Brevard County Property Appraiser – Search & Access

The Brevard County Property Appraiser is responsible for ensuring fair and accurate assessment of all real and tangible personal property in accordance with Florida law. This constitutional office plays a key role in maintaining the integrity of the local property tax system by determining just property values, certifying the tax roll, managing tax exemptions, and maintaining detailed public records.

Properties assessed include residential, commercial, agricultural, vacant land, and tangible personal property, each valued using industry-standard appraisal methods. Accurate assessments are essential for fair taxation, proper funding of public services such as schools and emergency response, legal compliance, and public trust in the tax system. By operating transparently and objectively, the Property Appraiser’s Office supports the fiscal health and equity of Brevard County.

Property Search

The Property Search tool provided by the Brevard County Property Appraiser is an essential resource for accessing up-to-date public information on properties throughout the county. Whether you’re a homeowner, real estate investor, potential buyer, researcher, or appraiser, this tool gives you transparent access to official records maintained by the Property Appraiser’s Office.

It allows users to explore property ownership, land values, building information, sales history, exemption details, and more—all with just a few clicks. Below, you’ll find a breakdown of how to use the tool effectively, what kind of data is available, and search strategies to improve your results.

How to Use the Property Search Tool

The Brevard County Property Search platform is user-friendly and offers several search methods to accommodate different needs. Here’s a step-by-step guide to help you navigate the tool:

1. Access the Search Platform
   • Visit the official website of the Brevard County Property Appraiser.
   • Navigate to the “Property Search” section from the main menu or homepage.
2. Choose a Search Method
   • By Address: Enter the street number and name (e.g., “2400 Palm Dr”). Avoid including street suffixes like “Road” or “Boulevard” unless required.
   • By Owner Name: Enter the last name or full name of the current or former property owner. Partial names are allowed for broader results.
   • By Parcel ID (PID): If known, this is the most precise way to identify a property. The PID is a unique number assigned to every parcel.
   • Other Search Criteria: Depending on the interface, you may also search using subdivision, property type, tax district, or neighborhood filters.
3. Run the Search
   • Click “Search” or “Submit” after entering your chosen criteria.
4. View Results
   • A list of matching properties will appear. Click on any record to view the full property profile.
5. Explore Property Details
   • Each property page includes a range of detailed data points and sometimes access to linked documents like deeds or maps.

The platform is compatible with desktop, tablet, and mobile devices, so you can perform searches from anywhere with internet access.

What You Can Find

The Brevard County Property Search tool provides detailed, publicly accessible records to help users verify, evaluate, and analyze property-related information. Here’s what you can expect to find on an individual property profile:

• Owner Information
  • Current and historical ownership, including name, mailing address, and transfer dates.
• Assessed, Market, and Just Value
  • Property valuation data for the land, buildings, and overall parcel. This includes market value and assessed value used for taxation.
• Sales and Deed History
  • A record of past sales, including sale dates, recorded prices, and deed types. Helpful for tracking market trends or property transfers.
• Lot and Structure Details
  • Parcel size, land use classification, square footage, year built, number of structures, building type, and zoning information.
• Legal Description
  • The official, legally recognized property description often used in deeds, surveys, and court documents.
• Tax and Exemption Details
  • Homestead Exemption, Senior Exemption, Veterans benefits, and other tax-related statuses associated with the property.
• Tangible Personal Property (TPP)
  • If applicable, business personal property details such as equipment or fixtures used in commerce.
• Maps and GIS Access
  • Links to view the parcel on interactive GIS maps with aerial imagery, boundaries, flood zones, and neighboring property lines.

All of this information is updated periodically and reflects data maintained by the Property Appraiser in accordance with Florida Statutes.

