Is 456 W 41 St over-assessed?

Public Florida records put its assessment at $2,966,000 — about 30.9% above the comparable sales its value should track, an estimated $917,433 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 $17,798 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

456 W 41 St

Miami Beach, 33140 · Miami-Dade County, Florida · commercial property · 5,711 sq ft · Fla. Stat. s.193.011(8)

$17,798estimated 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$2,966,000

What the comparable sales support$2,048,567

Estimated over-assessment$917,433 · 30.9%

Comparable basis$422/SF

Estimated tax saved / year$17,798

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

$177$1886,487 SF1939

$283$2714,771 SF1925

$340$3363,976 SF1934

$355$3675,628 SF1937

$390$3763,588 SF1930

$444$4686,031 SF1940

$570$5613,725 SF1934

$605$5754,300 SF1925

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 456 W 41 St 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 →