Make sure you pay only your fair share. Appeal With Us.

The coronavirus pandemic has caused unprecedented and unexpected disruptions to almost every facet of our lives and this will surely flow through to the relationships between tenants and landlords and ultimately the valuation of real estate.

We hope that all our valued owners and managers will do everything they can to keep tenants in place and hopefully everyone gets back to work safely and soon.

If you are like us though, you probably had some difficulty with your tenants during 2020 that affected your property. For example, tenants not paying rent because they knew the eviction moratorium was in place or causing damage as they moved out.

Your real estate taxes for 2020 were likely unaffected by the disruptions and the governments mandated stay-at-home orders because the real estate values are based on January 1st of each year, and by all accounts real estate, especially industrial properties in South Florida, which were at phenomenal levels at the end of the 2019.

However, the 2021 appraised values for tax assessment purposes will need to take into account the lost cash flows, and loss of subsequent value that may occurred as a result of tenants businesses being shutdown, landlords proactively cutting rents or providing other incentives, or worse.

We expect to have a very active tax appeal season for the next two years because of this, and we urge all returning and new clients to attempt to keep notes on how the shutdowns have affected their properties and any deals they are making with tenants.  Most appeals will rely on factual numbers to analyze property, but personal stories are helpful as well.

The window to file an appeal open in August and runs through September 15th of each year. You will receive the TRIM (Truth In Millage) notice in August, but you will be able to check the proposed the new values online earlier. If you would like to have your property assessment reviewed for 2021, please use our online form or contact us today.

Please email us if you have any questions or concerns.

Dear Clients and Friends

The coronavirus pandemic has caused unprecedented and unexpected disruptions to almost every facet of our lives and this will surely flow through to the relationships between tenants and landlords and ultimately the valuation of real estate.

We hope that all our valued owners and managers will do everything they can to keep tenants in place and hopefully everyone gets back to work safely and soon.

Your real estate taxes for 2020 will likely be unaffected by the disruptions and the governments’ mandated stay-at-home orders because the real estate values are based on January 1st of each year, and by all accounts real estate, especially industrial properties in South Florida, were at phenomenal levels at the end of the 2019.

However, the 2021 appraised values for tax assessment purposes will need to take into account the lost cash flows, and loss of subsequent value that may occur as a result of tenants being shutdown or landlords proactively cutting rents or providing other incentives.

We expect to have a very active tax appeal season for the next two years because of this, and we urge all returning and new clients to attempt to keep notes on how the shutdowns have affected their properties and any deals they are making with tenants.  Most appeals will rely on factual numbers to analyze property but personal stories are helpful as well.

We hope everyone is able to stay safe and healthy.

Please email us if you have any questions or concerns.

We are currently reaching out by email to all of last years clients to renew their appeal petitions for 2019.  If you have not received an email from us or want to discuss the 2019 appeal process.  Please call or email us today.

As a courtesy to our clients if we represented you last year (2018 Tax Year) and your assessed value has been raised we may decide to preemptively file a petition on your property to make sure you don’t miss your chance.

However, if you have bought or sold any property, please try to let us know by either entering the information in our online form or contacting us directly at 305.443.4966

If you have never worked with us before please fill out our online form and we will have everything we need to get the petitions in on time and we will follow up with you soon after the filing deadline if we need more detailed information.

Hurricane Dorian, Thurday 11am Update

Once again it seems that a hurricane is threatening South Florida right as owners are receiving their TRIM Notice from the County that details their upcoming real estate taxes.

Because of this, we expect some disruption in our office hours between now and Sept 17th.

As a courtesy to our clients if we represented you last year (2018 Tax Year) and your assessed value has been raised we may decide to preemptively file a petition on your property to make sure you don’t miss your chance.

However, if you have bought or sold any property, please try to let us know by either entering the information in our online form or contacting us directly at 305.443.4966

If you have never worked with us before please fill out our online form and we will have everything we need to get the petitions in on time and we will follow up with you soon after the filing deadline if we need more detailed information.

Stay safe and prepared, South Florida.

Track Hurricane Dorian on the Official NOAA Website

 

 

We just finished creating an updated version of our “world famous” Township, Range & Section Map for Miami-Dade County using free GIS Data from Miami-Dade County and QGIS.

Download it here for a printable copy [DCRE 2018 TRS Map] Or invite us out for lunch and we’ll bring you an 11 x17 poster-sized version once they arrive.

 

At this time it does not appear that the County will be extending the Sept 19th, 2017 deadline for filing tax assessment petitions.

Because Hurricane Irma has disrupted our normal business hours, we will be preemptively filing on approximately 500 cases for clients that we worked with last year.

We will try to include any and all new clients that wish to appeal their tax values for 2017.  However, we may have to file later than usual, but we should have good cause to get the hearings granted as long as they are filed in the next week or two.

Please continue to use our online form to fill out information on new properties not in our database, or email us directly.

You can also call our offices at 305.443.4966, but we may not be available until Monday the 18th due to lack of power and internet.

