Service
Condominium Appraisals in Miami and South Florida
A condominium appraisal values a unit within its building and line, accounting for floor level, view, exposure, parking, assessments, and reserve status. In South Florida high-rises these factors can move value more than square footage, so unit-level comparison is essential.
Two units with identical floor plans in the same tower can differ by six figures. Condo work is about isolating why.
- Typical fee
- $450–$850
- Turnaround
- 2–3 business days
- Report form
- Condominium Form 1073 or narrative
What is included in this appraisal
- Analysis of the subject line, floor level, exposure, and view corridor
- Closed sales within the building first, then comparable buildings
- Review of monthly assessments, special assessments, and reserve funding
- Milestone inspection and structural reserve study considerations where disclosed
- Parking, storage, and amenity adjustments
Who needs it
- Owners appealing an assessment or removing PMI
- Buyers of pre-construction or newly delivered towers
- Estates and trusts holding waterfront condominium units
- Investors comparing units across Brickell, Edgewater, and Sunny Isles
Why special assessments matter to value
Since Florida's structural integrity reserve requirements took effect, buyers price assessments into offers. A pending special assessment, a low reserve balance, or an open milestone inspection can reduce marketability and value, and a credible appraisal addresses the disclosure directly rather than ignoring it.
View, line, and floor adjustments
Direct ocean, intracoastal, bay, and city views carry measurable premiums that vary by building. Higher floors within the same line usually sell for more per square foot. These adjustments are extracted from paired sales inside the building whenever the data supports it.
Frequently asked questions
- How is a condo appraisal different from a house appraisal?
- A condo appraisal focuses on the unit within its building: line, floor, view, exposure, parking, amenities, assessments, and reserves. A house appraisal weighs site, lot size, and improvements that a condo owner does not control.
- Do special assessments lower a condo's appraised value?
- Often yes. A large pending assessment reduces what buyers will pay, and the appraisal reflects how the market has actually reacted to comparable assessed buildings.
- Can you appraise pre-construction condominium units?
- Yes, subject to plans and specifications, with the value conclusion stated as of completion under a hypothetical condition.
More answers on the appraisal FAQ page.
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View serviceWhere this service is available
- Miami appraiser
- Miami Beach appraiser
- Coral Gables appraiser
- Pinecrest appraiser
- Coconut Grove appraiser
- Key Biscayne appraiser
- Aventura appraiser
- Sunny Isles Beach appraiser
- Bal Harbour appraiser
- Surfside appraiser
- Fort Lauderdale appraiser
- Boca Raton appraiser
- Palm Beach appraiser
- Weston appraiser
- Parkland appraiser
- South Miami appraiser
- Palmetto Bay appraiser