Property Appraiser released the Estimated Taxable Values by Taxing Authority (June 1, 2025)

ESTIMATED PROPERTY TAX ROLL RELEASED

I am posting the June 1 preliminary tax roll numbers for Palmetto Bay as well as some of our comparable municipalities. Palmetto Bay Council members may feel free to review my numbers and provide their own assessments or advisement.

Source: MIAMI-DADE COUNTY, PROPERTY APPRAISER

2025 Estimated Taxable Values by Taxing Authority

Released JUNE 1, 2025

(CLICK HERE) to view the full document, available on the M-D Property Appraiser web page.

  5.4%   Coral Gables

  6.7%   Cutler Bay

  5.6%   Homestead

  6.9%   Miami Lakes

  9.1%   Pinecrest

  6.6%  Palmetto Bay

  9.1%   South Miami

  8.7%   Unincorporated Miami-Dade (UMSA)

  8.5%   Countywide (will affect your countywide portion of your tax bill)

  3.6%   School Board (will affect your School Board portion of your tax bill)

Notes:

Initial estimate released June 1:

The Miami-Dade Property Appraiser issued the June 1, 2025 Estimates of Taxable Value to Miami-Dade County's Taxing Authorities.  This allows the County, School Board, and local governments such as Coral Gables, South Miami, Pinecrest, Palmetto Bay, Cutler Bay, and Homestead to proceed with the preparation of their 2025-2026 budgets.

Final Property Roll to be released July 1.

July 1st the Property Appraiser’s Office will publish the 2019 Preliminary Assessment Roll, which provides the taxing authorities with their official numbers to set their millage (tax) rates in July.

Transparency? From the current Mayor and Council? Troubling - see the email I received today (Wed., 3-5-2025) from the Palmetto Bay Neighbors Alliance (PBNA)

I am posting an e-blast I received this morning from the PBNA.  Always an interesting read. As disclosed in the email, "The opinions expressed are those of Palmetto Bay Neighbors Alliance based on information we believe to be accurate." - note that the "we" refers to the PBNA.

CLICK HERE to view the online version of this e-mail blast.

PBNA Mission Statement Palmetto Bay Neighbors Alliance is an organization of Palmetto Bay Residents who are actively involved in our community. Their objectives are: Maintaining and improving the quality of life in Palmetto Bay; Keeping the community informed on important issues; and Encouraging residents’ active involvement in their government.

It's Time for Answers

Dear Neighbors, Our Mayor and her two sidekicks don't want you to know what's really happening in our village. Monday night, we learned of this new administration's new playbook, which is to hide bad news, make up fake problems to distract you, and shut down anyone who asks tough questions. They don't work for you. They rule over you. While you live in the real Palmetto Bay with rising taxes and traffic concerns, they're running a make-believe village where everything is perfect and they don't have to answer to you. It's time to speak up. Below is what they don't want you to know. The $200,000 Secret No One Was Supposed to Discover We are shocked to learn that the Village secretly hired lobbyist Jorge Luis Lopez, a hired gun, to fight against our own residents who are trying to buy land from Miami-Dade County. The Village recently spent over $70,000 on lobbying, on top of $130,000 previously spent that only came to light when the Vice Mayor exposed it. That's more than $200,000 of your money weaponized against your neighbors! No one on the Council voted for this. The contract was marked "confidential," and the village paid this firm to "watch opposition," meaning watch you and your neighbors. When asked why, they claimed it was "legal work" not needing Council approval, even though the manager himself called it a "lobbying contract" during the meeting. What an interesting way to hide this dirty work the village engaged in. Does this look like "legal work" to you?

We are deeply troubled to learn this and hope the village will provide residents with a full account of the lobbying work done to fight our own residents. Meanwhile, if you look at Councilman Cody's campaign finance reports, you will find a nice $1,000 check from the very same lobbyist, Jorge Luis Lopez. Mr. Cody claims that he returned the money "within minutes," but it is very interesting that Cody's own report shows that he spent $2,000 more than what he had received. How is that possible without some dark money? We deserve the receipts! Surprise! Council Members Are Getting $400 Car Allowances Your money is about to go into your council members' pockets. $400 each month for their cars, that's $24,000 total from your tax dollars. Did anyone ask you if this was OK? No. Did they announce this plan at a public meeting? No. Even the Mayor acted shocked when she ‘discovered’ she was getting this cash! What makes this truly awful is that they're thinking about raising your taxes at the same time. So they don't have money for your needs, but they found plenty for their own car expenses? While the Village Manager gets a huge paycheck of $200,000 each year, he also slips a nice little gift to council members. Conveniently, these are the very same council members who are now getting the $400 car payments that he instituted.

