Is 11795 Pines Blvd over-assessed?

Public Florida records put its assessment at $2,640,670 — about 30.5% above the comparable sales its value should track, an estimated $804,332 over-assessment. We verify it by hand before saying you have a case.

How much could a property tax appeal save on this property?

An estimated $16,489 per year, using an estimated Florida composite millage rate applied to the over-assessment. Actual savings depend on the final reduction.

What does it cost to appeal?

Nothing upfront. WinningAppeals is paid only if your value comes down — the founding-year rate is 10% of your first-year savings. If the value doesn't move, you owe nothing.

Over-assessed vs. comparables

11795 Pines Blvd

Pembroke Pines, 33026 · Broward County, Florida · commercial property · 5,575 sq ft · Fla. Stat. s.193.011(8)

$16,489estimated overpaid in property tax / year

This property's assessment sits above the comparable basis its tax bill should follow — a strong opening for an appeal.

What the public records show

Broward public rollFlorida

Current assessment$2,640,670

What the comparable sales support$1,836,338

Estimated over-assessment$804,332 · 30.5%

Comparable basis$366/SF

Estimated tax saved / year$16,489

Straight from the public Florida roll. The estimated saving applies an estimated composite millage to the over-assessment. We adjust comparables for size, age, and location before we say a word about your property — and we never name owners.

The comparable basis

The 8 comparable sales behind the number

Each comparable is adjusted toward this property for size and age, then we take the median. Owners are never named — only the public sale figures matter.

Comparable sale $/SFAdjusted $/SFSizeBuilt

$223$2164,716 SF1991

$243$2355,355 SF1988

$258$2556,315 SF1989

$277$2696,018 SF1987

$349$3575,438 SF1999

$390$3755,643 SF1986

$397$3895,288 SF1991

$389$3945,016 SF1999

Why this is the lever

Fla. Stat. s.193.011(8)

Under s.193.011(8), Just Value must be net of the usual and reasonable costs of sale (customarily ~15%). Where an assessment meets or exceeds the gross price comparable properties actually sold for, it cannot reflect net-of-cost just value, and the Value Adjustment Board can reduce it.

How a Florida commercial property tax appeal works →

Your free review

See the full comparable analysis and start your review

The number above is free. Enter your email and we'll send the full breakdown for 11795 Pines Blvd and tell you, with no obligation, whether it's worth filing. A licensed Florida agent handles everything from there. You pay only if your value comes down.

Nothing due unless we lower your bill.
A licensed Florida agent files and represents you.
Built from Broward County's own public records.

Other Broward County properties over the line

12801 W Sunrise Blvd$596,243,754 over 3555 S Ocean Dr$417,998,767 over 3030 Holiday Dr$292,800,709 over 1350 NW 55 St$149,006,058 over 1881 SE 17 St$107,616,501 over 1902-2296 S University Dr$90,103,185 over

All Broward County over-assessments →Florida commercial property tax appeals →