Is 2490 W 4 Ct over-assessed?

Public Florida records put its assessment at $1,720,000 — about 9.5% above the comparable sales its value should track, an estimated $163,037 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 $3,163 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

2490 W 4 Ct

Hialeah, 33010 · Miami-Dade County, Florida · multifamily property · 5,227 sq ft · Fla. Stat. s.193.011(8)

$3,163estimated 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$1,720,000

What the comparable sales support$1,556,963

Estimated over-assessment$163,037 · 9.5%

Comparable basis$350/SF

Estimated tax saved / year$3,163

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

$264$2656,244 SF1958

$284$2905,982 SF1962

$320$3165,542 SF1957

$332$3345,128 SF1962

$341$3485,424 SF1964

$363$3534,815 SF1957

$355$3575,762 SF1960

$447$4666,035 SF1966

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 2490 W 4 Ct 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

1601 Collins Ave$269,895,354 over 701 Brickell Ave$219,461,434 over 200 S Biscayne Blvd$153,733,664 over 301 Ocean Dr$153,281,904 over 18325 Collins Ave$137,115,262 over 401 Biscayne Blvd$133,286,102 over

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