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Andrey Rossin – Florida Real Estate Broker
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Professional home valuation

How much is your Miami home worth?

Your estimate comes from live Miami-Dade sales data, worked out by hand rather than by an algorithm. Asking for one commits you to nothing, and no surprise calls follow.

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A Miami valuation from a practicing agent weighs closed comparable sales, the home's condition and whether its view is permanent. In a tower, your unit's line and floor count, and so does the financial health of the HOA. Two units in the same tower can differ in value, a gap that algorithmic estimates on public sites can miss. What you get is a defensible price band that helps you choose a list price or weigh an offer already in hand. Whenever the value is needed for a mortgage, an estate filing or a divorce settlement, what counts is the formal appraisal by a licensed Florida appraiser, not an agent's report.

Building a market valuation

Inputs behind the figure

Online estimates run on square footage, ZIP code and the recorded sales they can match. They don't register a renovated kitchen, a patio enclosed without a permit, or a bay-facing line versus a garage-facing one, and a newly approved special assessment from the association escapes them too. A working agent's valuation takes over where the models end.

A comparative market analysis sets a price range beside the sales that support it, laid out so you can check the logic item by item. Under Florida law it is a value opinion from a licensed agent, which is not an appraisal. If a lender or court insists on an appraisal, this document won't stand in for it.

Method

From address to price range

  1. Public record

    The public record supplies the parcel and lot, the year built, living area, filed permits and county values. Any mismatch between that record and the house, such as an added bedroom or a converted garage, gets caught early, because the buyer's appraiser reads the same record.

  2. Comparable sales

    Comps are closed sales of similar homes nearby, with the newest and closest weighted first. Pending and active listings then show which way the market is moving. In a condo, sales from your own building and your own line count most.

  3. Adjustments

    A comp is rarely identical to your home, so it gets adjusted for parking, pool, water frontage, floor, view, size, condition and the age of any renovation. Request every adjustment itemized rather than folded into one total.

  4. Building or lot

    In a condo, buyers dig into the association's budget and reserves, then the milestone inspection and whether a special assessment hangs over the building. On a house, the roof's age, the flood zone, the elevation and the insurance quote get the same scrutiny. All of it is cost a buyer prices in.

  5. Range and next moves

    When the analysis is solid, it hands you a range for the list price, the sales that support each end, and a sense of how buyers will likely read each price point. Sell, wait, refinance or simply know where you stand: that choice stays with you.

Four numbers

Four values people mix up

A single home has four figures attached to it at once, each coming from a different source and each with its own use.

  • Online estimate

    Who produces it
    A listing portal's automated model.
    What it rests on
    Whatever public records show, plus sales its algorithm can pair with your home.
    Best used for
    A rough first look.
    Its limits
    Doesn't capture condition, view, renovations or building finances.

  • Comparative market analysis

    Who produces it
    Written by a licensed agent or broker.
    What it rests on
    Comps, current competing listings, the home's condition and, for condos, association figures.
    Best used for
    Pricing a listing, weighing offers, timing a sale.
    Its limits
    A value opinion, which Florida law forbids calling an appraisal.

  • Appraisal

    Who produces it
    An appraiser who holds state certification or a license; for a mortgage, the lender chooses who.
    What it rests on
    A written appraisal report and a property inspection.
    Best used for
    Mortgages and refinancing, plus estates, divorces and tax disputes.
    Its limits
    One purpose and one effective date.

  • County just value figure

    Who produces it
    The county property appraiser sets it.
    What it rests on
    As of January 1, every parcel gets a mass valuation.
    Best used for
    Property taxes and any exemptions.
    Its limits
    Meant for taxes; it isn't a sale price.

F.S. §475.612 governs value opinions by licensees and who is allowed to issue an appraisal report. Per Fannie Mae Selling Guide B4-1.1-02, it is the lender who chooses the appraiser. F.S. §§192.042, 193.011 set the January 1 just-value assessment.

South Florida specifics

What moves values here

  • View and floor

    Take two units with the same layout in one tower: floor height and the outlook from the windows can separate their prices widely. Buyers want to know whether anything protects the view. If a project has been permitted across the street, the answer to that question changes.

  • The association's health

    Where the rules apply, a condo buyer has a right to the milestone inspection summary and to the structural integrity reserve study, and reads both closely. Any special assessment already approved or still pending comes off what buyers will pay.

    F.S. §718.503(2)

  • Roof, openings and insurance

    A buyer's insurance quote depends partly on the roof's age and on impact-rated windows and doors. Insurers must discount premiums for verified wind-mitigation features, so keep a recent wind-mitigation report handy.

    F.S. §627.0629

  • Flood zone and elevation

    Lenders under federal regulation require flood insurance for a home located within a Special Flood Hazard Area, and buyers take that premium off what they offer. An elevation certificate showing a floor higher than the base flood elevation gives them one more fact to weigh.

    42 U.S.C. §4012a

  • Permits for the work you did

    Without closed permits, a renovation doesn't get full credit. Open or missing ones can turn up when a buyer searches the record, and they may cost you through credits when you close.

  • Land and water features

    For a house, describe the lot and any canal, bay or ocean frontage, plus the seawall and dock. If you boat, say whether fixed bridges lie on the route from the dock to open water.

Helpful information

Items to gather first

You can begin without any of this; each item just narrows the range.

  • Kitchen and bath updates, AC, roof, windows and doors, each with its date and cost.
  • Permit numbers, or a note on any unpermitted work.
  • Your current insurance declarations page and, if one was done, the wind-mitigation inspection.
  • An elevation certificate or a survey, when you can find one.
  • For a condo: the newest budget, any special-assessment notice and the lease rules.
  • Your timeline and planned next move; they change the advice, not the value.

Questions

Home valuation questions

What separates this from an online estimate?

Mainly, a licensed agent weighs details a model can't. An online estimate works from public data alone and never sees the home. A comparative market analysis balances view, condition, renovations and building finances against specific comps, and it lists the sales it relied on.

Is a comparative market analysis an appraisal under Florida law?

No. A licensed agent in Florida may give a value opinion, but the law forbids calling it an appraisal or presenting it as one. When a lender or court requires a valuation, a state-certified or licensed appraiser provides it.

Do I have to list after a valuation?

No. Requesting a valuation commits you to nothing: no listing, no signing, no hiring.

Why does the county's value differ from market value?

Because the county figure exists for taxes. The property appraiser values every parcel in bulk, as of January 1, through mass appraisal, not home by home. On a homestead, the yearly rise in assessed value is capped at the lower of 3% or inflation. Both facts make it a tax number, not a price.

How long is a valuation good for?

A valuation holds while the nearby market stays quiet. Once a home sells in your building or down your street, mortgage rates shift, or the season turns, the range can move. Ask for a refresh just before you list.

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Sources

Primary sources for the rules quoted on this page.

This service provides a market-based opinion of value, not a formal appraisal. For mortgage, divorce, or estate purposes a licensed Florida appraiser may be required. Submitted information is handled in accordance with our privacy policy.