Start with a number you can check. A free broker opinion of value on your parcel — a supported range, plus the recorded sales it is built on, so you can see the reasoning instead of taking the figure on faith. No listing agreement attached.
First name and email to start. I’ll come back for the address.
No obligation, and no listing agreement attached to it. If the answer is “hold,” I’ll tell you that.
Most commercial brokers work both sides — tenants and landlords, buyers and sellers, sometimes inside the same building. I do not. I have never represented a landlord in a lease negotiation, and I do not broker space on behalf of ownership.
For a tenant, that means there is nobody across the table I owe anything to.
For an owner selling, it means the same thing pointed the other direction. The people who will bid on your building are the same ownership and investment community a landlord-side broker depends on for their next listing, their next renewal, their next referral. I am not in that trade. When I work your sale I am working that pool for your number, and there is no relationship I need to protect on the other end of it.
It is one principle applied twice: single agency. It is why both services sit under one roof without contradicting each other.
A BOV is a broker’s supported estimate of market value. It is not an appraisal and does not replace one where an appraisal is formally required.
Commercial property changes hands on a rhythm. Debt matures, partnerships reach their term, depreciation schedules run out, and estates get settled. Here is how long current owners of the 63,273 commercial parcels across the three counties have held them, measured from the last recorded sale:
| Held since last sale | Parcels | Assessed value |
|---|---|---|
| 0–2 years | 5,801 | $15.6B |
| 3–6 years | 13,403 | $33.5B |
| 7–12 years | 15,884 | $42.1B |
| 13–20 years | 12,329 | $27.8B |
| 21+ years | 15,856 | $50.2B |
44,069 commercial parcels — well over half — have been held more than six years, and 15,856 of them for more than twenty. None of that says any particular owner should sell. It says the question is live for a very large number of them, and most will never get a straight answer to it because nobody offers one without a listing agreement attached.
Counted from county property appraiser records across Broward, Miami-Dade and Palm Beach. Commercial parcels only; vacant land excluded. Hold period is measured from the last recorded sale, so a parcel transferred between related entities reads as a shorter hold than the family has actually owned it.
Recorded commercial sales, address by address, for 67 South Florida municipalities. Public record, published openly, because a seller deserves to check the comps rather than be handed a conclusion.
Nothing, and it does not come attached to a listing agreement. You get a supported range and the comparable sales it is built on. If the read is that you should hold, that is what the document will say.
An appraisal is a licensed, regulated work product usually ordered by a lender and paid for by you. A broker opinion of value is a broker's supported estimate of what a property would bring in the current market. It is faster and free, but it is not a substitute for an appraisal where one is formally required.
Because of what that means structurally. I do not broker space on behalf of landlords, so I am not managing a relationship with the same ownership and investor community that will bid on your building. There is no other party in the transaction I need to keep happy for the next deal. That is the same reason tenants use me, pointed in the other direction.
The address, and permission to pull the county record. That is enough for a first read. Anything about leases, condition or your timing makes it sharper, but none of it is needed to get the conversation started.
Broward, Miami-Dade and Palm Beach counties — office, retail, industrial and flex. There is recorded sale data on this site for 67 municipalities across the three.
Tenant representation across all three counties. The landlord pays the fee.
Tenant rep →Prefer to just talk? (561) 571-8245