Fiscal Analysis

Why fiscal capacity matters here

A CRA is funded by tax increment: the growth in property value inside its boundary. The CRA's adopted end date, currently 2033, sets how many years of that funding remain. The boundary sets the ground it is collected from. Neither question can be answered without the other, so both are being studied side by side.

What is being studied

1. Part 1

   Tax increment base and revenue

   Figuring out how much money the CRA area brings in today, and how that has changed over time.

   • Set the current tax increment baseline using Miami-Dade County Property Appraiser values and millage rates.
   • Rebuild how the area has actually performed over recent years, instead of assuming a growth rate.
   • Identify what the base year roll would mean for any land proposed to be added.
   • Write down the data sources and methods so they can go into the public record.
2. Part 2

   Sunset date scenarios

   The CRA's adopted end date is 2033. This looks at what is possible by then, and what an extension would change.

   • Project revenue through 2033 under conservative, moderate, and optimistic assumptions.
   • Model the same projections under one or more extended end dates.
   • Prepare a plain-language comparison for the CRA Board and Miami-Dade County.
   • Identify the point where remaining capacity no longer covers the Agency's commitments.
3. Part 3

   Boundary options, in dollars

   Each possible boundary is priced out, so the map choice and the fiscal choice are made together.

   • Quantify the added assessed value and revenue for each boundary alternative.
   • Cross-analyze every boundary option against every sunset date scenario.
   • Assess candidate areas: current value, recent trends, development activity, and how soon they would contribute.
4. Part 4

   Community and market conditions

   A current read on who lives and works here and what the market is doing.

   • Income, poverty, tenure, vacancy, employment, and education, benchmarked against Miami-Dade County.
   • Compare today's conditions with those recorded in the CRA's original Finding of Necessity.
   • Property values, commercial leasing, industrial vacancy, and recent investment in and near the area.
5. Part 5

   Capital and implementation strategy

   Tax increment is not the only funding source. This looks at what else can be brought to the table.

   • Identify federal, state, philanthropic, and private funding that can supplement increment revenue.
   • Advise on sequencing and financing so capital plans match real capacity.
   • Identify partnership structures and incentives suited to the industrial, logistics, and airport-adjacent areas.
6. Part 6

   Documentation and presentation

   Everything is written up so residents, the Board, and the County can read it.

   • A written fiscal analysis for the redevelopment plan amendment and supporting record.
   • Financial exhibits and tables formatted for the CRA Board and Miami-Dade County.
   • Presentations to the Board and at community sessions when the Agency asks.

What will be published

• Tax Increment Baseline MemorandumCurrent baseline, historical performance, and documented methods.
• Sunset Date Scenario ModelRevenue projections through 2033 and under extension scenarios, with a plain-language summary.
• Boundary Fiscal EvaluationThe dollars behind each boundary option, cross-analyzed against each end date.
• Socioeconomic and Market Conditions ReportDemographic, economic, and market analysis benchmarked against county indicators.
• Capital Strategy MemorandumSupplemental funding, financing structures, and sequencing.
• Presentation SupportExhibits and materials for Board, County, and community presentations.

All work is prepared to a standard suitable for the public record and for review by Miami-Dade County, the delegating authority under Chapter 163, Part III, Florida Statutes.