The Cat Feeding Ban That Makes No Sense In an ordinance no one asked for, Councilman Cody proposed criminalizing cat feeding and claimed that this compassionate activity somehow harms children. His silence spoke volumes when challenged to provide a single instance supporting this assertion. Cody’s proposed ordinance would impose punitive fines up to $1,000 on acts of kindness, misclassify domestic animals as wildlife, and address a "problem" that, by the manager's own admission, has generated no complaints. Here, we witness a policy crafted from made-up concerns that only exist in the imagination of those proposing them, instead of from caring to fix your problems. We have seen this same song and dance before from Mr. Cody and hope he will tackle serious issues in our community like traffic and maintaining our parks. "We Can't Talk About That" How Our Officials Responded When A Cyclist Died On Our Streets" Perhaps most troubling was how the Village handled questions about last week's tragic cycling death on Southwest 160th Street. The Vice Mayor tried to get basic information about this accident that happened in our community, but hit a wall of silence. It's been nearly 2 weeks, and our Village leaders haven't shared any official updates. When the Vice Mayor asked questions about making our streets safer at the meeting, the administration fought hard to shut down the discussion. They tried to hide behind vague legal concerns and the police investigation to say that they cannot share information with the public. When the Vice Mayor asked the police commander if public officials showing concern would hurt the investigation, the commander couldn't think of a single case where that's happened. Why the silence? Why not simply say, "We'll look at what happened and make changes if needed to keep our families safe?" The Village Manager wouldn't even promise that much. They seem more worried about looking good than fixing real problems that cost a life in our community. Keep up The Good Fight This is your Village. You deserve leaders who face facts instead of those who hide from them. Call your Council members today and ask why they're working against the people who elected them. Ask why they won't talk openly about making our streets safer. Our community works best when leaders remember you are who they work for.

Palmetto Bay Neighbors Alliance is a platform for and by the residents. Residents deserve to have their voice heard. Together, we can build the community for all of us and where laws are respected and all voices are heard. This email reflects the opinion of the Palmetto Bay Neighbors Alliance. Sincerely, Palmetto Bay Neighbors Alliance

Palmetto Bay Council may be contacted at the following email addresses below: Entire Council council@palmettobay-fl.gov Mayor Karyn Cunningham, kcunningham@palmettobay-fl.gov Vice Mayor Mark Merwitzer, mmerwitzer@palmettobay-fl.gov Council District 1 Patrick Fiore, pfiore@palmettobay-fl.gov Council District 2 Steve Cody, scody@palmettobay-fl.gov Council District 3 Marsha Matson, mmatson@palmettobay-fl.gov Village Manager Nick Marano nmarano@palmettobay-fl.gov Village Clerk Missy Arocha, marocha@palmettobay-fl.gov

We recognize that not everyone may want to receive this information, and therefore, you can simply click the "unsubscribe" at the end of the communication and we will remove your name from distribution.

PALMETTO BAY NEIGHBORS ALLIANCE palmettobayneighborsalliance@pbneighborsalliance.com The opinions expressed are those of Palmetto Bay Neighbors Alliance based on information we believe to be accurate. Questions or your feedback may be sent to the email above.

UPDATE Tallahassee Legislative Agenda 2022 – current money listed in SB 2500 (updated 2-17-2022), now under HB 5001 - Appropriations: what local cities have money listed at the present time in the House/Senate versions.

IMPORTANT NOTE:     Everything is subject to change. Appropriations can and will change. And even money passed in the final budget are not final until after the Governor approves the budget. The governor can and does exercise line item vetoes - where individual appropriations are removed.

CLICK HERE to view the current SB 2500 -  Appropriations (you can search the document by name to see who has what listed to date) CLICK HERE to view HB 5001

SB 2500 (2022) Appropriations
    http://www.flsenate.gov/Session/Bill/2022/02500
    SENATE - Substituted HB 5001
    SENATE - Laid on Table, refer to HB 5001

WHO HAS APPROPRIATIONS LISTED (Note that this is a very representative sample of neighboring municipalities as HB 5001 is currently 448 pages long):

Under HB 5001, there are some key differences from SB 2500:

           Coral Gables:
House Bill 5001:
975,000  Coral Gables Mobility Hub (HB 2637)
187,500  Coral Gables Citywide Septic to Sewer Conversion Assessment (HB 2639)
250,000  Coral Gables Stormwater Master Plan (HB 2641)
375,000  Coral Gables - Restoration of Historic Gondola Building  (HB 4173)

Senate Bill 2500:
375,000  Coral Gables Citywide Septic to Sewer Conversion  Assessment (Senate Form 1250)
500,000 Coral Gables Legacy Sewer System Repair and Replacement Project (Senate Form 2612)
500,000 Coral Gables Stormwater Master Plan (Senate Form 1251)

           Cutler Bay:
House Bill 5001:
(No items are currently listed as funded under HB 5001)

Senate Bill 2500:
520,000  Marlin Road Improvement Project - Cutler Bay (Senate Form  2608)
100,000  Town of Cutler Bay - Active Adults Services (Senate Form 2020) 

