Data Analysis
The median Broward County house for sale showed a $9,215 property tax bill on November 5, 2026, about $5,670 below what the county's average rate implies at its $729,000 asking price.
1,490 of 4,101 Broward house listings showed a tax bill under half the full-value figure, two days after voters approved Amendment 3.
On November 5, 2026, the median single-family house for sale in Broward County asked $729,000 and showed a 2025 property tax bill of $9,215, or 1.25 percent of the asking price. At the county's average rate of about 19.84 mills, a bill assessed at that price would be about $14,500 before exemptions, a median gap of $5,670 a year. 1,490 of 4,101 houses with a 2025 or 2026 tax line, 36 percent, showed a bill below half of that full-value figure. Condos showed 1.78 percent of price and a median gap of only $541. All MLS figures are ours, computed from BeachesMLS records.
The 2026 bills went out November 1, and on November 3 voters approved Amendment 3, which raises the non-school homestead exemption starting in 2027. Both change what a Broward buyer should expect to pay, and neither shows up in the seller's number on a listing. Our statewide property tax reset analysis explains the rule. Recent Broward coverage includes price cuts against contracts, Miramar and southwest Broward and Broward condos under contract. Monthly figures are on the Fort Lauderdale market data hub.
Why does a Broward listing understate a buyer's tax bill?
Under Florida's Save Our Homes rule, a homesteaded property's assessed value can rise no more than 3 percent a year or the inflation rate, whichever is lower. Section 193.155 of the Florida Statutes resets the assessment to just value on the January 1 after a change of ownership. A long-time owner's bill reflects years of capped growth. A buyer's first full bill starts from a new assessment that usually sits near the price paid.
Our Broward County property tax calculator uses about 19.84 mills for 2025-26, with a verified school share of 6.4845 mills. The Broward homestead exemption guide values today's exemption at about $830 a year.
How big is the gap for each type of home?
| Type (active listings with a 2025 or 2026 tax line) | Listings | Median asking price | Median listed tax bill | Bill as share of price | Under half of full-value bill |
|---|---|---|---|---|---|
| Single-family houses | 4,101 | $729,000 | $9,215 | 1.25% | 36% |
| Townhomes | 1,142 | $450,000 | $6,974 | 1.58% | 21% |
| Villas | 147 | $385,000 | $5,189 | 1.55% | 28% |
| Condos | 7,246 | $225,000 | $3,997 | 1.78% | 17% |
| Mobile homes | 84 | $199,950 | $1,339 | 0.71% | 55% |
Source: Momentum Research, computed from BeachesMLS records, Broward County active listings, snapshot November 5, 2026. Listed tax bill is the seller's annual amount as reported on the listing. Deemed reliable but not guaranteed.
Condos sit closest to a full-value bill. Many are not homesteaded, so the Save Our Homes cap never applied, and condo buyers also budget association fees, listed by community on our Broward County HOA fees page.
Which Broward cities show the biggest gap?
| City (single-family) | Active with tax line | Median asking price | Median listed tax bill | Bill as share of price | Under half |
|---|---|---|---|---|---|
| Fort Lauderdale | 771 | $1,150,000 | $11,457 | 1.08% | 43% |
| Hollywood | 421 | $649,000 | $8,925 | 1.36% | 28% |
| Pompano Beach | 264 | $642,000 | $8,590 | 1.35% | 29% |
| Miramar | 255 | $700,000 | $8,588 | 1.14% | 44% |
| Pembroke Pines | 238 | $699,950 | $7,806 | 1.06% | 45% |
| Weston | 175 | $1,130,000 | $13,381 | 1.14% | 39% |
| Tamarac | 175 | $399,900 | $6,000 | 1.61% | 25% |
| Coral Springs | 166 | $737,000 | $9,216 | 1.31% | 33% |
| Davie | 156 | $1,365,000 | $10,370 | 0.95% | 54% |
| Parkland | 130 | $1,310,838 | $17,435 | 1.36% | 25% |
Source: Momentum Research, BeachesMLS records, snapshot November 5, 2026. City follows the listing address. Deemed reliable but not guaranteed.
Davie had the largest share of house listings showing a bill under half the full-value figure, 54 percent, with a median gap near $12,000. Parkland, where much of the housing is newer and carries special district levies, showed a higher listed share of price, 1.36 percent, and only 25 percent under half.