Did you know The 2424 Building has been featured in Miami Vice?

Miami Vice at The 2424 Building

Crockett and Tubbs Visit The 2424 Building

Watch the Full Episode “Forgive Us Our Debts” 

on  or

 

2424 Building - Coming Soon

If you live in Florida and own property, you will receive a TRIM (Truth in Millage) notice in the next 4 to 6 weeks. This notice will give you an estimate of the real estate taxes that the property must pay, based upon the assessment and proposed millage rate.

The assessment (value) is established each year by the County Property Appraiser using mass appraisal techniques. The millage rate is based on funds the city and county government need to operate, divided by the total values of all real property in the County. The real estate taxes for a property is then calculated by multiplying the assessment – say $100,000 times the millage rate of say 19 mills, which is really 1.9% or .019. This equals a tax of $1,900. I sometimes think that the term millage rate is used to confuse the taxpayer. It would be much clearer if it was expressed as a percentage of value.  As in you’ll be paying about 2% of your properties value in taxes each and every year.

As a taxpayer, you are only obligated to pay your fair share. And if you think you are unfairly assessed there is something you can do about it.

Unfortunately the only part of the real estate tax equation which can be appealed is the assessment.  However you are always welcome to attend the budget hearings to find out more about that process.

After you receive the TRIM notice, there is usually a period of 25 days to file an appeal petition if you wish to protest the assessment. Then, sometime in the next 12 months there will be a hearing before a Special Magistrate to debate the assessment. As a property owner, you can file the appeal and present your arguments before the Special Magistrate. However, many property owners have found that using a professional is much more effective.

With our 30 plus years of combined knowledge of South Florida real estate valuations as estate brokers, professional appraiser, teacher and economic analysts, we are well equipped to represent property owners in the successful appeal of real estate tax assessments.

WE CAN MAKE SURE THAT YOU ARE ONLY PAYING YOUR FAIR SHARE OF REAL ESTATE TAXES.

Tom and Guy’s will be presenting their favorite website’s this week for the Miami Realtor’s

Below you’ll find the list of sites they’ll cover, but if you want to see how they all work together to help you research a property you’ll have to join the class.

COMPANIES
Florida Corporations www.sunbiz.org/search
Overall Search www.google.com
Look up companies www.hoovers.com
About corporations corporationwiki.com
PEOPLE
Find People PeopleFinders.com | People Summary
Email Locations www.melissadata.com/index.htm
Phone No. Lookup www.reversephonedirectory.com
Find People www.switchboard.com
Find People www.zabasearch.com
GOVERNMENT
CITY OF MIAMI
City of Miami Building Department www.miamigov.com/building/pages
City of Miami Zoning www.miami21.org
City of Miami Zoning Map maps.miamigis.com/miamizoningsite
MIAMI-DADE
MD Property Appraiser gisims2.co.miami-dade.fl.us/MyHome/propmap.asp
MD Foreclosures www2.miami-dadeclerk.com/MFS
MD Criminal Search www2.miami-dadeclerk.com/CJIS/CaseSearch.aspx
MD Clerk www.miami-dadeclerk.com
MD Permits www.miamidade.gov/building
MD Checkbook www.miamidade.gov/transparency
MD Microfilm File bldgappl.miamidade.gov/microfilm
MD Property Data eMaps gisims2.miamidade.gov/emaps/viewer.htm
MD General Data www.miamidade.gov/technology/gis-self-service.asp
MD Track Permits www.miamidade.gov/zoning/track/home.asp
MD Zoning Map www.miamidade.gov/planning/library/maps/zoning.pdf
FLORIDA
Fla Corporations search.sunbiz.org/Inquiry/CorporationSearch/ByName
Fla Statutes www.flsenate.gov/statutes
Fla License https://www.myfloridalicense.com/wl11.asp
Fla Unclaimed Funds www.fltreasurehunt.org
Municipal Codes www.municode.com
Labor Market Data www.floridajobs.org
Federal Statistics www.fedstats.gov/qf/states/12/12086.html
MAPS
Street Views maps.google.com
Crime Maps www.crimemapping.com/map/fl/miami-dadecounty
Aerial Maps www.bing.com/maps
Crime Maps www.familywatchdog.us
Putting Address on Map www.batchgeo.com
Traffic Counts www2.dot.state.fl.us/FloridaTrafficOnline/viewer.html
NEWS PAPERS
Miami Today www.miamitodaynews.com
The Real Deal therealdeal.com/miami
Commercial Stories www.cre-sources.com/
BROKERAGE
Post Rental and Sales www.postlets.com
MARKETING
Email Campaigns www.mailchimp.com
UTILITIES
Keep track of Passwords www.lastpass.com
Calculation of Days www.workingdays.us
Free Software sites.google.com/site/freesolutionssite
PDF – Converter www.online2pdf.com
SIC Codes www.sec.gov/info/edgar/siccodes.htm

Guy and Tom’s Favorite 2014 FREE Websites