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Jesus Andre Garcia calls on local leaders to address the growing property tax burden and the negative impact unchecked development is having on Miami-Dade residents
Before adjusting taxes, properties must be reassessed and revalued. There should be a discussion on appraisal methods and how property value appreciation is factored in. For example, when a wealthy individual buys a property for an inflated price, everyone else’s tax rates in the area are impacted.
Fixed tax percentages should not be universally applied due to changes in valuation. While interest rates have historically been low, the inflated valuation of our real estate—whether apartments, single-family homes, or commercial properties—means the monthly payments remain out of reach for most citizens.
Tier 1: Primary Residences & Homesteads Proposed for Taxes
(for financed or homes that are paid off)
- The standard tax rate is 3%.
- If a homeowner lives on the property for over:
- 15 years: tax reduces to 5%
- 25 years: tax reduced to 2%
- 35 years: Tax reduced to a maximum of 5%
Also, Florida residents should be allowed to reside in a second home, for example: Florida Keys, West Coast, Panhandle, Orlando and Off Campus Apartments) with a homestead exemption capped at 5%. We are investing in our state (Florida), not Tennessee, Georgia, North Carolina, etc.
Remember, restrictions on rentals on the second homestead will result in major fines and penalties, so abusing the system.
Property Investment Tiers & Tax Rates
- Different properties should have different tax rates based on their type and use. The approach should account for variations in property classification
- Tier 2 – Residential rental properties under 300 units. Examples: apartment, single-family homes, duplexes, triplexes, 20-unitand up, etc. Tax rate is 7%.
- Tier 3 – Rental investment properties over 300 units. Tax rate is 8%.
- Tier 4 – High-rise Luxury rental mixed-use properties, (office, stores, restaurants) etc. Tax rate is 9%.
- Tier 5 – Luxury hotels High-Daily Rates. Tax rate, 10%.
- Tier 6 – Warehouses, gas stations, car dealerships, malls, factories, suburban office buildings, shopping centers, etc. No residential spaces allowed. Tax rate, 9%.
- Tier 7 – Boat yards, shipyards, junk yards, metal/lumber yards, transportation/truck related storage yards, and storage unit buildings. Tax rate, 7.5% (if office/supply-storage/employee buildings occupy less than 20% of the land).
- Tier 8 – Agriculture stays the same.
Rent Control & Business Income Allocation
- Not to be allowed to increase rent 3% every year or so. By lowering the percentage of owner’s rental property taxes there should be no excuses to lift rent every year.
- Opposition to requiring businesses to allocate a percentage of their income to landlords or rental owners.
Foreign & Corporate Property Ownership
- Foreign entities, corporations, and shell companies that do not reveal their ownership should not qualify for Florida/ Miami Dade County real-estate exemptions.
- These entities should pay 15-20%.
- Question raised about where the largest investment earnings come from.
- Concern about legal or illicit fund usage in real estate, possibly for backdoor dealings.
Homestead & Marriage Clause
- Questioning why homeowners who own a homesteaded property must give up their exemption if they marry someone who also owns a homesteaded property.
- Issue highlighted for individuals in second or third marriages who may be affected by this rule.
- Those individuals that relinquish their property to live with their spouse should only pay 5%.
Future Payment Options
- A 5-year upfront payment option of the property owners’ current Homestead tax rate locked in (for example: If a property tax bill is $3,659,92 yr. x 5 = $18,299.60).
The county receives upfront taxes to invest, and the owner also continues to invest in his future, assuring for the next 5 years that whatever uncertainty comes both the county, and the owner has security. We don’t know our economic future. Instead of investing in stocks, bonds or whatever, I believe our citizens would be willing to invest in their properties. (Homes) The county could use the extra tax funds to absorb any future unpredictabilities.
Business Exemptions
Standalone properties that are occupied and used as their owner’s primary business. Let’s support our unique community of mom and pop/ family businesses that are ran from their own properties. These businesses should qualify for tax exemptions since they spend as much time in their business as they do at their homes
Call to Action
Florida Governor Ron DeSantis supports eliminating property taxes. Senate and House leadership acknowledge that property taxes are a major concern for their constituents. In Miami-Dade County, the public has been calling for relief, but their leaders have been tone-deaf to these cries. Even the former Property Appraiser had been advising a 3% reduction in property taxes for the past four to five years due to increased revenues—but this advice has gone unheeded.
As an owner and investor, this issue personally affects me. It hurts to see homegrown children with good jobs unable to afford decent homes, often forcing them to either leave or rent for life – which only benefits developers. I remember when property taxes rarely increased, and our county services remained reliable. Now, after a 51% increase in some areas since COVID, it is deeply insulting. Our local leaders continue to squeeze every penny from our properties while ignoring the public’s needs.
Our leaders have authorized extensive development, even on farmlands, and in residential neighborhoods. But this all comes at a cost. They’ve lost sight of their responsibility to serve the public, and it’s up to us to remind them that their mission is to improve our quality of life, represent us, and ensure the community’s wellbeing. They must remain loyal to their pledge and not give in to local or out-of-state developers or foreign influencers.
Imagine how much better our community could be if we achieve change and stop this downward spiral. Without action, our communities will only worsen.
~ Mr. Jesus Andre Garcia
Ddvlaw2@gmail.com
