Florence County CAD – Property Search, Records & Appraisal District

by
Florence County, South Carolina Property Guide

Cross from a Florence County Property Search to the Correct Assessment, GIS Parcel, 4% Residence Rate, Tax Payment or Recorded Deed

Florence County property records cover homes and businesses in Florence, Lake City, Timmonsville, Johnsonville, Pamplico, Olanta, Coward, Scranton and surrounding Pee Dee communities.

This guide helps users research houses, farmland, timber tracts, mobile homes, commercial property, ownership history, taxes, flood exposure and recorded title documents.

Florence County does not operate a Texas-style Central Appraisal District. The Tax Assessor values real property, the Auditor calculates bills and administers Homestead Exemption, the Treasurer collects current taxes, and the Register of Deeds records land documents.
Official Property Search Florence County GIS Search Tax Records Pay Current Taxes
Correct office Florence County Tax Assessor
Assessor phone 843-665-3056, option 3
Assessor location 180 N. Irby St., Florence
Assessor hours Mon–Fri, 8:30 a.m.–5:00 p.m.

Critical Corrections to the Existing Florence County CAD Page

Existing Page Problem Current Practical Correction
Calls the office a Central Appraisal District or CAD South Carolina uses a county Tax Assessor, Auditor, Treasurer, Delinquent Tax Office and Register of Deeds. Their duties are separate.
Uses a Schneider QPublic URL as though it is the permanent official address The Florence County Assessor currently links users to qpublic.net/sc/florence.
Says the property record shows whether the owner has a Homestead Exemption The 4% legal-residence classification and the senior, disability or blindness Homestead Exemption are different benefits handled by different offices.
Treats assessed value like market value South Carolina applies an assessment ratio to market or use value. The resulting assessed value is then multiplied by millage.
Claims the GIS map provides a definitive flood-zone answer Use county GIS for parcel orientation and the official Florence County floodplain or FEMA tools for flood research.
Uses a January 15 deadline as a permanent annual appeal deadline January 15 was stated for the 2024 reassessment. A mailed assessment notice generally gives 90 days from the mailing date.
Sends all tax questions to the Assessor The Assessor values real property, the Auditor calculates bills, the Treasurer collects current taxes, and Delinquent Tax handles later collections.
Suggests online tax confirmation is always an official receipt The Treasurer states that an official receipt is mailed after online payment. A Paystar confirmation is not accepted by SCDMV as a vehicle-tax receipt.
Does not explain delinquent-tax restrictions Delinquent taxes cannot be paid through the ordinary online system and require the Delinquent Tax Office’s current payoff instructions.
Uses appraisal ownership as proof of title Recorded deeds, mortgages, plats, easements and liens must be checked through the Register of Deeds and professional title research.
The page should not describe Florence County as a Texas-style appraisal district. That wording creates incorrect assumptions about tax rates, protest deadlines, exemptions and which office handles each task.

Which Florence County Office Handles Your Task?

Tax Assessor Market value, real-property classification, 4% legal residence, agricultural assessment, mobile-home registration, mapping and valuation appeals.
County Auditor Calculates tax bills, applies millage, administers the local Homestead Exemption and handles certain personal-property records and penalties.
County Treasurer Collects current taxes, issues receipts and accounts for county, school, fire, college and municipal tax collections.
Delinquent Tax Office Handles unpaid real and personal property taxes after the ordinary collection period, levies, tax sales and redemptions.
Register of Deeds Records deeds, mortgages, plats, federal tax liens, easements and other real-estate documents.
County GIS Provides map layers and geographic context for parcels, roads, addresses, zoning and other county data.
Planning and Floodplain Flood maps, building requirements, permits and floodplain-management questions.
Surveyor or Title Professional Exact boundaries, title chain, access, easements, liens, restrictions and insured legal conclusions.
Fast routing tip Use the Map/Block/Parcel number when contacting any office. It prevents confusion when the same owner has multiple parcels or when the mailing address differs from the property location.

