How To Search for Pembroke Pines Property Records

Florida is an ideal location for those looking to invest in real estate in places with no state income tax and strong tourism. However, make sure to conduct a property record check for every property you intend to purchase in Pembroke Pines. Doing this can help verify ownership details, determine the assessed value, and access essential information, such as sales history, permit records, exemptions, and tax history. Property records are public records. Anyone can view or copy them. Knowing where to look is key to finding property records. The following are some places you can check when searching for Pembroke Pines property records.

The city's property taxes are the backbone of its local economy, funding critical municipal services. Such services include public safety (funding for police departments, fire departments, and community safety programs), education support (school operations and teacher salaries), and infrastructure and maintenance (parks, public buildings, roads, and stormwater systems). Property taxes also support community services like senior services, city events, and recreation programs in Pembroke Pines. The Broward County Tax Collector's Office (formerly under the Records, Taxes, and Treasury Division) calculates property tax bills based on the assessed values and millage rates.

Property taxes are assessed annually on January 1st. Once the Broward County Tax Collector's Office prepares the property tax bill for each property in Pembroke Pines, it mails it to the property owner (or mortgage lenders for taxes escrowed) on or before November 1st each year. You can enjoy up to 4% discount on your tax payment if paid early. You are expected to pay the full tax amount by March of the following year. Otherwise, it becomes delinquent on April 1st, after which fees and interest are added to the main tax amount. If a property tax is left unpaid for a long time in Pembroke County, the county authority will place a lien on the property and foreclose it, after which it could be auctioned.

You can pay property taxes online, by mail, in person, or through a Dropbox. Use the Broward County Tax Payment portal to make payments by credit/debit card, e-check, or electronic check. You can also pay in person (full payment) by visiting any Wells Fargo branch in the county. To use a Dropbox, bring payment to any of the secure drop-box locations at the Broward County Government Center. Alternatively, you can mail a check (payable to the Broward County Tax Collector) to P.O. Box 105048, Atlanta, GA 30348-5048.

Assessments

Property assessment involves determining the value of a property for tax purposes. The Broward County Property Appraiser's Office (BCPA) handles property assessment for Pembroke Pines each year. It does this by either using an appraisal system that considers property characteristics, recent comparable sales, rental income potential, or the cost of replacing the property minus depreciation. Real properties are reassessed annually as of January 1st.

If you disagree with your property tax assessment, especially after comparing the assessed value with similar properties in your area, contact the BCPA to discuss and possibly resolve it informally. If left unresolved, you may file a petition with the Broward County Value Adjustment Board (VAB) within 25 days of receiving the Notice of Proposed Property Taxes, also known as the TRIM Notice. The last recourse is to seek judicial review in the Circuit Court if you believe VAB's adjustment of the tax bill still shows some discrepancies.

Appraisals

A property appraisal is the professional evaluation of a property's current fair market value(FMV) for specific real estate transactions. In Pembroke Pines, a property's fair market value can serve as an unbiased estimate for use in property refinancing, insurance, mortgage lending, property analysis before sale or acquisition, and several other legal purposes.

Tax Rates

The median effective property tax rate in Pembroke Pines, FL, is about 1.16%. This is higher than the national average (1.02%) and state median (1.14%). You will pay an average of $4,210 in property taxes if you own a property in the city. This amount is notably higher than the average national property tax bill of about $2,400.

The following shows how Pembroke Pines property taxes compare to other counties in Florida:

• Flagler County 0.78%
• Collier County 0.66%
• Gulf County 0.56%
• Hardee County 1.04%
• St. Lucie County 0.94%
• Suwannee County 0.72%
• Alachua County 0.98%
• Glades County 1.013%
• Indian River County 0.72%
• Okeechobee County 0.75%
• Sumter County 0.82%
• Polk County 0.73%

Exemptions

Pembroke Pines property taxes are relatively higher than the state and national averages. However, the county offers residents who may find it challenging to pay annual taxes some exemptions to help reduce their tax burdens. The following types of property tax exemptions are available in Pembroke Pines:

• Senior Exemption: For residents 65 years or older whose household incomes are below a certain threshold.
• Homestead Exemption: Reduces assessed value by up to $50,000 for permanent Florida residents who own a home in the city.
• Disability Exemption: Provides up to $500 exemption for permanently and totally disabled homeowners, as well as blind homeowners.
• Veteran's Exemption: Offers up to $5,000 exemption from property tax payments.
• Widows/Widowers Exemption: Reduces assessed value by $500.