           Doral:
House Bill 5001:
125,000  Doral Stormwater Improvements Sub Basin D-3-1 (HB 3179)

Senate Bill 2500:
250,000  Doral Stormwater Improvements Sub Basin D-3-1 (Senate  Form 2496)

           Homestead:
House Bill 5001:
250,000  City of Homestead - Breast Cancer Screening (HB 3661)

Senate Bill 2500:
100,000  City of Homestead - Senior Citizen Programming (Senate Form 1446)

           Miami Lakes:
House Bill 5001:
500,000  Miami Lakes Canal Bank Stabilization Phase III Project  (HB 3507)

Senate Bill 2500:
750,000  Miami Lakes Canal Bank Stabilization Phase III Project (Senate Form 1328)

           North Bay Village:
House Bill 5001:
150,000  North Bay Village Stormwater Inlet Filter Installation (HB 4385)

Senate Bill 2500:
150,000  North Bay Village Stormwater Inlet Filter Installation (Senate Form 1757)
250,000  North Bay Village Wastewater Pump Station Improvements  (Senate Form 1758)

           North Miami:
House Bill 5001:
200,000  North Miami Pedestrian Bridge Over C-8 Canal (HB 4613)

Senate Bill 2500:
500,000  North Miami Septic Tank to Sanitary Sewer Conversion (Senate Form 1968)
400,000  North Miami Pedestrian Bridge Over Biscayne (C8) Canal  (Senate Form 2036)

           Palmetto Bay
House Bill 5001:
392,500  Palmetto Bay Sub-Basin 43 Construction (HB 4027)
560,000  Palmetto Bay Sub-Basin 57/96 Construction (HB 4029)

Senate Bill 2500:
(No items are currently listed as funded under SB 2500)

           Pinecrest:
House Bill 5001:
250,000  Pinecrest Stormwater Improvements (HB 4041)

Senate Bill 2500:
500,000  Pinecrest Stormwater Improvements (Senate Form 1321)
500,000  Pinecrest Water Line Extension Project (Senate Form 1560)

           South Miami:
House Bill 5001: 
(No items are currently listed as funded under HB 5001)

Senate Bill 2500:
500,000  City of South Miami New Police Station (Senate Form 1254)

_______________________________________________________

WHAT IS CURRENTLY REQUESTED BY PALMETTO BAY, but is not currently listed within SB 2500?:

Some important money has been requested by Palmetto Bay officials. There are presently three items filed as House Bills, as listed below:

HB 4025 -  Palmetto Bay Sub-Basin 11 Construction
$765,000 Appropriations Project request filed by State Rep. Aloupis
Palmetto Bay Sub-Basin 11 Construction: Provides an appropriation for the Palmetto Bay Sub-Basin 11 Construction.
Effective Date: July 1, 2022
Last Event: Now in Appropriations Committee on Tuesday, January 25, 2022 2:22 PM

HB 4027 - Palmetto Bay Sub-Basin 43 Construction
$785,000 Appropriations Project request filed by State Rep. Aloupis
Palmetto Bay Sub-Basin 43 Construction: Provides an appropriation for the Palmetto Bay Sub-Basin 43 Construction.
Effective Date: July 1, 2022
Last Event: Now in Appropriations Committee on Tuesday, January 25, 2022 2:22 PM

and, finally:

HB 4029 - Palmetto Bay Sub-Basin 57/96 Construction
$1,120,000 Appropriations Project request filed by State Rep. Aloupis
Palmetto Bay Sub-Basin 57/96 Construction: Provides an appropriation for the Palmetto Bay Sub-Basin 57/96 Construction.
Effective Date: July 1, 2022
Last Event: Now in Appropriations Committee on Tuesday, January 25, 2022 2:23 PM

The item of critical importance is that none of the three items above are currently listed as receiving funding within SB 2500 -  Appropriations

General Bill by Appropriations

Appropriations: Providing moneys for the annual period beginning July 1, 2022, and ending June 30, 2023, and supplemental appropriations for the period ending June 30, 2022, to pay salaries, and other expenses, capital outlay - buildings, and other improvements, and for other specified purposes of the various agencies of state government, etc.

Effective Date: Except as otherwise provided herein, this act shall take effect July 1, 2022, or upon becoming law, whichever occurs later; however, if this act becomes law after July 1, 2022, then it shall operate retroactively to July 1, 2022

Last Event: 02/10/22 S Placed on Special Order Calendar, 02/17/22 on Thursday, February 10, 2022 6:17 PM

IMPORTANT DISCLAIMER: The information above is accurate as of 2:00 PM, Friday, 2/11/2022. Information listed via link should be updated automatically by source.

It is important that Palmetto Bay officials get these items funded through the budget. There is significant work to be done.

