Taxes & Insurance in Pembroke Pines
Pembroke Pines sits in Broward County, where combined property tax rates run higher than in many other Florida counties, and where standard South Florida hurricane and homeowners-insurance exposure applies even though the city itself sits inland, away from direct coastal storm surge.
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Learn moreBroward County property tax and the 2026 homestead exemption
Broward County's fiscal year 2026 countywide millage is 5.6658 mills, but the combined rate homeowners actually pay stacks the county, city, school district, and any special districts serving a parcel -- averaging around 19.8394 mills countywide, per aggregated county tax tracking. That works out to an estimated effective property tax rate of roughly 0.94%-1.44% of a home's value depending on the specific taxing district. Florida's homestead exemption for 2026 is $51,411, typically saving a homeowner $659-$1,009 per year, and enrolls a primary residence in the Save Our Homes assessed-value growth cap going forward.
Sales tax runs at Broward County's standard rate
Broward County's combined sales tax rate has stood at 7% for several years -- Florida's 6% state rate plus a 1% county transportation surtax approved by voters in 2018 -- per Florida Department of Revenue county surtax tracking. That's half a point lower than the 7.5% rate that applies in Hillsborough County (Tampa-area) markets.
Homeowners insurance runs high statewide, and South Florida's coastal-adjacent exposure tends toward the upper end
Statewide Florida homeowners insurance estimates for 2026 disagree sharply by source and methodology: readings range from roughly $3,757/year for a policy with wind coverage up to $10,384/year on other estimates. Florida remains the most expensive state in the country for homeowners insurance, though recent tort-reform legislation has reportedly slowed premium growth and prompted some carriers to file 5%-10% rate reductions. Broward County's dense, hurricane-exposed South Florida location generally pushes actual quotes toward the higher end of that statewide range rather than the low end -- get a specific, current quote for any Pembroke Pines address rather than relying on a statewide average.
Pembroke Pines sits inland, reducing but not eliminating flood exposure
Unlike Broward's coastal cities, Pembroke Pines sits well inland in western Broward County, which reduces direct storm-surge exposure relative to Hollywood or Fort Lauderdale. Standard hurricane-season wind and rainfall risk still applies, consistent with the base profile's hurricane-risk tag. A specific parcel's FEMA flood zone was not independently verified for this research pass -- confirm it directly, along with a current flood-insurance quote, before finalizing any purchase.
Key takeaways
- Broward County's FY2026 countywide millage is 5.6658 mills; the average combined rate across county, city, school, and special districts runs about 19.8394 mills, with an estimated effective rate of roughly 0.94%-1.44% of home value.
- Broward County's combined sales tax rate is 7% (6% state plus a 1% county transportation surtax). The 2026 homestead exemption is $51,411.
- Statewide FL homeowners insurance estimates for 2026 range roughly $3,757-$10,384/year depending on coverage and methodology -- South Florida's hurricane exposure tends to push actual quotes toward the higher end.
- Pembroke Pines sits inland, reducing direct storm-surge exposure relative to Broward's coastal cities, but standard hurricane wind/rain risk applies -- confirm a specific parcel's FEMA flood zone directly.
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