Search Tips for Better Results

To help users get accurate results and avoid common frustrations, here are a few best practices and tips for using the Property Search tool more effectively:

• Start Broad, Then Narrow Down
  • Begin with just the owner’s last name or a part of the address to generate more inclusive results. Then narrow down once you locate the general area or list of properties.
• Check for Spelling Errors
  • Property records are sensitive to typos or incorrect data entries. Make sure names and addresses are spelled correctly.
• Avoid Overfilling Fields
  • Entering too much data at once (e.g., full name, full address, and parcel ID together) can result in no matches. Use one or two fields at a time.
• Use Parcel ID When Available
  • If you know the parcel number, this method offers the most accurate and direct search—especially useful for official or legal work.
• Don’t Include Street Suffixes Unless Required
  • Typing “Palm Drive” instead of just “Palm” may lead to errors depending on how the property was originally recorded.
• Use Advanced Search for Large-Scale Research
  • For appraisers, real estate professionals, or researchers working on broader reports, the advanced search tools offer more filtering options by land use, zoning, and assessment year.
• Understand Data Limitations
  • Remember that property data is subject to change based on reassessments, legal filings, or corrections. For the most accurate and updated legal information, always verify details through the Property Appraiser’s office directly or consult official recorded documents.

If you need further assistance navigating the Property Search tool or interpreting your results, the Brevard County Property Appraiser’s office is available by phone, email, or in-person visit to guide you through the process.

Understanding Property Assessments

Property assessments are the foundation of the local tax system and play a vital role in determining how much property tax each owner must pay annually. The Brevard County Property Appraiser is responsible for fairly and accurately assessing the value of every parcel of real estate and tangible personal property in the county, as required by Florida law.

This section explains how assessments are determined, clarifies key valuation terms, and outlines your rights if you believe your property has been incorrectly valued.

How Property Values Are Determined

The Property Appraiser’s Office uses a standardized, data-driven process to determine a property’s value as of January 1 of each tax year. The goal is to reflect the property’s fair market value—what a willing buyer would reasonably pay a willing seller in an open market.

Key factors in determining property values include:

• Market Sales Data
  Recent sales of similar properties in the same neighborhood are carefully analyzed to estimate current market trends.
• Comparable Properties
  Properties with similar size, age, condition, and location are compared to ensure equity in valuation.
• Physical Property Characteristics
  Information such as lot size, square footage, number of bedrooms and bathrooms, construction quality, and improvements (like pools, garages, or renovations) all affect value.
• Neighborhood Influence
  Location-specific variables like school districts, crime rates, zoning, and nearby amenities can impact value positively or negatively.
• Income Approach (for Commercial Properties)
  Rental income, operating costs, and market capitalization rates may be considered for income-producing properties.
• Cost Approach (New Construction)
  For new homes, value may be based on the cost to build the structure minus depreciation, plus the land value.

All valuations are performed using guidelines established by the Florida Department of Revenue (DOR) to ensure consistency and legal compliance across the state.

Assessed Value vs. Market Value vs. Taxable Value

Understanding the differences between Market Value, Assessed Value, and Taxable Value is essential for property owners:

• Market Value
  This is the estimated price your property would sell for on the open market. It reflects current real estate conditions as of January 1.
• Assessed Value
  After determining the market value, the Assessed Value is calculated. For many residential properties, the “Save Our Homes” amendment limits how much the Assessed Value can increase each year (currently capped at 3% for homesteaded properties).
• Taxable Value
  This is the final value used to calculate your property taxes. It’s derived by subtracting exemptions (like Homestead Exemption, Senior Exemption, etc.) from the Assessed Value.

Example:

Your tax bill is then based on the Taxable Value, not the full market value.

What to Do If You Disagree with the Assessed Value

If you believe your property has been inaccurately assessed, you have the right to challenge the value. Here’s how:

Contact the Property Appraiser’s Office

• Reach out early (typically between mid-August and mid-September) for an informal review. Many discrepancies can be resolved by submitting documentation such as recent appraisals, photographs, or sales records.

File a Petition with the Value Adjustment Board (VAB)

• If you’re unsatisfied after speaking with the appraiser’s office, you may file a formal appeal with the Value Adjustment Board (VAB). The deadline is typically 25 days after the TRIM (Truth in Millage) notice is mailed.
• There is a small filing fee and the process includes a hearing where you can present your case before a magistrate.

Bring Supporting Evidence

• The most successful appeals are those supported by:
  • Comparable recent sales (preferably from the previous calendar year)
  • Professional appraisals
  • Evidence of property damage or unusual conditions
  • Documentation of errors in square footage or exemption status

VAB Decision

• After your hearing, the VAB will issue a written decision. If your appeal is approved, the Property Appraiser’s Office will adjust your assessment and your property tax bill may be reduced.