Tallahassee Legislative Agenda 2022 – current money listed in SB 2500 - Appropriations: what local cities have money listed at the present time. Who doesn’t.

IMPORTANT NOTE:     Everything is subject to change. Appropriations can and will change. And even money passed in the final budget are not final until after the Governor approves the budget. The governor can and does exercise line item vetoes - where individual appropriations are removed.

CLICK HERE to view the current SB 2500 -  Appropriations (you can search the document by name to see who has what listed to date)

WHO HAS APPROPRIATIONS LISTED (Note that this is a very representative sample of neighboring municipalities as SB 2500 is currently 459 pages long):

Coral Gables:
375,000  Coral Gables Citywide Septic to Sewer Conversion  Assessment (Senate Form 1250)
500,000 Coral Gables Legacy Sewer System Repair and Replacement Project (Senate Form 2612)
500,000 Coral Gables Stormwater Master Plan (Senate Form 1251)

Cutler Bay:
520,000  Marlin Road Improvement Project - Cutler Bay (Senate Form  2608)
100,000  Town of Cutler Bay - Active Adults Services (Senate Form 2020) 

Doral:
250,000  Doral Stormwater Improvements Sub Basin D-3-1 (Senate  Form 2496)

Homestead:
100,000  City of Homestead - Senior Citizen Programming (Senate Form 1446)

Miami Lakes
750,000  Miami Lakes Canal Bank Stabilization Phase III Project (Senate Form 1328)

North Bay Village
150,000  North Bay Village Stormwater Inlet Filter Installation (Senate Form 1757)
250,000  North Bay Village Wastewater Pump Station Improvements  (Senate Form 1758)

North Miami
500,000  North Miami Septic Tank to Sanitary Sewer Conversion (Senate Form 1968)
400,000  North Miami Pedestrian Bridge Over Biscayne (C8) Canal  (Senate Form 2036)

Palmetto Bay
(No items are currently listed as funded under SB 2500)

Pinecrest:
500,000  Pinecrest Stormwater Improvements (Senate Form 1321)
500,000  Pinecrest Water Line Extension Project (Senate Form 1560)

South Miami:
500,000  City of South Miami New Police Station (Senate Form 1254)

WHAT IS CURRENTLY REQUESTED BY PALMETTO BAY, but is not currently listed within SB 2500?:

Some important money has been requested by Palmetto Bay officials. There are presently three items filed as House Bills, as listed below:

HB 4025 -  Palmetto Bay Sub-Basin 11 Construction
$765,000 Appropriations Project request filed by State Rep. Aloupis
Palmetto Bay Sub-Basin 11 Construction: Provides an appropriation for the Palmetto Bay Sub-Basin 11 Construction.
Effective Date: July 1, 2022
Last Event: Now in Appropriations Committee on Tuesday, January 25, 2022 2:22 PM

HB 4027 - Palmetto Bay Sub-Basin 43 Construction
$785,000 Appropriations Project request filed by State Rep. Aloupis
Palmetto Bay Sub-Basin 43 Construction: Provides an appropriation for the Palmetto Bay Sub-Basin 43 Construction.
Effective Date: July 1, 2022
Last Event: Now in Appropriations Committee on Tuesday, January 25, 2022 2:22 PM

and, finally:

HB 4029 - Palmetto Bay Sub-Basin 57/96 Construction
$1,120,000 Appropriations Project request filed by State Rep. Aloupis
Palmetto Bay Sub-Basin 57/96 Construction: Provides an appropriation for the Palmetto Bay Sub-Basin 57/96 Construction.
Effective Date: July 1, 2022
Last Event: Now in Appropriations Committee on Tuesday, January 25, 2022 2:23 PM

The item of critical importance is that none of the three items above are currently listed as receiving funding within SB 2500 -  Appropriations

General Bill by Appropriations

Appropriations: Providing moneys for the annual period beginning July 1, 2022, and ending June 30, 2023, and supplemental appropriations for the period ending June 30, 2022, to pay salaries, and other expenses, capital outlay - buildings, and other improvements, and for other specified purposes of the various agencies of state government, etc.

Effective Date: Except as otherwise provided herein, this act shall take effect July 1, 2022, or upon becoming law, whichever occurs later; however, if this act becomes law after July 1, 2022, then it shall operate retroactively to July 1, 2022

Last Event: 02/10/22 S Placed on Special Order Calendar, 02/17/22 on Thursday, February 10, 2022 6:17 PM

IMPORTANT DISCLAIMER: The information above is accurate as of 2:00 PM, Friday, 2/11/2022. Information listed via link should be updated automatically by source.

It is important that Palmetto Bay officials get these items funded through the budget. There is significant work to be done.

