Is 251 Hibiscus Dr over-assessed?

Public Florida records put its assessment at $1,960,000 — about 20.4% above the comparable sales its value should track, an estimated $399,643 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 $7,753 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

251 Hibiscus Dr

Miami Springs, 33166 · Miami-Dade County, Florida · multifamily property · 5,184 sq ft · Fla. Stat. s.193.011(8)

$7,753estimated 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

Miami-Dade public rollFlorida

Current assessment$1,960,000

What the comparable sales support$1,560,357

Estimated over-assessment$399,643 · 20.4%

Comparable basis$354/SF

Estimated tax saved / year$7,753

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

$215$2084,649 SF1950

$288$2926,030 SF1955

$298$2955,430 SF1952

$320$3265,542 SF1957

$332$3445,128 SF1962

$363$3644,815 SF1957

$355$3685,762 SF1960

$429$4144,657 SF1950

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 251 Hibiscus 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 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 →