If you’re unsure about your current assessment or need help understanding your property’s valuation, the Brevard County Property Appraiser’s Office encourages you to reach out. Their team is available to assist property owners in navigating the system and ensuring fairness and accuracy in the assessment process.

Homestead Exemption & Other Property Tax Savings

Florida offers valuable property tax savings to eligible homeowners through the Homestead Exemption and several other specialized exemptions. These programs are designed to reduce the taxable value of your property, ultimately lowering your annual property tax bill.

In Brevard County, the Property Appraiser’s Office administers these exemptions and works to ensure that every qualifying resident receives the benefits they deserve.

Florida Homestead Exemption

The Florida Homestead Exemption is one of the most widely used tax benefits available to permanent Florida residents. It offers substantial savings by reducing the taxable value of your primary residence by up to $50,000.

Key Benefits:

• The first $25,000 in exemption applies to all property taxes, including school district taxes.
• An additional $25,000 exemption applies to non-school taxes for assessed values between $50,000 and $75,000.
• Triggers the “Save Our Homes” cap, which limits annual increases in assessed value to 3% or the CPI, whichever is lower.

Eligibility:

• You must own and occupy the property as your primary residence as of January 1 of the tax year.
• You must be a permanent Florida resident, with supporting documents such as a Florida driver’s license, voter registration, and vehicle registration.

How to Apply:

• Applications must be submitted by March 1 of the tax year.
• Apply online via the Brevard County Property Appraiser’s website, by mail, or in person at any office location.
• Include required identification and proof of residency.

Other Exemptions

In addition to the Homestead Exemption, the Brevard County Property Appraiser also processes several specialized exemptions that provide further tax relief for eligible residents:

Senior Citizens Exemption

• Available to qualifying homeowners aged 65 and older.
• Must meet certain income limitations.
• Offers an additional exemption of up to $50,000 on top of the standard homestead.

Disabled Persons Exemption

• Available to individuals with permanent, total disabilities.
• Requires certification from a licensed Florida physician or approval by a government agency.
• May result in full exemption from property taxes under certain conditions.

Veterans & First Responders

• Disabled Veterans Exemption: Based on disability percentage as determined by the U.S. Department of Veterans Affairs.
• Combat-Wounded Veterans: May qualify for an additional exemption based on service-related injuries.
• Surviving Spouses: Certain benefits are transferrable to widows or widowers of veterans and first responders.

Widow/Widower Exemption

• Provides a modest tax reduction for surviving spouses who have not remarried.
• Requires documentation such as a death certificate.

Each exemption has its own criteria and required documentation. It’s important to review eligibility carefully and apply by the March 1 deadline each year.

Portability Explained

If you’re moving from one homesteaded property to another within Florida, Portability allows you to transfer some or all of your “Save Our Homes” (SOH) savings to your new residence.

How It Works:

• When your Homestead property appreciates in market value, the SOH cap keeps your Assessed Value lower than the market value.
• When you sell and buy a new home in Florida, you can “port” the difference between the market value and assessed value—up to $500,000.

Portability Rules:

• You must establish a new homestead within three tax years of abandoning the previous homestead.
• Both the old and new property must be declared as Homestead properties.
• A Transfer of Homestead Assessment Difference (DR-501T) form must be submitted along with your homestead application.

Benefits of Portability:

• Preserves years of accumulated tax savings.
• Eases the tax burden when upgrading or downsizing your home.
• Encourages Florida residents to move without financial penalty.

For questions or assistance with applying for any exemptions or portability, contact the Brevard County Property Appraiser’s Office. Their knowledgeable staff is available to help you make the most of Florida’s property tax savings programs.

Tangible Personal Property (TPP) Tax Filing

Tangible Personal Property (TPP) refers to physical assets used in the operation of a business or for commercial purposes. All businesses operating in Brevard County are required to report and file an annual return for their TPP with the Property Appraiser’s Office to ensure accurate assessment and compliance with Florida Statutes.

What is TPP?

Tangible Personal Property includes all goods and assets used in the course of business operations that are not permanently affixed to real estate. These assets have physical form and are subject to depreciation.

