Fort Lauderdale sits on the Atlantic coast in central Broward County, spanning roughly 36 square miles from the beach west past I-95. It is the county seat and its largest coastal city.
The defining physical feature is water. An extensive canal system runs through the residential neighborhoods, and a substantial share of the single-family inventory has direct water access. That drives value, insurance cost, and due diligence requirements in ways that inland Broward markets do not share.
What is actually here
The inventory divides between waterfront and near-waterfront single-family neighborhoods, a dense condominium corridor along the beach and the Intracoastal, and inland residential areas with more conventional single-family stock.
Building age spans the 1920s through current construction, with substantial 1960s and 1970s condominium inventory along the coast and mid-century single-family inland.
2025 adopted millage
| Total millage | 18.4464 |
| School portion | 6.4845 |
| Non-school portion | 11.9619 |
| Municipal levy | 4.3499 |
| School share of bill | 35.2% |
Includes 0.2306 debt service.
Three codes apply within the city. Base is 0312 at 18.4464. Parcels in the Hillsboro Inlet district (0311) add 0.1250 for 18.5714. Parcels in the Downtown Development Authority (9312) total 19.4143. Confirm the code for the specific parcel.
The 2025 adopted base total millage is 18.4464 under code 0312. Two other codes apply within the city: parcels in the Hillsboro Inlet district (0311) add 0.1250 for 18.5714, and parcels in the Downtown Development Authority (9312) total 19.4143.
The city levy is 4.3499 including debt service, which is low relative to other Broward cities in this guide. Hollywood, immediately south, levies 7.9606.
Millage code 0312. 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
For waterfront single-family purchases, seawall condition is the issue that most often surprises buyers. Seawall repair or replacement is a significant expense, it is generally the owner's responsibility, and its condition is not something a standard home inspection fully addresses. A separate marine or seawall inspection is warranted.
Flood zone determination, elevation certificate, and flood insurance cost belong in the analysis before contract rather than during the inspection period, because they can change the affordability of the purchase rather than just the negotiation.
For condominium purchases, the 25-year coastal milestone threshold under Fla. Stat. 553.899 applies broadly given the city's coastal position, and the 1960s and 1970s beach corridor inventory is squarely in scope. Fla. Stat. 718.112(2)(g) reserve study and funding requirements apply as elsewhere.
What I would check in Fort Lauderdale
- The applicable millage code, since three apply within the city
- Seawall condition and remaining life for any waterfront property, via a separate inspection
- Flood zone determination, elevation certificate, and an actual flood insurance quote
- Dock and riparian rights, permits, and any restrictions on vessel size
- For condominium, milestone inspection status and the full report
- Structural Integrity Reserve Study completion and actual reserve funding
- Roof age and wind mitigation, which drive insurability and premium
- Permit history and any open permits
Fort Lauderdale questions
What is the property tax rate in Fort Lauderdale?
The 2025 adopted base total millage is 18.4464 under code 0312, per the Broward County Property Appraiser. Parcels in the Hillsboro Inlet district (0311) total 18.5714 and parcels in the Downtown Development Authority (9312) total 19.4143. Confirm the code for the specific parcel. Non-ad valorem assessments are billed separately.
What should I check on a waterfront property in Fort Lauderdale?
Seawall condition first. Repair or replacement is expensive, it is generally the owner's responsibility, and a standard home inspection does not fully address it. A separate seawall or marine inspection is warranted. Beyond that, flood zone determination, elevation certificate, an actual flood insurance quote rather than an estimate, and dock permits and riparian rights.
Why is Fort Lauderdale's millage lower than Hollywood's?
Almost entirely the municipal levy. Fort Lauderdale levies 4.3499 mills including debt service against Hollywood's 7.9606. County, school, and most special district rates are the same across Broward. The totals for 2025 are 18.4464 and 20.8985 respectively, though Hollywood has a second code at 22.0571 depending on hospital district.
Fort Lauderdale against
Run the numbers on a specific Fort Lauderdale 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 Fort Lauderdale? Pricing, net sheet, and marketing are covered under seller marketing.