Consultation Services Are Free

We are professionals with 35 years of experience and success in the property tax appeal process, a/k/a Ad-Valorem tax abatement. This process can be challenging, confusing and frustrating at best. We can help answer any questions you may have concerning the process.

My fee-based services include:

• Helping the property owner understand what a tax appeal is and how the process works.
• Viability of a possible appeal
• Contingency or flat fee arrangements
• Prosecuting the tax appeal
• Homestead Exemption Applications
• When to file Homestead Exemption applications
• Homestead Exemption Application problems with Property Appraiser Office.
• Agricultural Exemption Applications
• ‘Good Cause’ late filing petitions
• Consultation on how to avoid tax delinquency.
• Consultation on how to avoid a tax certificates sale and how to avoid losing your property to a tax deed because of not paying your real estate taxes timely.
• Consultation on how to lower the Property Appraiser’s increases in valuation and the commensurate taxes.
• How to collect your refund check

h3. INITIAL CONSULTATION SERVICES ARE FREE

*We will not take a case unless we believe that there is strong evidence towards a successful appeal.
We are selective in our case work and will select only property values that have merit, ranging from $850,000.00 or greater

TYPES OF PROPERTIES AND CLIENTS REPRESENTED:

• Residential single family and condo: $850,000.00 to over $60 million (see pictures on website)
• Apartment buildings large and small – 10 UNITS to over 400 units
• Duplexes, clusters, tri-plex’s and quads
• Warehouse and distribution facilities – BEST ROOFING AND TRUJILLO FOOD & DISTRIBUTION, BOCHNER ELECTRICAL
• LARGE AND SMALL AGRICULTURE PACKING HOUSES.
• Packing Houses: LARGE: STRANO FARMS – 117,000 SQ.FT. and small 20,000 sq.ft.
• Mini-Warehouses
• Office Buildings: MEDICAL AND NON-PROFESSIONAL OFFICE BUILDINGS – ALL SQUARE FOOTAGE.
• Office condominiums – CANNON-DIAMOND OFFICE CONDOMINIUMS – Oakland Park
• Service stations – MARATHON OIL, CHEVRON, BP FRANCHISEES
• Strip Centers – All square footage
• Shopping Centers – COOPER CITY PLAZA – 200,000 SQ.FT. SHOPPING CENTER
• Restaurants – TWIN PEAKS BAR AND GRILL – HOLLYWOOD, DENNYS franchisees and DUFFY’S RESTAURANTS, and SWEET TOMATOES RESTAURANT.
• Hotel/Motels – BEST WESTERN HOTELS, MOTEL 6, DAYS INN, RED ROOF FRANCHISEES – 95 ROOM – HARRISON HOTEL, HOLLYWOOD
• Mixed use properties – OFFICE OR RETAIL 1ST FLOOR AND SECOND FLOOR APARTMENTS
• Agriculture Land – AGRICULTURE LAND OF ALL USEAGE TYPES, LARGE AND SMALL PARCELS ALL TYPES OF USES
• Vacant Lots – ALL USEAGE TYPES
• Unique properties such as cellular phone towers – AT&T CELL TOWER

PICTURES OF PROPERTIES SUCCESSFULLY CONTESTED CAN BE SEEN ON MY WEBSITE

THIS IS NOT A DO-IT-YOURSELF PROJECT

FAILURE RATE: APPROXIMATELY 95% OF PROPERTY OWNERS WHO ATTEMPT TO REPRESENT THEMSELVES BEFORE A MAGISTRATE WILL FAIL. THE PETITIONER MUST BE ABLE TO OVERCOME THE PROPERTY APPRAISER’S PRESUMPTION OF CORRECTNESS BY PROVING BY THE PREPONDERANCE OF THE EVIDENCE THAT THEIR ASSESSMENT OF YOUR PROPERTY IS EXCESSIVE