Common examples of TPP:

• Office furniture and fixtures
• Business equipment (computers, printers, POS systems)
• Tools and machinery
• Signs and leasehold improvements
• Leased equipment and rental items
• Supplies used in business operations

TPP does not include items such as real estate, vehicles tagged for road use, or inventory held for resale.

Who Needs to File

Filing a TPP return is mandatory for a wide range of entities and individuals engaged in business or commercial activities in Brevard County.

Required filers include:

• Business owners (sole proprietors, LLCs, corporations)
• Professionals operating from home using business equipment
• Landlords with leased equipment or furnished rental properties
• Tenants who own business assets within a leased space
• Mobile vendors with equipment subject to TPP tax

Note: Even if your business assets fall below the $25,000 exemption threshold, an initial return must still be filed to qualify for the exemption.

How to File Online

The Brevard County Property Appraiser offers a streamlined online filing system for submitting your TPP return quickly and securely.

Step-by-Step Instructions:

1. Log In to the TPP Portal:
   • Visit the official Brevard County Property Appraiser website and select “Tangible Personal Property” under the Online Services menu.
2. Gather Required Information:
   • Business name, address, and federal ID number
   • Detailed list of tangible assets: purchase year, cost, and description
3. Complete DR-405 Form (TPP Return):
   • Fill in all required sections, including acquisition costs and estimated market value.
   • If your total assets are under $25,000, check the exemption box but still submit the form.
4. Submit Before Deadline:
   • The filing deadline is April 1 each year.
   • Late returns may incur penalties of up to 25% of the assessed value.
5. Keep a Copy for Your Records:
   • Upon submission, download or print a copy of the filed return for your files.

Important Reminders:

• Failure to file may result in a forced assessment based on estimated asset values and possible penalties.
• If your business closes, you must notify the Property Appraiser in writing to avoid future tax liability.
• Businesses must file annually, even if no changes have occurred.

Filing your TPP return accurately and on time helps ensure fair taxation and avoids unnecessary penalties. For assistance, contact the Tangible Personal Property Department at the Brevard County Property Appraiser’s Office.

Brevard County Property Tax Estimator Tool

Understanding your potential property tax liability is essential for budgeting and financial planning. The Brevard County Property Tax Estimator Tool offers residents, buyers, and real estate professionals a quick way to estimate annual property taxes based on current millage rates, property values, and exemptions.

How the Estimator Works

The tax estimator is designed to provide a general calculation of your projected property taxes. While not a substitute for your official tax bill, it gives a close approximation based on the most recent data available.

Step-by-Step:

1. Enter Property Value:
   • Input either the market value or the assessed value of the property.
2. Apply Exemptions:
   • Select any applicable exemptions, such as:
     • Homestead Exemption
     • Senior Citizen or Disability Exemptions
     • Veterans or First Responder Benefits
3. Automatic Millage Rate Calculation:
   • The tool uses current-year millage rates for your taxing district to calculate taxes.
4. View Estimated Annual Tax:
   • The result shows your estimated total tax liability, both with and without exemptions applied.
5. Adjust and Compare:
   • You can tweak values or exemptions to see how different scenarios affect the outcome.

Benefits of Using the Tool

Using the tax estimator tool provides valuable insights whether you’re a first-time buyer, a long-time homeowner, or a real estate investor.

Key Advantages:

• Financial Planning:
  • Helps you budget for property taxes before purchasing a home or planning a refinance.
• Compare Past and Present Estimates:
  • Evaluate changes in tax amounts from previous years to identify trends or increases.
• Estimate Effects of Exemptions:
  • Clearly visualize how Homestead or other exemptions reduce your tax burden.
• Transparency & Confidence:
  • Gain a better understanding of how taxes are calculated based on real data and local rates.

While the estimator provides helpful insight, your official property tax bill is determined by the Brevard County Tax Collector and may vary based on final assessments, millage rate changes, or updates to your property record. For any official documentation or questions, contact the Brevard County Property Appraiser’s Office or visit their official website.

Download & Request Property Records

Property records are essential tools for homeowners, real estate professionals, legal representatives, and researchers. The Brevard County Property Appraiser provides multiple ways to access both digital and certified records, including maps, assessments, and official property documentation. Whether you need quick online access or certified hard copies, this guide outlines how to obtain them effectively.