A penny for your thoughts. Wrapping up with the ‘realized mileage rate’. What is Palmetto Bay’s comparative property tax rate compared to the unincorporated area (UMSA) – it may surprise you: the functional total could be equivalent to 2.74 – 3.14 versus the UMSA rate of 1.9283

Here is my two cents on the millage rate issue. Taxes must be looked at on the whole. We have reviewed how the FPL franchise tax impacts the budget, but this tax goes largely unnoticed by most taxpayers.

This is an important analysis – the UMSA tax is set for 1.9283 with ZERO FPL Franchise Tax. Palmetto Bay collects both property tax and a FPL Franchise fee which, when the revenue is totaled, Palmetto Bay would have to set the property tax rate between 2.7400 to 3.1400. This impacts actual money and cost to live here. This is not theoretical numbers.

I have been attempting to discuss our Palmetto Bay taxes in a way that truly compares apples to apples which is difficult to do when so many governments at different taxes and fees and different levels. You watch your tax rate, but lose focus on items like user and franchise fees. Note that Palmetto Bay was once the 4^th lowest property tax rate in Miami-Dade County, lower than UMSA. Now? We will have to wait and see.

And this is not about who is the highest, or who is the lowest. Winning is based upon efficiently delivering the level of service that the community deems appropriate. This should not be a behind the scenes decision imposed upon a community not consulted.

So I have come up with what I am calling the realized property tax millage rate – this takes into account what is actually collected by Miami-Dade County against Palmetto Bay in the two biggest taxes – property taxes as the FPL Franchise Fees.

The UMSA realized rate is a flat. Palmetto Bay’s is trending up with no analysis by the current decision makers.

The starting point for this analysis is 2019 when Palmetto Bay assessed a property tax rate of 2.2000. The proposed for this coming tax year is 2.400. Note that the rate was raised to 2.235 for last year (2020).

Property Tax Rate                UMSA                        Palmetto Bay

2021-22 budget (prop)        1.9283 Flat               2.4000 (prop add increase)

2020-2021 budget year       1.9283 Flat               2.2350  (increase)

2019-2020 budget                1.9283                       2.2000

Now, apples to apples – adding the franchise fee receipts to determine what Palmetto Bay is actually collecting if it did not employ the stealth tax of the franchise fee.

Realized Millage Rate        UMSA                         Palmetto Bay

Proposed 2021-22               1.9283                        2.4 plus the FPL Tax: 2.74 – 3.14

I see a trend here - a trend for increased taxing and spending.

I have to make assumptions as the budget is still not posted online for us, the general community, Assuming the increase is $950,000, last year's property tax was $6,894,470 the 950,000 is equal to 13.8%

The realized mileage rate: 2.40 increased to meet equals 2.74 approx. But if it was the full amount collected is raised t0 2.1 million would equal a rate of 3.14

The totals change based upon the numbers that are used. That is why transparency and communication is important.

A proper analysis requires a detailed look at the numbers – so again I raise the issue of transparency. Why isn’t this proposed budget posted on line so we can see (there are many talented numbers people who live in the village)/ Why don’t the members of the village council have a budget to review – and if they do, then why don’t we have access to these same materials?

This may be just my two cents, but I believe I offer some solid institutional knowledge concerning this government and our community that adds value to both the discussion as well as the decision. That is why enacting budgets require public hearings. But the public needs full access to the same materials that the government relies upon..

FAIR QUESTION: Is this the mayor and council that take our taxes t0 150% or more above what we would be paying as members of a greater unincorporated area? Again, I am still not included the stormwater fees that were increased by 25%.

Increasing taxes in Palmetto Bay (another in this series). We are now up to 55,049 in pennies and I haven’t even discussed the 20% increase in stormwater assessments! $606.46 for those living in Palmetto Bay versus a mere $ 55.97 for those living in Unincorporated Miami-Dade County (but they also lose the Franchise Tax). When is enough, enough?

What would you do with $550.49? Would you donate it to the local government to do what they want, or do you want a choice in how your money is spent? This is not pennies a day. This is real money.

I am measuring just how Palmetto Bay is going above and beyond in upping the tax burden on residents since 2019:

Since 2019, assuming the proposed tax increase for 2021, taxes will have increased through 2022, as follows:

$ 606.46 for those living in Palmetto Bay
$   55.97 for those living in Unincorporated Miami-Dade County*

*NOTE: The $55.97 property tax increase is actually an annual $70.03 net reduction (money back into the wallets of residents) in overall taxes when you consider the elimination of the FPL Franchise Fee for those who own property in UMSA (unfortunately not for Palmetto Bay as discussed and as demonstrated below)

I am showing my math work below for those who are interested:

Comparing actual tax burdens on a $400,000 tax assessed home and an average power bill of $300.00 per month:

Palmetto Bay property taxes:                   

