Is 3960 W 16 Ave 203 over-assessed?

Public Florida records put its assessment at $419,760 — about 17.5% above the comparable sales its value should track, an estimated $73,506 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 $1,426 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

3960 W 16 Ave 203

Hialeah, 33012 · Miami-Dade County, Florida · industrial property · 1,749 sq ft · Fla. Stat. s.193.011(8)

$1,426estimated 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$419,760

What the comparable sales support$346,254

Estimated over-assessment$73,506 · 17.5%

Comparable basis$233/SF

Estimated tax saved / year$1,426

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

$173$1751,875 SF1980

$173$1762,019 SF1980

$190$1891,635 SF1981

$209$2041,606 SF1977

$213$2081,599 SF1977

$262$2581,509 SF1980

$327$3211,437 SF1980

$329$3321,700 SF1982

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 3960 W 16 Ave 203 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 →