You can contact the Broward County Property Appraiser's Office at (954) 357-6830 to apply for any of these property tax exemptions.

Any construction, repair, alteration, demolition, or installation that potentially affects structure, safety, or utilities in Pembroke Pines needs a building permit, which you can obtain from the Pembroke Pines Building Department. Routine cosmetic work, like flooring, painting, or any minor repairs on a building, does not need a permit. You may apply for a permit online through the City's HUB or in person at the Building Department located at 601 City Center Way, Second Floor.

The Pembroke Pines Building Department issues varying types of building permits. You can obtain any of the following permits, depending on what you intend to do:

General Building Permits

• New Construction Permits: Required for building new commercial and residential structures.
• Roofing Permits: Required for new roofing, roof replacement, and major roof repairs.
• Demolition Permits: Required for partial or complete demolition of structures.
• Alterations and Additions Permits: Required for modifying or expanding existing buildings.
• Shed and Accessory Structure Permits: Required for the installation of detached garages or storage sheds.
• Fences and Walls Permits: Required for installing or replacing walls, gates, or fences
• Windows and Doors Permits: Required for the installation or replacement of exterior doors and impact-rated windows.

Specialty Permits

• Plumbing Permits: Required for all plumbing works, including new plumbing lines, water heater replacement, kitchen and bathroom modifications, and sewer/septic connections.
• Gas Permits: Required for the installation of gas appliances and natural gas lines.
• Electrical Permits: Required for all electrical works, including wiring, generator installations, and electrical panel upgrades.
• Solar Panel Permits: Required for the installation of solar photovoltaic systems and solar water heating.
• Mechanical Permits: Required for installing or replacing air conditioning systems, ductwork, or ventilation systems.

When applying for any of these permits, you must submit the proper documentation (building plans, blueprints, contractor licenses, materials lists, etc.). You must also pay the appropriate fee.

Building inspections are part of the permit process, and they ensure that the work complies with local building and safety codes. You can schedule an inspection through the online portal or in person at the office during regular business hours.

Nationally recognized as one of the best cities to live in the United States, Pembroke Pines has over 20 public parks, including CB Smith Park, which is popular for its water park, music festivals, and fishing. Many of the city's residents identify as Latino or Hispanic, making it one of the most culturally diverse places in South Florida.

Located in southeastern Florida's Broward County, and situated between Fort Lauderdale and Miami, the City of Pembroke Pines has a population of over 171,000 residents. About 63,990 of the available 66,800 housing units are occupied. At least 70.6% of the occupied housing units are owner-occupied, while 20.4% are renter-occupied. The city offers a mix of varying housing options, including luxury estates, condos, retirement communities, townhomes, and single-family homes, which are the most popular. The average price of a house in Pembroke Pines, FL, is around $495,000, about 3% down from the past year. The median sale price per square foot is $305.

Home prices in Pembroke Pines, FL, may vary, depending on where you live in the city. See some examples below:

• Pembroke Lakes $272,600
• Grand Palms $687,000
• Town Gate $675,500
• Lake of Western Pines $715,350
• Walnut Creek $615,240

The real estate market in Pembroke Pines is shifting towards a buyer's market, as inventory levels are higher, offering buyers more leverage. On average, homes stay listed on the market for about 79 days, up by nearly 40% over the past year. In addition, median prices are declining modestly. With its strategic location between Fort Lauderdale and Miami, Pembroke Pines offers a suburban living experience with access to urban amenities and infrastructure.