Coral Springs lies in northwest Broward County, bordered by Parkland to the north and Coconut Creek and Margate to the east. It covers roughly 24 square miles and was developed as a master-planned community beginning in the 1960s, incorporating in 1963.
It is inland, with no coastal exposure, and the city's development history produced an unusually uniform housing stock relative to the older coastal municipalities.
What is actually here
The inventory is predominantly single-family and townhouse, built largely from the 1970s through the 1990s, with some later construction and a modest amount of low-rise and mid-rise condominium.
The city's master-planned origins produced consistent lot sizes and building patterns across large areas, and citywide design standards have historically governed exterior appearance to a degree unusual in Broward.
2025 adopted millage
| Total millage | 20.2856 |
| School portion | 6.4845 |
| Non-school portion | 13.8011 |
| Municipal levy | 6.1891 |
| School share of bill | 32.0% |
Includes 0.1659 debt service.
The 2025 adopted total millage is 20.2856, toward the higher end of this guide. The municipal levy is 6.1891 including debt service.
Coral Springs falls in the North Broward Hospital District, which levies 1.2391 against the South Broward district's 0.0805. That 1.1586 mill difference is a meaningful part of why northwest Broward cities carry higher totals than southwest Broward cities like Pembroke Pines at 18.8931.
The school share is 32.0 percent.
Millage code 2812. Source: Broward County Property Appraiser, 2025 adopted rates. Figures exclude non-ad valorem assessments, which are billed separately. Rates for the current tax year are adopted each September.
What determines the cost of ownership here
Condominium milestone and reserve requirements apply to a limited share of this inventory, since the stock is predominantly single-family and inland. Where they apply, the 30-year threshold rather than the 25-year coastal threshold generally governs, subject to building-specific determination.
The governing considerations here are design standards and association rules. Coral Springs has historically maintained citywide exterior appearance standards in addition to whatever a community association imposes, and both layers can apply to the same property. For a buyer planning exterior changes, that means confirming municipal requirements as well as association requirements.
At the property level, the 1970s through 1990s stock is at the stage where roofs, systems, and in many cases original windows have been replaced once. Roof age and wind mitigation drive insurability and premium, and a roof approaching the end of its life can affect whether a policy is available at all.
What I would check in Coral Springs
- Municipal exterior design standards as well as association architectural restrictions
- The full HOA document set where applicable, including rental rules
- Capital contribution or transfer fees due at closing
- Roof age, wind mitigation report, and an actual insurance quote rather than an estimate
- Permit history and any open permits, particularly for enclosures, pools, and additions
- Any special assessment voted, pending, or under discussion
- Flood zone determination, which varies despite the inland location
- Non-ad valorem assessments, which are separate from the millage figure
Coral Springs questions
What is the property tax rate in Coral Springs?
The 2025 adopted total millage is 20.2856, per the Broward County Property Appraiser. The municipal levy is 6.1891 including debt service. The city falls in the North Broward Hospital District, which levies 1.2391. Non-ad valorem assessments are billed separately.
Why does Coral Springs have higher taxes than Pembroke Pines?
Partly the municipal levy, 6.1891 against 5.9552 including debt service, and partly the hospital district. Coral Springs falls in the North Broward Hospital District at 1.2391 mills while Pembroke Pines falls in the South Broward district at 0.0805. County and school rates are the same across Broward. The 2025 totals are 20.2856 and 18.8931.
Are there restrictions on changing the exterior of a Coral Springs home?
Often two layers of them. The city has historically maintained exterior appearance standards citywide, and most properties also sit within a community association with its own architectural restrictions. Both can apply to the same change. Confirm municipal requirements as well as association requirements before relying on a renovation plan.
Coral Springs against
Run the numbers on a specific Coral Springs address.
Millage code, assessed value, association assessments, and insurance exposure vary parcel to parcel. I will pull the actual figures for the property you are considering.
Selling in Coral Springs? Pricing, net sheet, and marketing are covered under seller marketing.