Choose Your Florence County Property Task

Search Property Records Fix a Failed Search Read the Record Card Understand Assessment Ratios Use GIS and Flood Maps Legal Residence and Exemptions Agricultural Assessment Appeal a Property Value Search and Pay Taxes Resolve Delinquent Taxes Search Deeds and Mortgages Contacts and Map

What to Try When the Florence County Search Returns No Result

Problem Better Search
Full owner name fails Search only the surname, then compare parcel locations.
Recent buyer does not appear Search the seller or prior owner and verify the newer deed separately.
Trust or estate cannot be found Try the trustee, decedent, estate, beneficiary and former owner names.
Rural parcel has no normal address Use Map/Block/Parcel, owner name, road name or the county GIS portal.
Tax record uses another address Remember that the tax inquiry’s address field may be the billing address rather than the property location.
Mobile home cannot be located Search the mobile-home owner and underlying land owner separately.
Business property is missing Use the business name, owner name or the personal-property account/category/number in the tax inquiry.
Parcel line looks wrong Compare the GIS display with recorded plats and a licensed survey rather than assuming the map is legally exact.
“I am trying to locate a Florence County property record. The current or former owner is ______. The property is near ______. I have this address, Map/Block/Parcel number, deed reference or subdivision clue: ______.”
Still cannot locate the parcel? Call the Tax Assessor at 843-665-3056, option 3. Mapping and field-office questions may also be directed to 843-665-3093.

How to Read a Florence County Property Record

Record Field Practical Meaning
Map/Block/Parcel Primary parcel identifier used by the Assessor, tax inquiry, GIS and other county offices.
Owner and mailing address Name and address used for assessment and tax communication. It is not a certified title conclusion.
Property location Physical or situs address. Rural land may have an incomplete or approximate location.
Market value Assessor’s estimate of fair market value before the assessment ratio is applied.
Assessment ratio Percentage applied to market or agricultural-use value to calculate assessed value.
Assessed value Value used with millage to calculate tax before credits and exemptions.
Land-use classification May identify legal residence, agricultural use, commercial use, vacant land or another classification.
Building details May include construction year, area, quality, condition and improvement features.
Sales or transfer history Useful research clue. Verify the full recorded instrument through the Register of Deeds.
Tax district or municipality Helps determine which county, school, fire and municipal millage may apply.
A property card is not a deed, legal survey, flood determination or title search. Use it to identify the parcel and then verify high-stakes issues through the appropriate official records and professionals.

South Carolina Property Assessment Ratios Explained

Fair Market or Use Value × Assessment Ratio = Assessed Value
Assessed Value × Combined Millage = Gross Property Tax
Property Type General Assessment Ratio Office or Action
Qualifying primary residence 4% of fair market value Apply for legal-residence classification through the Florence County Tax Assessor.
Other real estate 6% of fair market value Common for rental, second-home, commercial or other non-primary-residence property.
Privately owned agricultural property 4% of agricultural-use value Requires an approved agricultural special assessment.
Corporate agricultural property 6% of agricultural-use value Qualification and ownership requirements must be reviewed.
Business personal property 10.5% of income-tax depreciated value May involve county and South Carolina Department of Revenue records.
Manufacturing property Generally 10.5% Typically assessed through the South Carolina Department of Revenue.
The ratio is not the tax rate. The ratio converts market or use value into assessed value. Millage and applicable credits determine the actual bill.

What the 15% Reassessment Limitation Actually Means

What it can do During a five-year reassessment cycle, an applicable capped value generally cannot increase more than 15% solely because of reassessment.
What can break or change the cap An assessable transfer of interest, new construction, additions, property changes or another statutory event may change the taxable value.
The 15% rule does not guarantee that a tax bill can increase by only 15%. Classification, millage, credits, improvements and transfers can materially affect the final amount.

How to Use Florence County GIS and Check Flood Risk

1
Find the parcel in QPublic first.

Copy the Map/Block/Parcel number, owner name and property location.

2
Open the official GIS portal.

Use Florence County GIS.

3
Search by address, parcel clue or location.

Match roads, adjoining parcels, municipal boundaries and aerial imagery.

4
Review relevant map layers.

Available layers vary by application. Do not assume every layer is current or survey-grade.

5
Check flood information separately.

Use the county floodplain page and FEMA’s official map tools for insurance and development research.

6
Get professional confirmation before buying or building.

A surveyor, floodplain manager, insurer or engineer may be needed for a legal or technical conclusion.