2019      $400,000 at 2.2000 (2019 rate) =  $    880.00 (Palmetto Bay only)  Starting point
2020      $412,000 at 2.2350 (2020 rate)=   $    920.82 (Palmetto Bay only)  $40.82 increase
2021      $424,360 at 2.4000 (Proposed)=   $ 1,018.46 (Palmetto Bay only)  $97.64 proposed 

                                                                        Palmetto Bay:    $138.46 total prop tax increase

Unincorporated Miami-Dade County (UMSA) property taxes:

2019      $400,000 at 1.9283 (2019 rate) =  $    771.32 (UMSA only)  Starting point
2020      $412,000 at 1.9283 (2020 rate)=   $    794.46 (UMSA only)  $32.14 increase
2021      $424,360 at 1.9283 (Proposed)=   $    818.29 (UMSA only)  $23.83 proposed

                                                                        UMSA                  $  55.97 total prop tax increase*

 *NOTE: The $55.97 property tax increase is actually an annual $70.03 net reduction in overall taxes when you consider the elimination of the FPL Franchise Fee for those who own property in UMSA (not for Palmetto Bay as demonstrated below)

Palmetto Bay Franchise fee:

2019      3.5% of power bill (assuming average of $300.00 per month)        $126.00
2020      3.5% of power bill (assuming average of $300.00 per month)        $126.00
2021      3.5% of power bill (assuming average of $300.00 per month)        $126.00
2022      6.0% of power bill (assuming average of $300.00 per month)        $216.00

Unincorporated Miami-Dade County (UMSA) Franchise fee:

2019      3.5%  of power bill (assuming average of $300.00 per month)        $126.00
2020      ZERO – Franchise fee expired, not renewed for UMSA                    ZERO
2021      ZERO – Franchise fee expired, not renewed for UMSA                    ZERO
2022      ZERO – Franchise fee expired, not renewed for UMSA                    ZERO

MORE TAXES –  YET WE ARE NOT FINISHED. Stormwater and private garbage.

But wait – there is more! This same mayor has overseen other fee (tax) increases, including stormwater fees that increased by 25% (twenty percent) (Previous rate was equal to the Miami-Dade County rate for the Unincorporated area).

And of course the other new tax the Garbage Franchise Fee - taxing private garbage service which was passed in 2019. This tax was voted down under two prior administrations - it was turned down under both Flinn and Stanczyk, but adopted under Cunningham.

Unincorporated area taxes drop while Palmetto Bay taxes continue to rise. Separating fact from fiction in the Palmetto Bay tax, tax and more tax form of governance. Examining the FPL Franchise fee (update, part of a series).

Something is wrong, very wrong here. We incorporated Palmetto Bay on the promise that a Palmetto Bay municipality could do more with the amount of taxes paid to Unincorporated Area (UMSA) without raising taxes, yet in an ironic twist, it is the County, as administrator of UMSA, that is showing tax restraint. Now, the current Palmetto Bay elected officials are set to raise taxes yet again - in consecutive years no less.

There are many ways to collect taxes. Previously, we have looked at the property taxes – that which show on your tax bill (TRIM notice). Those taxes are obvious - listed on a specific tax bill mailed to the taxpayer. But this post is to look at the sneaky side of taxes - those you may not know you are paying such as the portion collected by FPL on your electric bill and paid over to the Palmetto Bay government – what I have talked about previously as the FPL Franchise Fee (CLICK HERE to view past relevant posts).

BRIEF HISTORY: The FPL Franchise Fee (tax) was part of Palmetto Bay taxes originally collected through unincorporated Miami-Dade County and was paid at the same rate  by FPL customers located in both Palmetto Bay and Unincorporated Miami-Dade. This special Tax was approved by the voters in a 1992 referendum for a specified period and was set to expire in 2020. The FPL Tax did expire for UMSA residents in 2020, so we would no longer be paying this tax had Palmetto Bay remained unincorporated. Rather than keep pace with UMSA, the current Palmetto Bay mayor brought forward a 30 year extension of this FPL tax that was not put to the voters. Instead, it was approved by the Village Council by a mere 3-2 vote. And, compounding the bad news, the FPL Tax actually set to increase from the current 3.5% to a full 6%.

This money is too easy for the current mayor and council to pass up. I have posted below a recent FPL bill from a valued reader for review. Note that the current FPL Franchise Tax collected on behalf of Palmetto Bay is $9.63 for the month (would be $115.56 annually) at 3.5%. It is important to remember that all of us here in Palmetto Bay would now being paying ZERO had we remained unincorporated. It is important to note that when the tax goes to 6%, all of us will pay more and by example, this tax payer’s bill will go from $9.63 to $16.10 ($193.20 annually) - another $77.64 in tax increase for those keeping track - but remember, those in Unincorporated Miami-Dade are now paying ZERO. Not the former 3.5% and certainly not the new, soon to be inflated 6%. 

Members of the Village Council consider these tax increases “Pennies per day”. Hardly. The "pennies per day' has become a sick joke foist upon the taxpaying residents of Palmetto Bay.

