Estimate your property’s value — your assumptions.
Commercial value is micro-market, so this hands you the levers. Set the land price per foot for your block, optionally a building figure, and a range width — and get a preliminary, land-basis value range. It’s a starting point; the real number comes from a full comps-based BOV.
Want the real number? Free Broker Opinion of Value.
This gives you a range. A BOV gives you a defensible one, built from recorded comparable sales in your submarket and asset class. Free, no obligation to list anything, and yours to keep whatever you decide.
A rough, user-adjustable planning estimate — not an appraisal or Broker Opinion of Value. Defaults are broad county figures; actual value is micro-market and depends on comps, zoning, condition, and income.
Frequently asked
How does this estimate work?
It values your property on a land basis: land size times a land price per square foot you can set (defaulted to your county), shown as a range. Optionally it also cross-checks a building-basis figure. Because it lets you set the inputs, you can tune it to what you know about your specific block — which is exactly where commercial value lives.
Why land-based instead of a comp valuation?
Commercial value is intensely micro-market — one corner differs from the next. A generic building comp applied blindly will be wrong. Land value is a broader, more stable starting point, and letting you adjust the per-foot number keeps it honest. For the real, comp-driven number, request a Broker Opinion of Value.
Is this a Broker Opinion of Value?
No. It is a rough, adjustable planning estimate — not an appraisal or a BOV. The actual value depends on comps, zoning, condition, income, and the specific corner, which is what a full BOV analyzes. Use this to get in the ballpark, then request the real thing.
Why is my larger building worth less per square foot?
Per-foot pricing falls steadily with size. Median tri-county $/SF runs about $428 under 2,500 square feet, $325 between 5,000 and 10,000, and $221 above 25,000. Larger buildings mean larger cheques, fewer qualified buyers and different financing.
Price per square foot falls as buildings get bigger
This is the mistake I see most often when an owner arrives with a number already in mind. They found a sale down the road at $430 a foot, multiplied it by their square footage, and got a figure the market will not pay.
From 4,577 recorded tri-county commercial sales since 2022, the per-foot price moves in a straight line against size — and it moves a long way.
| Building size | Sales | 25th pct | Median $/SF | 75th pct |
|---|---|---|---|---|
| Under 2,500 SF | 1,556 | $302 | $428 | $690 |
| 2,500–4,999 SF | 937 | $259 | $365 | $618 |
| 5,000–9,999 SF | 753 | $230 | $325 | $479 |
| 10,000–24,999 SF | 683 | $197 | $270 | $378 |
| 25,000 SF and up | 648 | $166 | $221 | $309 |
Recorded commercial sales, Broward, Miami-Dade and Palm Beach counties, 2022 onward. Sales outside $20–$2,000 per square foot excluded as non-arm's-length.
A 25,000 square foot building trades at roughly half the per-foot price of a 2,000 square foot one — $221 against $428. That is not a discount for being worse. It is a bigger cheque, a smaller buyer pool, and financing that behaves differently. Benchmark a warehouse against a small storefront comp and you will price it about 90% too high.
Why one number can never be the answer
Look at the spread inside each row rather than the medians. In every size band, the 75th percentile is roughly 2.3 times the 25th. Two buildings of identical size in the same three counties, both genuinely sold, and one fetched more than double the other per foot.
Everything that explains that gap sits outside the square footage. Income and lease strength if it is leased. Condition, and specifically the age of the roof and the mechanical plant. Whether the land underneath is worth more than the improvement. Location down to the corridor, not the city. And which buyer you end up in front of — an owner-user paying for a place to run their business values it differently from an investor buying an income stream.
So treat the estimate above as a bracket to argue inside, not a valuation. What turns a bracket into a number is comparable sales chosen for their similarity to your building, adjusted for the differences. That is what a Broker Opinion of Value does, and it is free.
Three numbers owners bring me that are not values
The county assessment
It arrives once a year, it looks official, and it is not a sale price. Across tri-county commercial sales since 2023 the median transaction closed at about 1.26 to 1.31 times the assessed just value depending on type — but the middle half spanned roughly 1.13 to 1.69 times, which is far too wide to price from. The assessment is a prompt to ask the question, not an answer to it.
What the neighbour got
Usually the single most misleading figure in the conversation, because you hear the price and not the terms. Seller financing, a leaseback, a portfolio trade, a related-party transfer, a buyer with an assemblage motive — all of them produce a recorded price that means something different from what you are being told at the property line.
What you need to net
Entirely legitimate as a goal and irrelevant as a value. The market does not know what you owe or what you want. If the gap between the two is real, the useful conversation is about timing, structure, or whether selling is the right move at all — not about pricing to a number and waiting.
Questions about valuing commercial property
How accurate is a price-per-square-foot estimate?
Good enough to bracket a value, not good enough to price a sale. In tri-county sales since 2022 the 75th percentile within any single size band runs about 2.3 times the 25th, so identical square footage produces genuinely different values depending on income, condition, land and buyer. Use it to sanity-check a number, then get comparable sales chosen for their similarity to your building.
Why is my large building worth less per square foot?
Because per-foot pricing falls steadily with size. Median tri-county $/SF runs about $428 under 2,500 square feet, $325 between 5,000 and 10,000, and $221 above 25,000. Larger buildings mean larger cheques, fewer qualified buyers and different financing. It is a normal feature of the market rather than a reflection on the asset.
Is a Broker Opinion of Value the same as an appraisal?
No. An appraisal is a formal, licensed opinion used by lenders and courts, and it costs money. A BOV is a broker's comps-based view of where a property should price, used to make a decision about whether and how to sell. It is free here and carries no obligation to list anything.
Does a tenant in place make my building worth more?
It depends on the buyer. An investor is buying income, so a solid lease with real remaining term adds value. An owner-user needs the space for their own business, and a tenant in place makes the building unusable to them. Since roughly seven in ten tri-county sales are buildings under 10,000 square feet, where owner-users are common, that trade-off deserves a deliberate decision.
What does a valuation cost?
Nothing. Send the address and I will come back with a comps-based range and a straight read on where it should price. There is no obligation to list, and owners regularly use it to decide not to sell.