GIS is useful for
  • General parcel orientation
  • Nearby roads and properties
  • Municipal and county context
  • Aerial-image comparison
  • Finding rural property
GIS does not prove
  • Exact legal boundaries
  • Recorded easement rights
  • Guaranteed road access
  • Final flood-insurance rating
  • Clear or marketable title
Florence County flood context: The county reports approximately 172 square miles within mapped flood-hazard areas and offers help through its Planning and Building Department.
Official flood action: review Florence County floodplain guidance.

4% Legal Residence, Homestead Exemption and Other Relief

Do not use “homestead” as a catch-all term. Florence County’s 4% legal-residence classification and South Carolina’s Homestead Exemption are separate programs.
Benefit Who It Helps Where to Apply
4% legal-residence classification Owners using the property as their qualifying primary residence Florence County Tax Assessor
Homestead Exemption Qualifying homeowners over age 65, totally and permanently disabled, or legally blind Florence County Auditor
Disabled-veteran or other full exemption Applicants meeting a specific South Carolina statutory exemption South Carolina Department of Revenue, after required county classification steps

How to Apply for 4% Legal Residence

1
Confirm that the property is your primary home.

A rental, vacation home or second residence normally remains at the 6% ratio.

2
Locate the correct parcel.

Save the Map/Block/Parcel number, deed information and owner names.

3
Prepare applicant and spouse documents.

The Assessor lists South Carolina driver’s licenses or IDs, vehicle registrations when applicable, voter registrations when applicable and Social Security cards.

4
Submit the legal-residence application.

Ask the Assessor whether additional proof is needed for trusts, life estates, inherited property, military service or address differences.

5
Verify the approved ratio.

Check the revised assessment and tax record rather than assuming submission equals approval.

How the Homestead Exemption Works

General benefit: A complete exemption of property taxes on the first $50,000 of fair market value of a qualifying legal residence.
  • The applicant must meet an age, total-and-permanent-disability or legal-blindness qualification.
  • The property must be the applicant’s qualifying legal residence.
  • The Florence County Auditor administers the local Homestead Exemption application.
  • Legal-residence approval and the Homestead Exemption are not interchangeable.
Official office actions: contact the Tax Assessor for 4% legal residence or contact the Auditor for Homestead Exemption.

Florence County Agricultural Special Assessment

Agricultural classification is based on bona fide agricultural use. It is not granted merely because a parcel is rural, wooded, large or described as a farm by a seller.
Property Situation General South Carolina Screening Rule
Commercial timberland Generally at least five acres actively devoted to growing trees for commercial use, subject to statutory contiguous-tract rules.
Other agricultural land Generally at least ten acres used for bona fide agricultural purposes.
Non-timber tract under ten acres May qualify through the statutory gross-farm-income test, including at least $1,000 for three of the preceding five years.
Privately owned qualifying land Generally assessed at 4% of agricultural-use value.
Qualifying corporate-owned land Generally assessed at 6% of agricultural-use value, subject to ownership and qualification rules.

Practical Agricultural Application Checklist

Property documents
  • Map/Block/Parcel number
  • Recorded deed
  • Total and agricultural acreage
  • Lease or management agreement
  • Map showing the production area
Use evidence
  • Crop or livestock records
  • Farm-income documents
  • Seed, fertilizer or feed receipts
  • Timber-management plan
  • Dated photographs and contracts
1
Confirm the property’s actual principal use.

Separate residential acreage, idle land and commercial production areas.

2
Ask the Assessor which qualification route applies.

Timber, crops, livestock, leased operations and smaller tracts can require different proof.

3
Submit the current county application.

Use the version supplied by Florence County rather than copying another county’s form.

4
Keep qualification evidence after approval.

The Assessor may need updated use or ownership information in a later year.

Ask about rollback taxes before changing the use. Development, subdivision or ending agricultural production can cause additional tax consequences.

Mobile Homes, Businesses and Personal Property

Mobile homes The Assessor handles mobile-home registrations, moving permits and real-property classification questions. The home and land may have different ownership records.
Business personal property Furniture, fixtures, machinery and equipment may be listed through county or state assessment systems depending on the property type.
Vehicles and watercraft The Auditor prepares many personal-property tax records, while the Treasurer collects the resulting bill.
Do not use the real-property parcel search for every asset. Florence County’s tax inquiry provides a separate Account/Category/Number field for personal property and Tax Commission accounts.

