Is 2811 SW 3 Ave over-assessed?

Public Florida records put its assessment at $2,148,880 — about 26.0% above the comparable sales its value should track, an estimated $559,328 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 $10,851 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

2811 SW 3 Ave

Miami, 33129 · Miami-Dade County, Florida · commercial property · 2,508 sq ft · Fla. Stat. s.193.011(8)

$10,851estimated 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$2,148,880

What the comparable sales support$1,589,552

Estimated over-assessment$559,328 · 26.0%

Comparable basis$746/SF

Estimated tax saved / year$10,851

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

$202$2073,125 SF1941

$408$4032,208 SF1941

$488$5062,560 SF1948

$523$5222,210 SF1943

$724$7132,642 SF1937

$750$7782,575 SF1948

$779$7962,440 SF1946

$843$8382,609 SF1939

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 2811 SW 3 Ave 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 →