According to Florida Statute Section 193.011, the magistrate’s decision of granting or denying a petition is based on the following guidelines of this statute: In any administrative or judicial action in which a taxpayer challenges an ad valorem tax assessment of value, the property appraiser’s assessment is presumed correct if the appraiser proves by a preponderance of the evidence that the assessment was arrived at by complying with Section 193.011 of the Florida Statutes, any other applicable statutory requirements relating to classified use values or assessment caps, and professionally accepted appraisal practices, including mass appraisal standards, if appropriate. The petitioner must then meet their burden of proof as the party challenging the subject ad valorem tax assessment. Their burden of proof is: They must prove by a preponderance of the evidence that the assessed value does not represent the just value of the property after taking into account any applicable limits on annual increases in the value of the property; does not represent the classified use value or fractional value of the property if the property is required to be assessed based on its character or use; or is arbitrarily based on appraisal practices that are different from the appraisal practices generally applied by the property appraiser to comparable property within the same county. If the petitioner has satisfied the above-listed requirements and has met their burden of proof as per Section 193.011 of the Florida Statutes and Rules 12D-9.025(3) (d) & 12D-9.027(5) of the Florida Administrative Code. Therefore, the property appraiser’s presumption of correctness will have been overcome, and the magistrate can make an appropriate adjustment to the value of the subject property based on the admitted evidence.

WHY DO THEY FAIL:

Most property owners who attempt an Appeal on their own do not know how to submit the required types of evidence that the Magistrate wants to see.
A MAGISTRATE WANTS TO SEE THE FOLLOWING TYPE OF EVIDENCE:
RESIDENTIAL PROPERTIES:
2024 QUALIFIED COMPARABLE SALES MOST SIMILAR TO SUBJECT.
NOT COMPARATIVE ASSESSMENTS/TAXES ON PROPERTIES NOT SOLD
DOLLAR OR PERCENTAGE ADJUSTMENTS OF SALES TO SUBJECT.
COMMERCIAL PROPERTIES:

INCOME ANALYSIS INLCUDING:

• 2024 TAX RETURNS
• 2024 PROFIT AND LOSS STATEMENTS (P&L)
• 2024 RENT ROLLS SHOWING 12 MONTHS OF RENT COLLECTIONS AND GROSS RENTS COLLECTED.
• 2024 DEVELOPED CAP RATES ON NET OPERATING INCOME TOWARDS AN INDICATION OF A CAPITALIZED VALUE.
• PROFORMA INCOME ANALYSIS
• CURRENT PHOTOGRAPHS OF SUBJECT AND COMPARABLE
• SUBECT DETAILING ANY EXTERNAL, FUNCTIONAL OR ECONOMIC OBSOLESCENCE.
• EVIDENCE TO DEFEAT PAO’s EVIDENCE IN REBUTTAL
• ALL EVIDENCE SPECIFIC TO SUBJECT PROPERTY

13 REASONS WHY PROPERTY TAX EXPERTS, INC IS THE BEST:

THIS IS WHY PROPERTY TAX EXPERTS, INC IS RIGHT FOR YOUR 2025 APPEAL:
I AM AN EXPERT AT AD-VALOREM TAX APPEALS FOR OVER 35 YEARS. I CURRENTLY REPRESENT MANY OF MY ORIGINAL CLIENTS.
SOME OF OUR COMPETITORS REFER THEIR CLIENTS TO US BECAUSE THEY DO NOT HANDLE THE A TYPE OF PROPERTY AND/OR LOCATION.