How to Appeal a Florence County Real-Property Assessment

Do not rely on a generic January 15 deadline. When the Assessor mails an assessment notice, the taxpayer generally has 90 days after mailing to submit a written objection.
When no assessment notice was mailed: South Carolina law allows a written appeal at any time. An appeal filed before the first penalty date applies to that tax year; one filed on or after that date generally applies to the next tax year.
1
Read the assessment notice immediately.

Mark the notice date, appeal deadline, Map/Block/Parcel number, market value, ratio and assessed value.

2
Identify the exact disputed item.

You may be disputing market value, agricultural-use value, assessment ratio, classification, property details or the resulting assessment.

3
State your opinion of value.

The county appeal form requires the owner’s requested value. An incomplete form can be returned.

4
Attach focused supporting evidence.

Use recent comparable sales, dated condition photographs, repair estimates, measurements, leases, income information or classification documents.

5
Include commercial income and expense statements when required.

The county’s appeal form states that commercial-property appeals must include income and expense information.

6
Submit the written objection to the Assessor.

Keep a complete copy and dated proof of delivery or postmark.

7
Attend the Assessor conference.

If the issue is not resolved, follow the written instructions for the next protest stage.

8
Protect the next 30-day deadline.

South Carolina procedures can provide 30 days after the conference for a written protest and 30 days after the Assessor’s response to appeal to the County Board of Assessment Appeals.

Appeal-packet tip Label every exhibit with the parcel number and a one-line explanation. A short organized packet is easier to review than dozens of unlabeled screenshots.
Official appeal action: open the Florence County Tax Assessor page and use its current Appeal Form link.

How to Search and Pay Current Florence County Property Taxes

Florence County Treasurer: Laurie Walsh Carpenter, 180 N. Irby St., Room 106, Florence, SC 29501. Phone: 843-665-3041.
1
Open the official Property Tax Records search.

Use Florence County Taxes Inquiry.

2
Select the correct year or account type.

The system separates current, prior, delinquent and billing searches.

3
Enter only one search item.

Use a person or company name, billing street, Map/Block/Parcel number, personal-property account number or receipt number.

4
Remember that the address field is the billing address.

It may not match the location of the house or land.

5
Match the tax record to the Assessor parcel.

Confirm the Map/Block/Parcel number, owner, tax year and taxing districts.

6
Open Paystar for a current online payment.

Review the account and total before submitting the transaction.

7
Pay the full amount shown.

The Treasurer states that partial payments cannot be accepted.

8
Save the confirmation and watch for the official receipt.

The Treasurer mails the official tax receipt after processing an online payment.

Online Paystar adds a processor convenience fee. Florence County does not retain the fee.
In person Card payments include a processor fee listed by the county as 1.7% plus $1 and require identification and signature.
By mail Florence County Treasurer
P.O. Box 100501
Florence, SC 29502-0501
A 2026 assessment is not necessarily a payable 2026 tax bill in July. Use the tax inquiry to confirm which billed year is currently due.
Official payment action: open Florence County Paystar.

What to Do When Florence County Taxes Are Delinquent

Do not submit an ordinary online payment for a delinquent account. The Treasurer states that online payments are not accepted for delinquent taxes.
Delinquent Tax Office: 180 N. Irby St., Room 107, Florence, SC 29501. Phone: 843-665-3095.
1
Call for a current payoff.

Costs can change as notices, certified mail, levies, advertising and tax-sale work are added.

2
Confirm the required payment method.

The county states that delinquent payments generally require cash, cashier’s check, certified funds or money order, with card options available in person under stated conditions.

3
Ask whether the property is under levy or tax-sale processing.

Do not assume a basic online balance includes every added cost.

4
Obtain written proof of payment or redemption.

Keep the receipt, parcel number, tax year and any release or redemption documentation.

2026 tax-sale notice: Florence County currently lists its 2026 Delinquent Tax Sale for October 5, 2026. Dates and procedures can change, so verify directly with the Delinquent Tax Office.
Official delinquent-tax action: review Florence County Delinquent Tax information.