Does the gap grow with price?
| House asking price | Active | In contract | Listings per contract | Bill as share of price | Under half |
|---|---|---|---|---|---|
| Under $400,000 | 374 | 250 | 1.5 | 1.57% | 21% |
| $400,000 to $599,999 | 1,220 | 431 | 2.8 | 1.44% | 27% |
| $600,000 to $999,999 | 1,411 | 376 | 3.8 | 1.27% | 36% |
| $1 million to $1,999,999 | 673 | 190 | 3.5 | 1.19% | 37% |
| $2 million and up | 681 | 95 | 7.2 | 0.79% | 62% |
Source: Momentum Research, BeachesMLS records, snapshot November 5, 2026. In contract counts pending and active under contract houses. Share columns use listings with a 2025 or 2026 tax line. Deemed reliable but not guaranteed.
At $2 million and up, 62 percent of houses showed a bill under half the full-value figure, and that tier had the slowest pace, 7.2 listings per contract. Under $400,000 the pace was 1.5. New construction is a special case: the 217 houses flagged as new showed a median bill of 0.31 percent of a $3.2 million median ask, because a new house is often taxed on the lot until the January 1 after it is finished.
What does Amendment 3 change for a Broward buyer?
Amendment 3 raises the homestead exemption from non-school taxes from $50,000 to $150,000 on January 1, 2027, and to $250,000 in 2028. School taxes keep the $25,000 exemption. Holding today's 19.84 mills, a homesteaded buyer at the $729,000 median house price would owe about $13,640 on 2026 rules, about $12,300 on 2027 rules and about $10,960 on 2028 rules. All three sit above the median seller's listed $9,215. Buyers who become Florida residents after December 31, 2026 wait five years for the larger exemption, and second homes and rentals get no homestead exemption at all. Our Amendment 3 passed guide and Amendment 3 calculator cover the timeline, and our November 4 brief covers the local budget reaction. Local governments can raise millage, which these estimates do not assume.
What does this mean for buyers and sellers?
For buyers, set the tax budget from the price you expect to pay, subtract any homestead exemption you will qualify for, and apply the city's millage in our Florida property tax calculator. For sellers, a buyer's lender escrows taxes on the new assessment, so the monthly cost of your house to the next owner is higher than your own bill suggests. Pace by month is in our Beaches Market Pulse.
People also ask
What is the property tax rate in Broward County?
About 19.84 mills for 2025-26, or 1.98 percent of taxable value, of which 6.4845 mills is the school levy. City and special district levies vary.
Why is the property tax on a Broward listing lower than what I will pay?
The seller's bill reflects years of Save Our Homes caps. The assessment resets to market value on the January 1 after a sale. On November 5, 2026, 36 percent of Broward house listings showed a bill under half the full-value figure at the asking price.
Does Amendment 3 lower taxes on a house I buy in Broward?
If you homestead it and already qualify as a Florida resident, the non-school exemption rises to $150,000 in 2027 and $250,000 in 2028. At the $729,000 median house price that is about $1,340 less in 2027 and $2,670 less in 2028 at today's rates.
Limitations
Tax amounts are entered on each listing and can be incomplete or out of date; listings without a 2025 or 2026 tax amount, listings under $50,000 and amounts above 6 percent of price are excluded. The full-value and homestead estimates use one county average rate and ignore non-ad valorem assessments and city differences; actual bills are set by the Broward County Property Appraiser and Tax Collector. Amendment 3 results are unofficial until certified, and the estimates hold tax rates unchanged. This is a live snapshot of BeachesMLS records and can differ from monthly inventory counts. Nothing here is tax or legal advice.
Sources
- Momentum Research, computed from BeachesMLS records, Broward County active and in-contract listings, snapshot November 5, 2026. Information is deemed reliable but is not guaranteed by the MLS to be accurate.
- Florida Statutes, section 193.155 (homestead assessment limit and change of ownership).
- Broward County Property Appraiser millage tables and BCPS 2025-26 school millage, as used in our Broward County property tax calculator.
- Amendment 3 (CS/HJR 1F) terms and unofficial result, as summarized in our Amendment 3 passed guide.
Disclosure: Jon Brooks is a co-founder of Momentum Realty, a Florida real estate brokerage that owns and funds Florida Housing Intelligence. Momentum has a financial interest in Florida real estate transactions, including in markets named here. See our editorial standards.
Market statistics in this article are computed from MLS data licensed by Momentum Realty, and are current as of the date shown. Data may be preliminary and subject to revision by its source. This article is general information, not advice about any specific property, transaction, or financial decision, and is not a representation about any specific property, community, builder, or association.
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