BREAKING THE PROMISES MADE REGARDING INCORPORATING PALMETTO BAY: The current mayor and council are violating the original promise of incorporation by increasing the tax burden of living in Palmetto Bay versus unincorporated Miami-Dade. Look at the FPL bill for this Palmetto Bay taxpayer. Assuming the usage to be constant, the overall tax will go from $115.56 at 3.5% per year to a whopping $193.20 when it increases to the full 6%. This is for the FPL franchise fee alone. And note, FPL has sought a recent rate increase. Your Franchise Fee obligation increases as rates increase. Our local government has no control over any future rate hikes as well as a disincentive to oppose any hikes in your electric service rate as higher power rates equals more money for the local politicians to spend. 

Will Palmetto Bay officials explain to me again how this is all “pennies per day”? The pennies are adding up and beginning to overwhelm the livability of Palmetto Bay when compared to unincorporated Miami-Dade.

Why were the voters excluded from the decision on this tax? FAIR QUESTION: Why were the residents of Palmetto Bay disenfranchised, deprived of their right to vote on this new tax? We were allowed to vote to approve to initiate the franchise tax and we granted ourselves the assurances that it would not be extended without another voter referendum. But that right apparently did not transfer to us when we incorporated (I actually think it did, but I personally did not get a vote on that consideration).

BOTTOM LINE: 3 out of 5 members of the village council have placed a 30 year encumbrance on all electric service in Palmetto Bay, first at 3.5% and then increasing to 6%. Your money. Love the tax or hate it, where's your voice?

I warned you about this on September 9, 2019, see: FPL Franchise Fee Reboot. Once again, first attempt rendered invalid. Will a 5 year phase out become a 30 new encumbrance?

Palmetto Bay – bucking the trend. Raising the tax rate when 29 other local governments are either holding the line or reducing. Your money at risk (part of a series)

29 local governments plan on holding the line or actually reducing the upcoming property tax rate. But bad news for Palmetto Bay residents as our village is not one of those 29 municipalities. This is great news for most that live in Miami-Dade. 

Why is Palmetto Bay trending the other way; one of only 6 to raise the rate. Why? When did the Palmetto Bay officials blow up our budget? Government lite is dead in Palmetto Bay. 

The Miami Herald ran a story regarding the property tax status for Miami-Dade County Governments over the weekend (Sunday, 8/29/2021), please look for it if you are a Miami Herald subscriber.

And Palmetto Bay's current elected officials can't point fingers. The current mayor was left flush with money and reserves and even touted the strong financial state of the Village at her first State of the Village Address. That in itself is an admission that it has all gone south under her watch, her administration. This is also the second consecutive year that the property tax rate is being increased in Palmetto Bay.

Please note that this is part of a series. I still have to cover the non-ad valorem tax increases slated for the upcoming year. As I have stated before, your current elected officials are wrong, it is not 'pennies a day'. Tracing the true tax increases in Palmetto Bay since Dec 2018. Property taxes 101. How “pennies a day” actually equals a $138.40 increased tax bill for a $400,000 tax value home.

Where did the current Palmetto Bay officials go wrong? I'd like to look at the budget, but it still remains hidden from the public! (See: Where's the budget? What happened to transparency in Palmetto Bay?) - there was once a time when Palmetto Bay officials had the proposed budget posted online for all to view well in advance of the September budget season. Times have changed. This government believes that we the residents are on a need to know basis and they obviously don't want to upset up having to read this upcoming tax, tax and tax budget too early. 

Palmetto Bay sure has a new direction: Higher taxes and no transparency

Where's the budget? What happened to transparency in Palmetto Bay?

There was once a time when Palmetto Bay officials had the proposed budget posted well in advance of the September budget season. Times have changed. Palmetto Bay sure has a new direction:

Higher taxes and no transparency as this current mayor and her councils have seen fit to post a mere 4 sets of meeting minutes for the 118 meetings she as chaired since January 1, 2019 (see bottom of this post)

Two possible reasons come to mind (neither are good):

1. The current mayor, council and staff are not close to preparing a first draft budget and are going to be required to cobble the items together during September, budget month; or

2. The draft budget is prepared, but they simply refuse to post it. 

We could file a public records request, but this current village administration likes to wait 30 days to provide; meaning that a request today would not be responded to until after the second budget hearings. Palmetto Bay's first budget hearing is set for 7:00 PM, September 13, 2021. They have a lot of catching up to do. So do we.

Neighboring Pinecrest and Miami-Dade County have posted the draft budgets:

Meanwhile, while lil Palmetto Bay waits to divulge, Miami-Dade County has posted the County budget ($9 Billion plus) for anyone to see (no formal public records request required) CLICK HERE.

Pinecrest has their proposed 2021-22 budget posted online. CLICK HERE to view.

