South Miami CRA — TIF Projection Tool

Distribution

TIF participation to CRA 45%

The remaining share stays with the City & County general funds.

Growth

Near-term growth 4.5%

…applies through year 2030

Long-term growth 4.5%

Model a higher near-term appreciation, then a standard long-term rate after the cutover year. Under HJR 1, whichever rate applies is capped at 5% from 2027.

Millage adjustment

City millage 0%

County millage 0%

Test a ±10% change in each operating rate. 0% = the current adopted millage.

Property-tax reform (HJR 1)

Assume amendment passes

Raises homestead exemption ($150k 2027 / $250k 2028) and caps non-homestead growth at 5% from 2027. The South Miami CRA is ~97% non-homestead commercial, so the effect is modest.

Present value

Show net present value

When on, all figures are discounted to 2025 present value. Off = nominal dollars.

Custom projects

Project nameValue $Year

Add a new building's taxable value and its delivery year. It joins the increment from that year forward (and grows with the base).

40-yr City of South Miami TIF

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40-yr County TIF

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40-yr Total TIF

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Through 2034 (10 yr)

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Year-by-year projection 95% · HJR 1 on

Year	Taxable value	Increment	City TIF	County TIF	Total TIF	Cumulative

City of South Miami operating millage 3.9500 · Miami-Dade countywide operating 4.5740. Base taxable value $837,790,689 (546 parcels / 1,348 folios incl. condo units, 2025 certified roll, official FoN boundary). The South Miami CRA captures ~45% of the increment per the County interlocal (City 3.95 + County 4.574 of total millage); the slider lets you test other splits. Increment = taxable value above the frozen base. TIF = increment × millage × participation. A planning tool, not a budget forecast.

Debt / bonding capacity

Sizes bondable capacity off a trailing 2-year average of Total TIF (from the projection above), net of expenses × pledge %, ÷ the coverage ratio. Enter tranches to test a phased issuance.

Coverage ratio (DSCR) 1.25x

Interest rate 5.0%

Bond term (capacity col)

Expenses (% of TIF) 40%

Pledge % of net TIF 100%

TrancheAmount $Issue yrTermRate %Annual DS

Total authorized

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Total annual debt service

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Coverage

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Added capacity (10yr in)

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Year-by-year debt capacity

Year	Total TIF	2-yr avg basis	Expenses	Net pledgeable	Max annual DS	Committed DS	Coverage	TIF Balance	Max new bond

Coverage is OK when committed tranche debt service ≤ max annual DS that year (trailing 2-yr avg TIF, net of expenses × pledge %, ÷ DSCR). Tranches stack: each new issue's room is net of prior tranches' payments still outstanding. Max new bond = additional principal the remaining capacity supports at the bond term. Planning tool, not a commitment or offer.

District taxable-value map

Every parcel in the South Miami CRA colored by its 2025 County Taxable value. Condominiums are shown at the sum of all their units' values. Click a parcel for details.

Taxable-value efficiency map (value per acre) · View in 3D ↗

The same parcels colored by taxable value per acre. Small, high-value parcels (apartments, mixed-use) glow; large, low-value parcels (surface lots, vacant land) stay pale. Click a parcel for its value, acreage, and $/acre.