Access Public Records Online

The Brevard County Property Appraiser’s website offers free, 24/7 access to a wide range of public property records. These digital tools are ideal for quick reference, research, or printing unofficial copies.

Available Online Documents Include:

• Property Deeds (via links to Clerk of Court)
• Parcel Maps and aerial imagery
• Tax Bills (via Tax Collector)
• Assessment Values (current and historical)
• Owner and Parcel Information
• Building and Land Characteristics
• Sales History
• Exemption Statuses

The online database allows users to search by owner name, address, or parcel ID. Most records are viewable in-browser or available for PDF download at no cost.

Request Certified Records

If you require official or certified copies of documents for legal, banking, or governmental purposes, the Property Appraiser’s Office provides several methods for requesting them.

How to Request Certified Property Records:

• Online Form: Use the official request form available on the Brevard County Property Appraiser’s website. Be sure to specify the parcel ID and document type.
• By Mail: Send a formal written request to the Property Appraiser’s Office, including property details and any applicable fees.
• In Person: Visit the main office or any satellite location to request certified copies directly.

💡 Tip: There may be a small fee for printing or certifying documents. Always call ahead or check the website for the most current rates and processing times.

GIS & Interactive Maps

Brevard County’s Geographic Information System (GIS) is a powerful, map-based tool that allows users to visualize and explore property data across the county.

GIS Map Features Include:

• Parcel Boundaries and Dimensions
• Zoning Classifications
• School Zone Boundaries
• Municipal and District Lines
• Flood Zones and FEMA Data
• Aerial Imagery

The interactive maps enable layering of various data points, measurement tools, and downloadable map outputs. Whether you’re evaluating a property’s location or preparing development plans, GIS maps help provide spatial context and clarity.

Final Notes

The Brevard County Property Appraiser’s office is committed to open access and transparency. While online records are often sufficient for research, certified records hold legal weight when needed for transactions or court matters. For any questions, always consult the official website or contact their support staff for guidance on accessing the exact records you need.

Office Locations & Contact Information

Whether you’re seeking in-person assistance, filing documents, or asking about exemptions and assessments, the Brevard County Property Appraiser’s offices are here to help. This section provides complete information on office locations, hours of operation, and how to get in touch with the right department.

Main Office – Brevard County Government Complex

The Main Office serves as the central hub for all property appraiser services, including public records access, homestead exemption applications, tangible personal property filing, and more.

Location:
Brevard County Government Center – North
Address: 2725 Judge Fran Jamieson Way, Building C, Suite 200
Viera, FL 32940
Hours: Monday – Friday, 8:00 AM to 5:00 PM (excluding holidays)

Google Maps View:

Phone, Email & Website

If visiting in person isn’t convenient, you can easily reach the Property Appraiser’s office through the following channels:

• Main Phone Number: (321) 264-6700
• Email (General Inquiries): brevardpa@bcpa.net
• Official Website: https://www.bcpao.us

Through the website, you can:

• Search property records
• Apply for exemptions
• Download forms
• File tangible personal property online
• Access tax estimators, GIS maps, and FAQs

Other Branch Locations

The main Viera office, the Brevard County Property Appraiser operates several branch locations to serve residents across the county. These satellite offices provide many of the same services, such as assistance with exemptions, property inquiries, and public records access.

North Brevard Service Complex – Titusville

400 South Street, Suite 1A
Titusville, FL 32780
Hours: Mon–Fri, 8:00 AM – 5:00 PM

South Brevard Government Complex – Melbourne

1515 Sarno Road, Building A
Melbourne, FL 32935
Hours: Mon–Fri, 8:00 AM – 5:00 PM

Palm Bay Service Center

450 Cogan Drive SE
Palm Bay, FL 32909
Hours: Mon–Fri, 8:00 AM – 5:00 PM

Note: Availability of services may vary by location. It is recommended to call ahead or visit the official website to confirm hours and service availability.

FAQ’s

This section answers the most commonly asked questions about the Brevard County Property Appraiser’s office, helping residents, homeowners, real estate professionals, and potential buyers understand how to access and interpret property data, file exemptions, or take necessary steps in case of disputes.