How to Search Florence County Deeds, Mortgages and Liens

Register of Deeds: Felicia Simon, 180 N. Irby St., Florence, SC 29501. Phone: 843-665-3032. Email: ROD@florencecountysc.gov.
1
Collect the Assessor’s parcel clues.

Save the owner, previous owner, Map/Block/Parcel number, property location and transfer references.

2
Open the official online record system.

Use Florence County Online Record System.

3
Search grantor and grantee names.

Try spouses, trusts, estates, companies and former owners.

4
Select the correct document type.

Look for deeds, mortgages, satisfactions, liens, easements, plats and other real-estate instruments.

5
Match the property description.

A matching owner name is not enough when the person owns more than one parcel.

6
Follow referenced instruments.

A deed may refer to an older plat, restriction, easement, mortgage or release.

7
Request the correct copy.

Ask whether an ordinary or certified copy is required for the lender, court, probate case or legal transaction.

The Register of Deeds does not perform a title search or provide legal advice. The online system may also have documents that are still being processed or not yet available.
Title-search tip Search forward and backward through every owner. A current deed alone may not reveal an older mortgage, restriction, easement or unreleased lien.

Florence County Buyer and Landowner Checklist

Assessment and tax checks
  • Match the Map/Block/Parcel number
  • Confirm the property location
  • Review market and assessed values
  • Verify the 4% or 6% ratio
  • Check agricultural-use status
  • Search current and delinquent taxes
Title, land and flood checks
  • Review deeds and mortgages
  • Check easements and restrictions
  • Compare recorded plats
  • Confirm legal road access
  • Research FEMA flood status
  • Obtain survey and title work
Do not estimate your future bill from the seller’s current tax amount. A sale can trigger an assessable transfer of interest, and the buyer may not qualify for the seller’s legal-residence, agricultural or exemption treatment.

Florence County Property Office Contacts

Office Contact Handles
Tax Assessor 180 N. Irby St.
Florence, SC 29501
843-665-3056, option 3
jafloyd@florencecountysc.gov
Mon–Fri, 8:30 a.m.–5:00 p.m. 		Real-property values, legal residence, agriculture, mobile homes, mapping and valuation appeals.
County Auditor 180 N. Irby St., Room 105
Florence, SC 29501
843-665-3088
Auditor@florencecountysc.gov 		Tax calculations, millage, Homestead Exemption, personal-property records and penalties.
County Treasurer 180 N. Irby St., Room 106
Florence, SC 29501
843-665-3041
fctreasurer@florencecountysc.gov 		Current tax payments, receipts and collection accounting.
Delinquent Tax 180 N. Irby St., Room 107
Florence, SC 29501
843-665-3095
DelinquentTax@florencecountysc.gov 		Delinquent balances, levies, tax sales and redemptions.
Register of Deeds 180 N. Irby St.
Florence, SC 29501
843-665-3032
ROD@florencecountysc.gov 		Deeds, mortgages, plats, liens, easements, recordings and copies.
County GIS 180 N. Irby St.
Florence, SC 29501
843-678-3597
gis-dept@florencecountysc.gov 		County GIS maps, layers and geographic-data questions.

Map to the Florence County Tax Assessor

Office-location tip: The Assessor, Auditor, Treasurer, Delinquent Tax Office and Register of Deeds are all associated with the county complex at 180 N. Irby Street, but they occupy different offices and handle different tasks.

Florence County Property Search FAQs

1. What is the official Florence County property search?

The official Assessor-linked search is qpublic.net/sc/florence. Search by owner, property address or Map/Block/Parcel number.

2. Is Florence County a central appraisal district or CAD?

No. Florence County uses separate Tax Assessor, Auditor, Treasurer, Delinquent Tax and Register of Deeds offices.

3. What are the Florence County Assessor’s phone number and hours?

Call 843-665-3056, option 3. The office is open Monday through Friday from 8:30 a.m. to 5:00 p.m., including lunch.

4. How do I get the 4% legal residence assessment ratio?

Apply through the Florence County Tax Assessor and provide the required identity, vehicle, voter and residence documentation for the applicant and spouse.

5. Is the Homestead Exemption the same as the 4% legal residence rate?

No. The Assessor handles the 4% legal residence rate. The Auditor handles the Homestead Exemption for qualifying older, disabled or legally blind homeowners.

