Pembroke Pines, Florida · public appraisal records
Are you overpaying property taxes in Pembroke Pines?
We analyzed 38,457 homes in Pembroke Pines, Florida against comparable homes in the same ZIP. About 29.6% are assessed more than 15% above the typical comparable home, an estimated $1K a year each in property-tax overpayment. Is yours one of them?
That's 5.9 points lower than the 35.5% average across the 453 Florida cities we analyzed, Pembroke Pines ranks #360 of 453 for over-assessment.
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Pembroke Pines TRIM season: your county mails its Truth-in-Millage notice in August. You then have 25 days, until about September 15, 2026, to file a Form DR-486 petition with the Value Adjustment Board. Check your just value now so your evidence is ready.
Where over-assessment clusters in Pembroke Pines
Streets in Pembroke Pines with the most homes assessed above comparable homes nearby. We show the street and a count only, never a specific address or owner. Enter your address below to see if yours is one of them.
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Free instant analysis against comparable homes in Pembroke Pines. No signup. About 30 seconds.
Check my Pembroke Pines home, freeHow we measured this
We compared every single-family home in Pembroke Pines to the median comparable home in the same ZIP, using public county just (market) value from the Florida DOR roll, the value a §194.011 VAB petition actually challenges, not the Save Our Homes-capped assessed value, and counted a home as over-assessed when it sits more than 15% above that median. This is a city-level screen, it shows where over-assessment is common, not whether any specific home is over-assessed. See the full nationwide methodology and ranking. Data as of July 2026.
Other Florida cities we analyzed
Frequently asked
How many homes in Pembroke Pines, Florida are over-assessed?
About 29.6% of single-family homes in Pembroke Pines, roughly 11,381 of the 38,457 we analyzed, are assessed more than 15% above the typical comparable home in the same ZIP. That's 5.9 points lower than the 35.5% average across the 453 Florida cities we analyzed, Pembroke Pines ranks #360 of 453 for over-assessment. The average over-assessed home in Pembroke Pines sits about 33.2% above its comparables, an estimated $1K a year in property-tax overpayment.
Which streets in Pembroke Pines have the most over-assessed homes?
Among the homes we analyzed in Pembroke Pines, over-assessment clusters most on Nw 23 St (322 homes), Sw 12 St (239 homes), Sw 16 St (224 homes). We publish the street and a count only, never a specific address, enter your own address to see whether yours is assessed above comparable homes nearby.
How do I appeal my property taxes in Pembroke Pines, Florida?
Your county property appraiser mails a TRIM (Truth in Millage) notice in mid-to-late August showing your home's proposed just (market) value. You then have 25 days, most 2026 deadlines land around September 15, to file a Form DR-486 petition with your county Value Adjustment Board (VAB), for a $15 filing fee per parcel. Under Florida Statute §194.011 the petition challenges your just value, so comparable sales that value your home below the appraiser's figure are the evidence that wins. AppealMyTax builds that pre-filled VAB petition kit for your Pembroke Pines home for $49 flat, sign and file in about 5 minutes, and you keep 100% of any savings.
When is the Pembroke Pines property tax appeal deadline?
25 days after your county mails its TRIM notice, which for most Florida counties means mid-September (around September 15, 2026). The Clerk of the Value Adjustment Board must physically receive your DR-486 petition by the deadline, a postmark does not count, so file a few days early. Miss it and you wait a full year for the next window.
Is it worth appealing in Pembroke Pines if I have a homestead exemption?
Often yes. Winning a lower just value can cut this year's bill, and for a homesteaded home that lower value then becomes the base your 3% Save Our Homes cap grows from, so a single Pembroke Pines win compounds over every year you own the home. Non-homesteaded homes (rentals, second homes, recent purchases) tend to see the largest immediate reduction because their assessed value tracks market value directly.
Does living in Pembroke Pines mean my home is over-assessed?
Not necessarily. This is a city-level screen built from public appraisal records, it shows where over-assessment is common, not whether your specific home is over-assessed. The only way to know is a per-home comparison against similar properties nearby, which our free address check does in about 30 seconds.