Allapattah CRA — TIF Projection Tool

Distribution

City TIF participation 75%

...applies through year 2030

City share thereafter 60%

County TIF participation 70%

...applies through year 2030

County share thereafter 50%

Each authority can step its share once. The first rate runs through the year shown, the second from the year after. Leave the year at its maximum for a single flat rate. 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. Allapattah is ~94% non-homestead, so the effect is modest.

Present value

Show net present value

When on, all figures are discounted to 2026 present value. Off = nominal dollars.

30-yr City TIF

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30-yr County TIF

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30-yr Total TIF

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30-yr Committed

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30-yr Available TIF

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Custom projects

Project nameValue $Delivery yr

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

Project commitments

CommitmentSourceBasisAmountFrom yrTo yr

Pledge increment to a project. Dollar is a flat annual amount; Percent applies to that source's TIF in that year. Each commitment is capped at the TIF its source actually generates, so available TIF never goes negative. Committed increment is removed from the available column and from bonding capacity.

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

Year	Taxable value	Increment	City TIF	County TIF	Total TIF	Committed	Available	Cumulative

City of Miami operating millage 7.1080 (operating only; the 0.2536 debt-service mill is excluded under s. 163.387(1)(a), F.S.) · Miami-Dade countywide operating 4.5740. Base taxable value $3,087,272,899 (4,359 parcels / 5,210 folios incl. condo units, 2026 municipal roll; centroid-inside boundary). 2026 is the base year and carries no increment; the first increment arises on the 2027 roll. 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 TIF available after project commitments, net of expenses × pledge %, ÷ the coverage ratio. Enter tranches to test a phased issuance. A commitment entered in the panel above reduces capacity here in the same pass. Bond terms are capped at the years of increment left, and no bond is sized once fewer than 10 years remain, so the last year a bond can be issued is 2047.

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	Available TIF	2-yr avg	Expenses	Net pledge	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 CRA colored by its 2026 County Taxable value — the same values that sum to the $3.09B base. Click a parcel for details.

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

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