Is 2601 S Bayshore Dr 1765 over-assessed?

Public Florida records put its assessment at $702,975 — about 11.4% above the comparable sales its value should track, an estimated $79,977 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 $1,552 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

2601 S Bayshore Dr 1765

Miami, 33133 · Miami-Dade County, Florida · commercial property · 1,545 sq ft · Fla. Stat. s.193.011(8)

$1,552estimated 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$702,975

What the comparable sales support$622,998

Estimated over-assessment$79,977 · 11.4%

Comparable basis$474/SF

Estimated tax saved / year$1,552

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

$333$3301,200 SF1992

$371$3611,430 SF1985

$449$4331,424 SF1983

$445$4371,754 SF1983

$458$4391,201 SF1985

$500$5101,941 SF1988

$558$5421,030 SF1990

$614$6011,140 SF1990

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 2601 S Bayshore Dr 1765 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.

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