What County is Melbourne, FL In?

Melbourne is located in Brevard County, Florida, which sits along the eastern coast of the state. As a city within Brevard County, all property-related matters in Melbourne—such as assessments, exemptions, and ownership records—are handled by the Brevard County Property Appraiser’s Office. If you own property or plan to purchase property in Melbourne, you will rely on this office for accurate valuation, exemption filing, and public record access.

How Do I Find Property Records in Brevard County?

Property records for all parcels in Brevard County can be accessed online through the official website of the Brevard County Property Appraiser (www.bcpao.us). The Property Search tool allows users to search using:

• Property Address
• Parcel Identification Number (Parcel ID)
• Owner’s Name

Once a record is located, you’ll be able to view:

• Ownership history and current owner(s)
• Assessed, market, and taxable values
• Legal property descriptions and parcel boundaries
• Sales history and deed transactions
• Building and land details (square footage, construction year, zoning, etc.)

These records are particularly useful for potential buyers, legal professionals, researchers, and real estate agents conducting due diligence.

Can I Appeal My Property’s Assessed Value?

Yes. If you disagree with the assessed value of your property, you have the legal right to appeal through the Value Adjustment Board (VAB). The process includes the following steps:

1. Review Your Assessment
   Start by checking the property record for accuracy. Look for errors in square footage, construction type, or land classification that could affect the valuation.
2. Informal Review
   Contact the Brevard County Property Appraiser’s Office to discuss your concerns informally. Sometimes, discrepancies can be corrected without needing to file an appeal.
3. Formal Appeal
   If the informal review does not resolve the issue, you can file a petition with the VAB. This petition must be filed before the posted annual deadline. A hearing will be scheduled where you can present your evidence, such as appraisals or comparable property values.

The VAB is a neutral, independent board that reviews disputes between property owners and the Property Appraiser’s Office.

What Exemptions Are Available to Seniors and Veterans?

The Brevard County Property Appraiser administers several exemptions that can significantly reduce your property tax liability if you meet certain eligibility criteria. Common exemptions include:

Homestead Exemption

Available to Florida residents who own and occupy their home as a primary residence. It provides up to $50,000 in exemption on your assessed value.

Senior Citizen Exemption

An additional exemption for homeowners aged 65 or older with limited household income, offering up to $50,000 in tax relief.

Veteran & First Responder Exemptions

Includes several exemption types:

• Combat-disabled veterans may receive a partial or full exemption.
• Totally and permanently disabled veterans may be eligible for full exemption.
• First responders injured in the line of duty and surviving spouses of military personnel or first responders may also qualify for full exemption.

Widow/Widower Exemption

Offers a reduction in assessed value for the surviving spouse of a deceased Florida resident.

To apply, eligible individuals must submit the appropriate forms and documentation to the Property Appraiser’s Office before March 1st of the tax year. Applications can be completed online, in person, or by mail.

Where Can I Pay My Property Taxes?

While the Property Appraiser’s Office determines your property value and applicable exemptions, it does not collect taxes. Property tax payments are handled by the Brevard County Tax Collector.

You can pay your property taxes using one of the following methods:

• Online: Visit www.brevardtc.com for secure electronic payment using credit card, debit card, or e-check.
• By Mail: Send your payment with the payment coupon to the address provided on your tax notice.
• In Person: Visit one of the local Tax Collector offices across Brevard County for walk-in service.
• Drop Box: Some locations offer after-hours drop boxes for check payments.

You can also view your balance, print your tax bill, and access prior year payment history on the Tax Collector’s website.

Is There a Way to Verify Property Ownership Online?

Yes. Verifying property ownership in Brevard County is simple through the Property Search function on the Property Appraiser’s website. Here’s how to do it:

1. Go to www.bcpao.us
2. Click on “Search Records” or “Property Search”
3. Enter the address, Parcel ID, or owner’s name
4. Review the displayed property record, which will include:
   • Current and prior owner names
   • Last sale date and sale price
   • Deed book/page reference
   • Site and mailing address

For certified ownership documents or legal verification, such as official deeds, visit the Brevard County Clerk of the Circuit Court and Comptroller’s online records or request copies in person.