Our 12-person Ad Valorem Tax group has combined decades of experience in every aspect of property tax law and appeals.
WHAT SETS US APART FROM OTHER GROUPS
- Relationships with various Property Appraiser’s offices.
- Ability to take a case from administrative appeal to a further appeal in circuit court (if warranted).
- Out-of-the-box thinking, access to great research, resources (including in-house appraisal) and extensive preparation.
RANGE OF SERVICES
- Minimize liability through tax assessment challenges before Value Adjustment Boards and in Circuit Court.
- Resolve challenges involving substantial completion, classification issues, and exemptions and litigate disputes.
- Advise on tax exemptions, classifications, economic incentives, and legislative development initiatives.
- Provide tax projections and planning associated with real property acquisition and project development.
- Conduct in-depth research and analysis to support tax assessment challenges through in-house real estate analysts and geographic information system (GIS).
1. Property Tax Assessment Challenges
Goal: Achieve significant tax savings throughout Florida by aggressively advocating our clients’ rights through administrative appeals before Value Adjustment Boards and in Circuit Court.
Client Mix: Owners, tenants, managers, lenders and developers.
Property Mix: We have substantial experience challenging the valuation of nearly every type of property including office buildings, hotels, apartment and condominium buildings, multi-family housing, low-income housing, retail (anchor department stores, big box retailers, grocery stores, shopping centers, regional malls), hospitals, assisted/independent living facilities, industrial and manufacturing facilities, vacant and undeveloped land, dealerships, marinas, gas stations, mixed-use, parking, and tangible personal property.
2. Challenges & Litigation of Property Tax Disputes
We have experience resolving disputes involving substantial completion, classification issues and exemptions from taxation. Should an appeal need to be prosecuted or defended in Circuit Court, you can feel confident that you will receive top notch representation.
3. Economic Incentives, Exemptions, and Classifications
We advise property owners on taking advantage of various local and state development tax incentive programs. We also counsel real estate owners on property tax exemption and classification applications (including agricultural classifications and homestead exemptions). In addition, we have experience challenging denials of tax exemptions and applications before Value Adjustment Boards and in Circuit Courts.
4. Tax Projections and Planning
Our attorneys advise clients by providing tax projections associated with the acquisition of real property to maximize tax efficiency and avoid unplanned expenses.
5. BONUS In-House Research and Analysis Capabilities
Our in-house real estate analyst conducts in-depth research and analysis to support tax assessment challenges and provide unique insight on how to address and resolve an assortment of ad valorem taxation issues.
Additionally, our in-house geographic information system (GIS) allows us to easily and effectively compile and analyze assessment data. Methods include comparison of similar property assessments, Improved Value, Just Value, Primary Use, and identifying highest and best use limitations. This information can be integrated with other data types to identify compelling factors or conditions that are not apparent otherwise.
- Represented owners of retail properties in Lincoln Road achieving reductions in market values totaling in excess of $63 million, or an average of 15% reductions for our clients.
- Represented hotel clients in Miami Dade and Broward Counties achieving market value reductions of over $49.4 million.
- Obtained removal of building values for properties not habitable as of January 1, 2020 totaling in excess of $22 million, or an average of 38% reductions for our clients.
- Represented office clients in Miami Dade, Broward, and Palm Beach Counties obtaining reductions in market values of over $64 million.
- Represented owners of two marina properties achieving a reduction in market values of over $4.7 million, or an average of over 25% reductions for our clients.
- Represented owner of Class A office building in Broward County achieving reductions of over $6.5 million.
- Represented large office building owner in Palm Beach County achieving a reduction in assessed value in excess of $12 million.
- Represented large office building owner in Miami Dade County achieving a reduction in market value in excess of $14 million, or over 21% reduction.
- Represented a national anchor department store chain achieving reductions of market values totaling in excess of $18.9 million for locations in Broward and Miami Dade Counties.
