Is 2100 Ponce De Leon Blvd 1111 over-assessed?

Public Florida records put its assessment at $164,250 — about 10.3% above the comparable sales its value should track, an estimated $16,868 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 $327 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.

Possible over-assessment

2100 Ponce De Leon Blvd 1111

Coral Gables, 33134 · Miami-Dade County, Florida · commercial property · 450 sq ft · Fla. Stat. s.193.011(8)

$327estimated overpaid in property tax / year

The public records suggest this property may be over-assessed, but the comparison is wide enough that we verify it by hand — free, with no obligation — before saying you have a case.

What the public records show

Miami-Dade public rollFlorida

Current assessment$164,250

What the comparable sales support$147,382

Estimated over-assessment$16,868 · 10.3%

Comparable basis$385/SF

Estimated tax saved / year$327

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

$228$220394 SF1976

$270$262448 SF1975

$280$271535 SF1971

$319$328501 SF1984

$359$365418 SF1986

$393$405573 SF1982

$678$702538 SF1984

$847$871531 SF1983

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 2100 Ponce De Leon Blvd 1111 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 Miami-Dade County's own public records.

Other Miami-Dade County properties over the line

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All Miami-Dade County over-assessments →Florida commercial property tax appeals →