Transparency ignored. A slap in the face to residents.

It was once said by a local opposition group that 

This government in sorely lacking in transparency, openness and accessibility when residents don't have access to the most basic information on what is going on in the Village and what the Council is doing.

That was based on a few weeks or two months delay. But what about years? Now that's some pretty steep stonewalling. I hate to sound like a broken record, but let's check the record. What we find is a total lack of a published record since January 1, 2019. Where should be look? Start at the agenda center set up under my administrations to provide transparency and to provide records available 24/7/365 with need to make a request. 

Agenda Center

View current agendas and minutes for all boards and commissions. Previous years' agendas and minutes can be found in the Document Center. 

Or so the Village alleges. They say one thing but where are the minutes. ZERO minutes are posted on this page for any meeting held in 2021 (26 meetings held to date in 2021) , 2020 (49 meetings) and only four (4) for the 43 meetings held in 2019. Are minutes from meetings being approved? Are they being signed and properly filed? We don't know. as there are only minutes for four (4) council meetings posted on the village's official Agenda and Minutes page since this January 2019.  These meetings are limited to: January 7, 2019, 2 sets for the regular council meeting as well as the special council meeting of February 4, 2019, and May 21 (all not posted November 5, by the way).

4 meeting minutes posted out of 118 meetings held to date. A failing grade.

This current mayor and the councils that have been part of her administration have held a grand total of 118 meetings to date for which a pathetic total of 4 meetings (back in 2019) have been posted. That's 3.4% of the meetings. That is a failing grade on a High School grading scale!

That is not transparency. CLICK HERE to view the Agendas and Minutes page. 

Tracing the true tax increases in Palmetto Bay since Dec 2018. Property taxes 101. How “pennies a day” actually equals a $138.40 increased tax bill for a $400,000 tax value home.

SPOILER ALERT: The proposed tax increases are far from “pennies a day” promised by certain Palmetto Bay officials. They add up. And please note that this post is limited to Palmetto Bay portion of your property tax bill. There will be additional posts regarding your other Palmetto bay taxes that are not included on your property tax bill. Other Palmetto Bay taxes include Stormwater, FPL Franchise Fee and park user fees (all of which have been increased since December 5, 2018).

Property taxes go up in several ways. The most obvious way is through increasing the property tax rate.

The starting point for this analysis is 2019 when Palmetto Bay assessed a property tax rate of 2.2000. The proposed for this coming tax year is 2.400. Note that the rate was raised to 2.235 for last year (2020).

2.4000 for 2021 proposed
2.2350 assessed for 2020
2.2000 was the rate in 2019 (starting point)

I see a trend here - a trend for increased taxing and spending.

The second way property taxes go up is assessing the same tax rate against a property that has appreciated in value.  The average property in Palmetto Bay appreciated in value by over 4% for this current year. However, a homeowner cannot be taxed on more than 3% (0r the Consumer Price Index, whichever is lower) in any single tax year (see note at end of the post for additional explanation).

Doing the math: Taxes for a home with a $400,000 taxable value tracked since 2019*, taking both the appreciation in value (3% value) and the property tax rate applied for that year:

2019      $400,000 at 2.2000 (2019 rate) =  $    880.00 (Palmetto Bay only)  Starting point
2020      $412,000 at 2.2350 (2020 rate)=   $    920.82 (Palmetto Bay only)  $40.82 increase
2021      $424,360 at 2.4000 (Proposed)=   $ 1,018.46 (Palmetto Bay only)  $97.64 proposed increase**

Note 1 * - I have calculated only the Palmetto Bay portion of the tax bill. Other property taxes include Countywide, School Board, SFWMD, Library and Fire District (and others).

The result**: consecutive years of tax increases for Palmetto Bay homeowners result in a $97.64 for this year, but actually represents an increase of $138.46 tax increases based upon increased values and rates (Palmetto Bay taxes only) for a homeowner who owned a home with a value of $400,000 in 2019.

Pennies a day? Hardly. The documented taxes increases discussed here are limited to the Palmetto Bay portion of your property taxes. I will post on those less obvious fees (taxes) in a subsequent post.

All these taxes. They all add up. $138.00. That's 13,800 pennies - about 276 rolls of pennies. 

Upcoming post: We will take a serious look at how many pennies a day are required for the non-property taxes raised (and created) in Palmetto Bay since December 5, 2018.

NOTE: Homeowners are protected by the Amendment 10 to the Florida Constitution, otherwise known as Save Our Homes Amendment (SOH) which limits annual increases in property taxes that are based upon increased value.  Amendment 10 is a benefit of the homestead exemption that provides homeowners protection by limiting the maximum that the assessed value of their home for tax purposes can be raised to 3%, or the CPI whichever is lower (with some exceptions). Voters approved this amendment to the Florida Constitution, which was effective January 1, 1995.