CONSULTING FEES AND WHY:

Consulting work is an integral part of the property tax appeal process, a/ka. Tax abatement. Understanding how the process works can be challenging, confusing and frustrating, at best, especially when Florida law is the ultimate regulator.

WE ARE PROFESSIONALS WITH 34 YEARS OF EXPERIENCE. WE CAN HELP ANSWER QUESTIONS AND FIX ACTUAL AND POTENTIAL PROBLEMS.

My fee-based consulting work includes the following products:

• Helping the property owner understand what is a tax appeal 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

TYPES OF PROPERTIES AND CLIENTS REPRESENTED:

• Residential single family and condo: $800,000.00 to $50 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
• Mini-Warehouses
• Office Buildings: MEDICAL and CONVENTIONAL OFFICE BUILDINGS – ALL SQUARE FEET
• 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
• Hotel/Motels – BEST WESTERN HOTELS, MOTEL 6, DAYS INN, RED ROOF FRANCHISEES.
• Mixed use properties – OFFICE OR RETAIL 1ST FLOOR AND SECOND FLOOR APARTMENTS
• Unique properties such as cellular phone towers – AT&T CELL TOWER

PICTURES OF PROPERTIES SUCCESSFULLY CONTESTED CAN BE SEEN ON MY WEBSITE

Very important to understand is that attempting to represent yourself before a Magistrate is analogous to representing yourself in court without a lawyer. GET PROFESSIONAL HELP!

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

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:
• 2023 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:
• 2023 TAX RETURNS
• 2023 PROFIT AND LOSS STATEMENTS (P&L)
• 2023 RENT ROLLS SHOWING 12 MONTHS OF RENT COLLECTIONS AND GROSS RENTS COLLECTED.
• 2023 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

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

1. I WANT YOUR BUSINESS.
2. WORK TIRELESSLY FOR ALL OF MY CLIENTS
3. I AM AN EXPERT AT AD-VALOREM TAX APPEALS
4. REPRESENTING PROPERTY OWNERS FOR 34 YEARS
5. MANY OF MY CURRENT CLIENTS ARE MY (34 YEARS) VERY FIRST AND ORIGINAL CLIENTS WHICH SPEAKS VOLUMES OF MY WORK.
6. MY CLIENTS HAVE RECEIVED REFUNDS UP TO $50,000/MORE
7. GOOD RELATIONSHIPS WITH BOTH THE MAGISTRATE & PAO
8. I KNOW WHAT KIND OF DATA THEY ARE LOOKING FOR
9. I KNOW HOW TO DEFEAT THE PROPERTY APPRAISER’S EVIDENCE
10. HAVE WORKED IN THE APPRAISAL INDUSTRY. I UNDERSTAND THE APPRAISAL ISSUES THAT ARE PERTINENT TO A CASE
11. REAL ESTATE BROKER SINCE 1972
12. WAS A REAL ESTATE DEVELOPER WITH 81,000 SQ.FT. WHSE IN CITY OF DORAL; 10,000 SQ.FT. OFFICE BUILDING ON PALMETTO EXWAY.
13. REAL ESTATE LOANS IN THE SECONDARY MARKET
14. WIDE ACCESS TO REAL ESTATE DATA, STATISTICS, MARKET RENT, SALES, AND CAP RATE ANALYSIS.