Community Redevelopment Plan 2025
The guiding framework — or “guardrails” — for reinvestment that aligns with the community’s goals and shared values. Final · Oct 1, 2025
Guardrails for a transit-oriented, community-first downtown
The CRA Plan serves as the guiding framework for future redevelopment — ensuring reinvestment aligns with the community’s goals while preserving the heritage of places like the Marshall Williamson neighborhood and historic Sunset Drive. Tax Increment Financing (TIF) lets the City capture rising value in the district and reinvest it locally in infrastructure, public realm, and community benefit.
Direct the majority of increment revenue toward visible, community-serving improvements; set a minimum taxable-value threshold of not less than $300 million; and limit administrative overhead — keeping the district focused on long-term public benefit.
Explore the goals & initiatives
The Plan is organized into thematic goals, each carried out through initiatives with specific activities. Pick a goal, then open any initiative to see its objective, the activities that carry it out, and why it matters.
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South Miami CRA — TIF Projection Model
Tax Increment Financing is the CRA’s core funding mechanism. Model 40-year tax-increment revenue on the $658.5M base (547 parcels, 2025 roll) at the ~45% interlocal capture — adjust participation, value growth, millage, HJR 1 reform, and present value, and add catalytic projects such as Sunset Place, City Hall, Avalon, and SoMi Parc.
How the CRA pays for it
Under the Interlocal Cooperation Agreement among Miami-Dade County, the City, and the SMCRA, 95% of both City and County increment is contributed to the CRA Trust Fund — but 45% of the TIF not generated by catalytic projects is returned to the taxing authorities, so the district captures roughly 45% of increment on a $658.5M base (547 parcels, 2025 certified roll). Administrative expenses are capped at 20%, over a 40-year authorization.
Projections compare a Base Case (organic growth from turnover, resales, and valuation) against a Redevelopment Scenario that adds incremental value from catalytic investment — the Shops at Sunset Place, City Hall redevelopment, and Avalon.
After funding citywide-impact economic-development projects, remaining TIF is allocated 40% streets & sidewalks · 30% housing · 15% transit & mobility · 15% infrastructure. The SMCRA Board includes City electeds plus a Miami-Dade County Commissioner (or designee), with annual independent audits and Inspector General oversight.
A Chapter 190 Community Development District over the 10.16-acre Sunset Place site will finance and maintain ~$149 million in phased infrastructure (2026–2029) — endorsed by City Resolution 040-25-16332 — delivering major public improvements without burdening the City’s general budget.
Where increment is generated
Shops at Sunset Place · City Hall redevelopment · Avalon · SoMi Parc (578 mixed-income units) — the projects poised to expand the district’s taxable value.
Reviewed annually
Estimates are reviewed each year to keep CRA resources aligned with priority projects and available financing.