Is 4564 N Ocean Dr over-assessed?

Public Florida records put its assessment at $1,811,070 — about 31.9% above the comparable sales its value should track, an estimated $577,197 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 $11,833 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

4564 N Ocean Dr

Lauderdale By The Sea, 33308 · Broward County, Florida · commercial property · 3,527 sq ft · Fla. Stat. s.193.011(8)

$11,833estimated 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$1,811,070

What the comparable sales support$1,233,873

Estimated over-assessment$577,197 · 31.9%

Comparable basis$389/SF

Estimated tax saved / year$11,833

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

$218$2133,528 SF1959

$256$2563,598 SF1964

$306$2983,170 SF1961

$350$3432,998 SF1963

$357$3583,777 SF1963

$426$4193,283 SF1962

$561$5473,295 SF1960

$751$7413,062 SF1964

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 4564 N Ocean Dr 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 →