Pembroke Pines Property Tax Rate: Millage, Exemptions, and Discounts

The combined Pembroke Pines property tax rate is approximately 18.8931 mills for the 2025 tax year, which works out to about $18.89 for every $1,000 of taxable value.¹ On a home with $200,000 in taxable value, that comes to roughly $3,779 before any early-payment discounts. The rate sits slightly below the Broward County average of about 19.84 mills across all municipalities.² What you actually pay depends far more on your exemptions and how long you’ve owned the home than on the headline rate.

Who Levies the Rate

Your bill is not set by a single government. The combined millage layers together levies from the City of Pembroke Pines, the Broward County Commission, the Broward County School Board, the South Florida Water Management District, the Children’s Services Council, and several smaller entities. Florida law gives counties up to four millage categories, municipalities up to four, school districts up to five, and a separate rate for each independent special district.³ Each authority sets its own rate independently, and the sum is what shows up on your TRIM notice and bill.

Before any authority finalizes its rate, the property appraiser calculates a “rolled-back rate,” which is the millage that would produce the same revenue as the prior year on the newly assessed values. Anything higher than the rolled-back rate must be advertised and taken to public hearing under the Truth in Millage process.⁴ Those hearings in late summer are the only chance to push back on a proposed increase before it locks in.

Homestead and Other Exemptions

If the home is your permanent residence as of January 1, the homestead exemption removes up to $25,000 from assessed value for all taxing authorities and an additional $25,000 on assessed value above $50,000 for every levy except the school district.⁵ On a home assessed at $300,000, that trims roughly $50,000 off taxable value for most levies and $25,000 for the school portion, which translates to over $800 a year in savings at current rates.

You apply through the Broward County Property Appraiser’s website. For the 2026 tax year, the timely filing window runs through March 2, 2026, with a late filing deadline of September 18, 2026. State law bars filing after the late deadline regardless of the reason.⁶

Additional Exemptions Worth Checking

Several other exemptions stack on top of the standard homestead for qualifying residents:

Senior exemption for homeowners 65 and older, up to an additional $50,000 if household adjusted gross income falls below an annually adjusted threshold. For 2025, that ceiling was $38,686, and the local governing authority must have adopted the ordinance authorizing the benefit.⁶⁷
Full exemption from property taxes on the homestead for honorably discharged veterans with a service-connected total and permanent disability, extending to the unremarried surviving spouse.⁶
$5,000 exemption for veterans with at least a 10% service-connected disability.
$5,000 exemption for persons who are permanently disabled, with documentation from a Florida-licensed physician, the VA, or the Social Security Administration.
$5,000 exemption for widowed persons with documentation of the spouse’s death.
Full exemption for first responders totally and permanently disabled in the line of duty, or their unremarried surviving spouse.

Documentation requirements differ, but the March 1 filing deadline and the January 1 residence requirement apply across the board.

The Save Our Homes Cap

Once you have the homestead exemption, your assessed value cannot climb by more than 3% per year or the change in the Consumer Price Index, whichever is lower.⁸ In a market where South Florida home prices often jump 5% to 10% in a single year, this cap becomes the biggest tax-saving mechanism available. The longer you stay, the wider the gap grows between assessed value and actual market value.

The cap only limits upward movement. If assessed value happens to exceed just value in a given year, it drops to match market value. Non-homestead properties, including rentals and commercial buildings, are capped separately at 10% per year under the Florida Constitution.

Portability When You Move

Selling one Florida home and buying another doesn’t erase your accumulated Save Our Homes benefit. You can transfer up to $500,000 of the difference between assessed value and just value to a new homestead, provided you establish the new homestead within three years of giving up the old one.⁸ The portability application has to be filed by March 1 of the year you’re claiming the new homestead.

If the new home’s just value is higher than or equal to the old home’s, the full dollar difference transfers, up to the $500,000 cap. If the new home is less expensive, the benefit is prorated based on the ratio of new to old just values. Treat March 1 as a hard deadline, because missing it is where people lose years of accumulated savings.

Calculating Your Bill

The arithmetic is straightforward once your numbers are in hand. Start with assessed value, subtract exemptions to get taxable value, multiply by the millage rate, and divide by 1,000. For a home with a $350,000 assessed value and a standard $50,000 homestead exemption:

Taxable value: $300,000 for most levies, $325,000 for the school district portion
Tax owed: taxable value multiplied by combined millage, divided by 1,000

Because the school district portion uses a different taxable value than the other levies, the math gets a bit awkward by hand. The Broward County Property Appraiser’s online tax estimator handles the split automatically.²

Each August, you’ll get a TRIM notice listing proposed taxes from every authority.⁹ It is not a bill. It is a preview, and it is your signal to attend public hearings or to challenge the assessed value before the bill arrives in November.

Early Payment Discounts

Broward County mails bills in November, and Florida law gives a discount that shrinks each month you wait:¹⁰

November: 4% discount
December: 3% discount
January: 2% discount
February: 1% discount
March: no discount, but still on time

On a $4,000 bill, paying in November saves $160. Payments must be processed or postmarked by the last day of the month to earn that month’s discount. You can pay through the tax collector’s online portal, by mail, or in person.

If You Think the Assessment Is Wrong

The Broward County Property Appraiser sets just value as of January 1 each year.¹¹ If you believe your property was overvalued, you can file a petition with the Broward County Value Adjustment Board. The petition has to be received within 25 days of the TRIM notice mailing date, and missing that window generally locks in the assessed value for the year.¹²

A special magistrate weighs evidence from you and the appraiser’s office to decide whether the assessed value exceeds market value as of January 1. The strongest evidence tends to be recent sales of comparable homes, an independent appraisal, or documentation of defects that reduce value. The VAB cannot lower an assessment based on inability to pay. Petitions can be filed online or at the VAB office in Fort Lauderdale using the Department of Revenue’s DR-486 form.¹²

What Happens If You Don’t Pay

Property taxes become delinquent on April 1. From there, the unpaid balance accrues interest at 18% per year until a tax certificate is sold.¹³ At the certificate sale, investors bid on the right to pay off the delinquent taxes, and the certificate goes to the bidder willing to accept the lowest interest rate up to a statutory maximum.¹⁴

A tax certificate does not transfer ownership on its own, but it creates a lien. If the certificate goes unredeemed for two years, the holder can apply for a tax deed, which forces a sale of the property. The certificate holder cannot contact you to demand payment until two years after issuance.¹⁴ That combination of 18% interest and the eventual tax deed process is how homes are actually lost to unpaid property taxes in Florida.

1
Broward County Property Appraiser. Millage Rate
2
Broward County Property Appraiser. New Homebuyers Tax Estimator
3
The Florida Legislature. Florida Code 200.001 – Millages; Definitions and General Provisions
4
Florida Senate. Florida Code 200.065 – Method of Fixing Millage
5
The Florida Legislature. Florida Code 196.031 – Exemption of Homesteads
6
Broward County Property Appraiser. File for a Homestead Exemption
7
Florida Senate. Florida Code 196.075 – Additional Homestead Exemption for Persons 65 and Older
8
The Florida Legislature. Florida Code 193.155 – Homestead Assessments
9
Florida Department of Revenue. Florida Property Tax Calendar
10
The Florida Legislature. Florida Code 197.162 – Tax Discount Payment Periods
11
The Florida Legislature. Florida Code 192.042 – Date of Assessment
12
Broward County Government. Value Adjustment Board – Filing a Petition
13
Florida Department of Revenue. Tax Collector Property Tax Calendar
14
The Florida Legislature. Florida Code 197.432 – Sale of Tax Certificates