a condo, make sure you look up the specific unit number as well as the building address to get the right parcel.

Homestead Exemption for Pompano Beach Homeowners

Florida homeowners who use their property as a primary residence can apply for up to $50,000 in homestead exemption. The first $25,000 reduces the taxable value for all taxing authorities. The second $25,000 applies to assessed value between $50,000 and $75,000 and is exempt from all levies except school taxes.

You must own the property and occupy it as your permanent residence as of January 1 of the tax year. You must be a Florida resident. The deadline is March 1 each year. The Broward County Property Appraiser's homestead exemption page is at bcpa.net/homestead.asp. Applications can be filed online, by mail, or in person at the Fort Lauderdale office.

The Broward County Property Appraiser's homestead exemption page walks through eligibility, required documents, and how to file. The screenshot below shows that page.

Documents typically required include proof of ownership (a recorded deed), proof of Florida residency such as a Florida driver's license or voter registration, and a Florida vehicle registration. The office can advise on specific documentation if your situation is unusual.

The Save Our Homes cap under Section 193.155 limits annual assessed value increases to 3% or the CPI rate, whichever is less. This benefit builds over time and can be transferred to a new Florida home through portability. Both the exemption and portability applications must be submitted by March 1. Other Broward County exemptions include low-income senior, disability, widow or widower, and veterans exemptions. Call (954) 357-6830 for details on any of these.

City of Pompano Beach Government Resources

Pompano Beach City Hall is at 100 W Atlantic Boulevard, Pompano Beach, FL 33060. The general city phone is 954-786-4600. The city website is pompanobeachfl.gov. The city provides a range of services relevant to property owners, including code compliance, zoning information, and local utility services.

The Building Department handles permits for construction, renovation, demolition, and mechanical work. The Building Department phone is 954-786-4622 and the website is pompanobeachfl.gov/departments/building-department. Permit records matter when you are researching a property. They show what work was permitted, which inspections passed, and whether any open permits remain that could affect a sale. The city's online permit portal allows searches by address or permit number.

Zoning and land use information for Pompano Beach is managed by the Development Services department. If you need to know what a parcel is zoned, what uses are allowed, or whether a variance applies, that information comes from the city, not the county appraiser. Contact Development Services through the city website or the main city phone line for zoning questions.

Official Records at the Broward County Clerk

Recorded property instruments for Pompano Beach parcels are maintained by the Broward County Clerk of Courts. Under Chapter 28 of Florida Statutes, the Clerk maintains the Official Records index. For Pompano Beach properties, the Clerk holds:

• Warranty deeds and quitclaim deeds
• Mortgages and mortgage satisfactions
• Mechanic's liens and releases
• Lis pendens filings
• Judgment liens
• Easements and plats

The Clerk's online system allows public searches by party name, document type, and recording date range. Many documents can be viewed online without charge. Certified copies and physical copies carry a fee. Public access rights for these documents are established by Chapter 119 of Florida Statutes. The Clerk's main office is in Fort Lauderdale at the Broward County Courthouse.

TRIM Notice and Tax Calendar

Broward County sends TRIM notices to all property owners each August. TRIM means Truth in Millage. The notice shows your proposed assessed value for the next tax year, the exemptions the Property Appraiser has on file for your parcel, and the proposed millage rates from every taxing authority that covers your property.

The TRIM notice is not a tax bill. It is a notification and a deadline trigger. If you disagree with your assessed value or an exemption decision, you have approximately 25 days from the TRIM notice date to file a petition with the Broward County Value Adjustment Board. The VAB is independent of the Property Appraiser and conducts hearings where you can present evidence that your value is too high. The process is open to any property owner.

Final millage rates are adopted in September at public budget hearings. Tax bills are mailed in November. Early payment discounts run 4% in November, 3% in December, 2% in January, and 1% in February. The deadline to pay without becoming delinquent is March 31. After April 1, unpaid taxes are subject to the tax certificate sale process under Chapter 192.

Nearby Cities

Pompano Beach is located in northern Broward County along the Atlantic coast. Several other qualifying cities are nearby.