- Represented owners in Wynwood achieving reductions in market values totaling in excess of $15.5 million.
- Represented a national home improvement retailer achieving reductions of market values totaling in excess of $10.4 million for locations in Broward, Miami Dade and Palm Beach Counties.
- Represented owner of retail and office properties on Miracle Mile achieve a reduction of $5.6 million, or an average of over 13% reductions for our clients.
- Represented an owner and operator of two luxury assisted/independent living facilities achieving reductions of market values totaling in excess of $8 million.
- Represented one of the largest developers in Miami achieving reductions in market value in excess of $23 million in Downtown Doral.
- Represented single owner/operator of retail shopping centers in Northeast Dade and Broward County achieving reductions in market values of $46 million.
- Represented a national junior box retailer achieving reductions of market values totaling in excess of $6.5 million for locations in Broward and Miami Dade Counties.
- Represented owner of multifamily building in Midtown achieving reduction in market value of over $5 million.
- Represented owners of 3 development/redevelopment sites in Downtown Miami achieving reductions in market value of over $4.7 million.
- Represented car dealership owners in Miami Dade and Broward Counties achieving reductions of approximately $22 million dollars.
- Represented clients achieving reductions in tangible personal property of $12 million, or an average of 38% reductions for our clients.
- Represented owner of newly constructed distribution center for junior box retailer obtaining a $2 million reduction in Polk County.
- Represent luxury retailer in one of the highest grossing malls in the country achieving market value reduction of nearly $2 million dollars.
- Represented owners of 2 vacant industrial parcels in Miami Dade County achieving reductions in market values of $4.8 million.
- Represented an owner of a recently constructed luxury, flag hotel in Downtown Miami achieving a reduction of market value in excess of $2.5 million.
- Represented lender which took over failed development project achieving a reduction in assessed value in excess of $17.5 million on vacant land.
- Represented owner in obtaining agricultural classification (“greenbelt exemption”) for owner’s use of property in raising exotic birds (aviculture), a case of first impression in the State of Florida.
- Represented owner in challenging denial of agricultural classification for multi-acre property resulting in reduction in assessed valuation of over $1 million.
- Represented owner in applying for refund of ad valorem tax payment as a result of tax appraiser’s misclassification of waterfront marina after constitutional amendment was passed providing for special tax treatment of waterfront marinas.
- Represented owner in successfully overturning denial of agricultural use classification (“greenbelt exemption”) for 16-acre tract of property resulting in over $3 million reduction in assessed valuation.
Ad Valorem Tax News Update, Publications:
Extension of Payment Deadlines Due to Hurricane Ian
Stearns Weaver Millers News Update|October 2022|Ivette Delgado, Morgan A. McDonough, Marco T. Paredes, Jr., Sabrina Weiss Robinson
Ad Valorem Tax News Update, Publications:
It's time to start thinking about filing property tax appeals.
Stearns Weaver Miller News Update|July 2022|Morgan A. McDonough, Sabrina Weiss Robinson
Ad Valorem Tax News Update, Publications:
Do You Own Real Property? Be on the Lookout for your TRIM Notice!
Stearns Weaver Miller News Update|August 2021|Morgan A. McDonough, Sabrina Weiss Robinson
Ad Valorem Tax News Update, Publications:
It's time to start thinking about filing property tax appeals.
Stearns Weaver Miller News Update|June 2021|Morgan A. McDonough, Sabrina Weiss Robinson
In the Media:
On the Move
Law.com / Daily Business Review|December 2020
Events:
Commercial Real Estate Valuations
Florida CCIM Chapter Lunch & Learn |September 2020|Sabrina Weiss Robinson
Firm Announcements:
Stearns Weaver Miller Names Four New Shareholders
September 2020
Publications:
Do You Own Real Property? Be on the Lookout for your Trim Notice!
Stearns Weaver Miller News Update|August 2020|Morgan A. McDonough, Sabrina Weiss Robinson