6. How long do I have to appeal a Florence County assessment notice?

A taxpayer generally has 90 days after the Assessor mails the assessment notice. Use the exact date and instructions printed on the notice.

7. Where do I pay Florence County property taxes?

Use the Florence County Treasurer’s Paystar portal for eligible current taxes or contact the Treasurer at 843-665-3041.

8. Can I pay delinquent Florence County taxes online?

No. The county states that ordinary online payments are not accepted for delinquent taxes. Call the Delinquent Tax Office at 843-665-3095.

9. Where can I search Florence County deeds and mortgages?

Use search.florencedeeds.com or contact the Florence County Register of Deeds at 843-665-3032.

10. Does the GIS parcel map prove legal boundaries or flood status?

No. Use GIS for general research, a licensed survey for legal boundaries and official county or FEMA resources for flood determinations.

Independent Editorial Notice

County-CAD.us is an independent informational website. It is not affiliated with Florence County, the Florence County Tax Assessor, Auditor, Treasurer, Delinquent Tax Office, Register of Deeds or the State of South Carolina.

Property values, assessment ratios, forms, deadlines, fees, office hours and online systems can change. Confirm time-sensitive information directly with the responsible official office before filing, paying or relying on a record for a legal transaction.

Editorial verification: July 20, 2026.

Free County CAD Property Tax Assistant

Estimate Taxes, Exemptions, Escrow, Protest Savings and Next Steps

This sitewide tool helps homeowners, buyers, sellers and investors understand property tax numbers before they check the official county appraisal district or tax office. It runs in your browser, does not collect personal data and gives practical next steps after each calculation.

Start Free Tool
8-in-1Calculator, checklist and official-search helper in one widget.
No loginWorks instantly without collecting names, emails or property IDs.
Mobile-firstDesigned for phone users reading county CAD articles.
HelpfulGives next steps, not only numbers.

What are you trying to do today?

Choose your main goal. The tool will guide you to the right calculation or next step.

Best for homeowners

Use Tax, Exemption and Protest tabs to understand your appraisal notice and possible savings.

Best for buyers

Use Buyer Budget and Monthly Escrow before relying only on a mortgage payment estimate.

Property Tax Estimate Calculator

Estimate annual tax using property value, assessment ratio, exemptions and local tax rate.

Homestead and Exemption Savings

Estimate how much a homestead, senior, disabled, veteran or local exemption may reduce annual tax.

Monthly Escrow / Ownership Cost

Estimate monthly property tax, insurance, HOA and reserve cushion. Useful for buyers and homeowners comparing affordability.

Property Tax Protest Savings

Estimate possible savings if your appraised value is reduced after a protest, evidence review or correction.

Appraised Value Growth / Cap Impact

Estimate how a value increase or appraisal cap may affect taxable value. Rules vary by state, county and exemption status.

Home Buyer Monthly Budget Estimate

Estimate a more realistic monthly ownership cost by adding mortgage, property tax, insurance and HOA.

Find Official County CAD and Tax Resources

Enter county and state to create safe search links. This avoids guessing official URLs and helps users find the correct county appraisal district, property search, tax payment and exemption pages.

Why this tool helps your site

It gives visitors an interactive reason to stay on the page, calculate their own numbers and move from general reading to practical action.

Best placement

  • Below county CAD articles
  • Before FAQ section on long posts
  • Inside sidebar or after first major section on desktop

Estimate disclaimer

Values are educational estimates. Visitors should confirm final values, exemptions, tax rates, payment status and deadlines with official county resources.

County-CAD.us
Independent Platform

County-CAD.us provides verified access to official County Appraisal District (CAD) property records across the United States.

We offer step-by-step guides, manually verified links, and practical instructions to help users access official data quickly and accurately.

Quick Links

About Us

Contact Us

Editorial Policy

Legal

Privacy Policy

Disclaimer

Terms & Conditions

Disclaimer: County-CAD.us is an independent informational website and is not affiliated with any government agency, County Appraisal District, or public authority. We do not provide official services or manage government records. All information is provided for educational purposes only. Users must verify details through official government websites.

All trademarks, logos, and names belong to their respective owners.

© 2026 County-CAD.us — All Rights Reserved