1. I WILL TIMELY FILE YOUR PETITION
2. WITH THE CLIENTS HELP AND PARTICIPATION GATHER THE EVIDENCE AND SUBMIT APPROPRIATE EVIDENCE FOR A SUCCESSFUL APPEAL
3. TO ASK THE CLIENT TO PARTICIPATE IN THE HEARING (as option selected by client).
4. WORK TIRELESSLY FOR ALL OF MY CLIENTS.
5. SOME OF MY CLIENTS HAVE RECEIVED REFUNDS IN EXCESS OF $50,000.00
6. GOOD RELATIONSHIPS WITH THE RESPECTIVE COUNTY PROPERTY APPRAISER REPRESENTATIVES.
7. THE MAGISTRATES KNOW THAT I AM AN EXPERIENCED REPRESENTATIVE FOR THE PROPERTY OWNER.
8. I KNOW HOW TO DEFEAT THE PROPERTY APPRAISER’S EVIDENCE.
9. HAVE WORKED IN THE APPRAISAL INDUSTRY. I UNDERSTAND THE APPRAISAL ISSUES THAT ARE PERTINENT TO PROSECUTING YOUR CASE.
10. REAL ESTATE BROKER SINCE 1972
11. MANY YEARS OF EXPERIENCE IN REAL ESTATE DEVELOPMENT (office and industrial). PERSONALLY DEVELOPED 10,000 SQ.FT. OFFICE BUILDING AND 81,000 SQ.FT. OF CONDOMINIUM WAREHOUSES IN THE CITY OF DORAL.
12. WIDE ACCESS TO REAL ESTATE DATA, WITH STATISTICS ON MARKET RENT, MARKET OCCUPANCY, MARKET SALES AND CAPITALIZATION RATES.
13. CAPITALIZATION RATE ANALYSIS AND OTHER TECHNIQUES LIKE BAND OF INVESTMENT TO COME UP WITH A MARKET CAP RATE.

COSTS TO APPEAL:

CONTINGENCY FEE RESIDENTIAL AND COMMERCIAL:
The petition filing fee is $50.00. This fee covers the county petition filing fee plus secretarial work. This is your only upfront fee.
Our contingency fee is only 45% of the actual taxes reduced by order of the Special Magistrate. By way of example: If your taxes before the hearing is $10,000.00 and the magistrate reduces the assessment and commensurate taxes to $5,000.00. Your saved taxes in the form of an overpayment refund is $5,000.00 X our fee of 45% = $2,250.00 contingency fee based on your refund of $5,000.00. If you would like to proceed, I will send you a contingency fee agreement.

TAX APPEAL – FLAT FEE: is based on the value and complexity of your case. Please feel free to discuss this type of fee arrangement.
TAX APPEAL – LATE PETITION FILING FEE AFTER FILING DEADLINE HAS PASSED. $350.00 plus $50.00 petition filing fee – gathering supportive documents to be heard by legal magistrate for approval to advance to a value hearing.

HOMESTEAD EXEMPTION APPLICATION: $350.00. Questionnaire to be sent to you to answer all the Property Appraiser’s evidence towards

TYPES OF PROPERTIES AND CLIENTS REPRESENTED:

• Residential single family and condo: $850,000.00 to over $60 million (see pictures on website)
• Apartment buildings large and small – 10 UNITS to over 400 units
• Duplexes, clusters, tri-plex’s and quads
• Warehouse and distribution facilities – BEST ROOFING AND TRUJILLO FOOD & DISTRIBUTION, BOCHNER ELECTRICAL
• LARGE AND SMALL AGRICULTURE PACKING HOUSES.
• Packing Houses: LARGE: STRANO FARMS – 117,000 SQ.FT. and small 20,000 sq.ft.
• Mini-Warehouses
• Office Buildings: MEDICAL AND NON-PROFESSIONAL OFFICE BUILDINGS – ALL SQUARE FOOTAGE.
• Office condominiums – CANNON-DIAMOND OFFICE CONDOMINIUMS – Oakland Park
• Service stations – MARATHON OIL, CHEVRON, BP FRANCHISEES
• Strip Centers – All square footage
• Shopping Centers – COOPER CITY PLAZA – 200,000 SQ.FT. SHOPPING CENTER
• Restaurants – TWIN PEAKS BAR AND GRILL – HOLLYWOOD, DENNYS franchisees and DUFFY’S RESTAURANTS, and SWEET TOMATOES RESTAURANT.
• Hotel/Motels – BEST WESTERN HOTELS, MOTEL 6, DAYS INN, RED ROOF FRANCHISEES – 95 ROOM – HARRISON HOTEL, HOLLYWOOD
• Mixed use properties – OFFICE OR RETAIL 1ST FLOOR AND SECOND FLOOR APARTMENTS
• Agriculture Land – AGRICULTURE LAND OF ALL USEAGE TYPES, LARGE AND SMALL PARCELS ALL TYPES OF USES
• Vacant Lots – ALL USEAGE TYPES
• Unique properties such as cellular phone towers – AT&T CELL TOWER