About CPS

CPS provides professional services, on a fiduciary basis, as agents who advocate the interests of our clients. The firm, operating since 1992, produces results with integrity, expertise, and inventive strategies.

Licensed to practice real estate in Florida since 1981, CPS Broker is Sheila M. Anderson. She is a principal of the firm, and is its decision-maker

Expertise in Commercial Brokerage and Property Tax Consulting: CPS uses the same format as property appraisers - IAAO Income Statement, in addition to having decades of class and actual experience in basic accounting, financial projections, land use, zoning, statistical analysis, market evaluations, development, investments, construction, site selection, site planning, contracts and terms.

CPS often represents the property and business investments of professionals in other disciplines, primarily law and accounting. We enjoy referrals from and work with veteran professionals from other states whose corporate clients are major Florida taxpayers.

In the United Kingdom, we have a business relationship with distinguished Chartered Surveyors who provide personalized estate and property tax services to corporate clients throughout England, Wales, and the Channel Islands. Before initially contacting CPS, they investigated Florida firms, researching recommendations in seven cities on three continents.

Property Tax Department

At Value Adjustment Board (VAB) Hearings - Florida's affordable forum for seeking property tax relief - the VABs or Special Masters may recommend "no change" or "a reduction". Florida counties, in which CPS has been engaged are: Alachua, Brevard, Broward, Citrus, Collier, Duval, Hardee, Highlands, Hillsborough, Lee, Leon, Manatee, Marion, Miami-Dade, Monroe, Orange, Palm Beach, Pasco, Pinellas, Polk, Sarasota, Seminole, and Volusia.

CPS often negotiates with property appraisers. Although some county officials do not settle, or may settle at Hearings. The firm files Petitions and attends Hearings, appearing before Value Adjustment Boards, Special Masters, or both.

When preparing evidence, we use comparable market information for real and tangible property, income analysis for investment assets; application of "removable" expenses in the cost approach. We understand statistical limitations in "mass appraising" which lead to "margins of error".

Our data bases cover every major market in Florida. Comparable sales can be researched by subdivision, square mile, zip codes, land use, zoning, values, prices, and assessments.

CPS monitors legislation and case law, with access to documents in our attorneys' offices. In addition, there are files storing Value Adjustment Board decisions - showing lowered taxable values - which are added, when applicable, to current presentations. Also files of evidence from property appraisers are maintained - in venues where it is not provided readily, it is obtained.

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