Is 41 SE 5 St Cu-1 over-assessed?

Public Florida records put its assessment at $358,575 — about 23.8% above the comparable sales its value should track, an estimated $85,385 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 $1,656 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

41 SE 5 St Cu-1

Miami, 33131 · Miami-Dade County, Florida · commercial property · 683 sq ft · Fla. Stat. s.193.011(8)

$1,656estimated 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$358,575

What the comparable sales support$273,190

Estimated over-assessment$85,385 · 23.8%

Comparable basis$471/SF

Estimated tax saved / year$1,656

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

$411$408609 SF2007

$427$424609 SF2007

$452$449609 SF2007

$460$457609 SF2007

$460$462685 SF2007

$477$479682 SF2007

$475$482748 SF2007

$489$486609 SF2007

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 41 SE 5 St Cu-1 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 →