Miramar, Florida

HJR 1 Homestead-Exemption Tax-Base Exposure

Broward County . 2025 final assessment roll

Snapshot

HJR 1 exposure at full $250,000 phase-in (2028)	28.3%
Exposure at the $150,000 step (2027)	16.3%
Exposure band	Moderate exposure
Total parcels	41,932
Total residential housing units	45,462
Owner-occupied (homestead) units	60.4%
Out-of-state owned units	14.0%
Florida-owned non-homestead units	25.5%
Archetype	Bedroom Residential Monoculture

The Miramar read

Miramar fits the Bedroom Residential Monoculture archetype: the base is owner-occupied single-family housing at moderate value with thin commercial, industrial, or rental property. This is the maximum-exposure profile because almost every dollar of value is the exact kind of property the amendment exempts — strip the homesteads and little taxable base remains. At full $250,000 phase-in in 2028, Miramar’s exposure sits at 28.3%, with the 2027 step landing at 16.3%. High homestead share plus low commercial share means the exemption lands on nearly the whole base at once.

Of 45,462 residential housing units, 60.4% are owner-occupied, 14.0% are owned by out-of-state owners, and 25.5% are non-homestead but Florida-owned. The Florida-owned non-homestead share — 25.5% — is the larger non-owner-occupied segment, pointing to a local and in-state rental market rather than a predominantly absentee-ownership story. Among Florida cities, Miramar ranks 130 of 404 cities by exposure.

Land-use composition

Share of taxable value by category, Miramar, 2025 roll:

Land-use category	Share of value	% of parcels out-of-state	% of value out-of-state
Residential	75.3%	4.7%	4.0%
Multifamily	7.4%	10.8%	60.7%
Commercial	6.8%	3.6%	32.9%
Industrial	5.4%	15.2%	31.0%
Govt/Public	3.8%	7.1%	20.9%
Other/Vacant	0.6%	3.4%	1.4%
Institutional	0.5%	3.8%	13.1%
Agricultural	0.2%	0.0%	0.0%

What the exposure band means

Moderate exposure. A meaningful but absorbable hit. The place has some non-homestead base to lean on. Mitigation is about steering future growth, not emergency response.

Looking ahead

Neither of the following changes the exposure figure above; both shape how Miramar grows its base after the amendment takes effect.

Beginning January 1, 2027, the annual assessment-increase cap on non-homestead property drops from 10% to 5%, covering commercial, industrial, and small residential rentals of nine units or fewer. Because capped values can rise only 5% per year, the main engine of base growth in these categories becomes transactions — a sale or change of control resets a property to market value — so transaction velocity matters more to non-homestead base growth than it did under the old cap.

New Florida residents who did not maintain a Florida permanent residence as of December 31, 2026 phase into the larger exemption over five years rather than receiving it all at once. This cannot be read from the roll, so all exposure figures here assume full application of the exemption. Near-term exposure could run slightly lower than modeled in places with many recent arrivals still inside their five-year window.

Where the opportunity is

These recommendations are based solely on the tax roll’s land-use composition. They do not account for whether local land development regulations and zoning permit the use, whether there is local obstruction, or the political dynamics that usually decide what actually gets approved. This is a starting point for a conversation, not a development plan.

Commercial is at 6.8% of total value — below the 8% threshold that marks a genuinely thin commercial base — making the build-a-commercial-spine move the single biggest lever available to Miramar. The highest-leverage action is converting a share of future growth from rooftops to taxable commercial square footage that carries no homestead exemption. A neighborhood-serving retail node, a small office or medical-office cluster, or a light-flex business park on an arterial would each add non-homestead value the amendment does not touch.
Multifamily rental is at 7.4% of total value and represents a direct path to non-homestead base. Apartments pay full freight under the amendment. Allowing well-sited rental near jobs and transit adds non-homestead value and workforce housing at the same time, and the 25.5% Florida-owned non-homestead share signals that in-state rental demand already exists in this market.
Concentrate any commercial and rental growth along an existing arterial or corridor rather than scattering it, so a real non-homestead spine forms in one place instead of staying thin everywhere. Directing new commercial square footage and well-sited rental to a single corridor builds the kind of density of non-homestead value that shows up meaningfully on the roll.
Prioritize commercial and industrial parcels for any future municipal growth rather than more subdivisions, so any expansion of the city’s footprint deepens the non-homestead base instead of the monoculture. Industrial at 5.4% of value is a meaningful anchor; protecting and intensifying any existing employment anchor — a distribution facility, a medical campus, a government office complex — preserves the non-homestead taxpayers already in place.

Watch-out: do not solve a revenue hole by approving more single-family subdivisions. Each one adds homestead value the amendment will exempt while adding service demand the millage must cover. That is the trap that created the exposure.

Source and scope

All figures are drawn from the Florida Department of Revenue 2025 final assessment roll, the most recent certified roll in the state’s possession. The roll is used here as a structural proxy for tax-base composition, not as a dollar forecast for any specific budget year. HJR 1 / CS-HJR 1F is on the November 2026 ballot; the 2026 roll is the assessment roll in place when voters decide. If the amendment passes, the first roll affected is the 2027 roll at the $150,000 step, followed by the 2028 roll at full $250,000 phase-in. When the 2026 and later rolls are certified, the analysis re-runs on the new data.

Ownership shares are measured on a residential-unit basis. The out-of-state figure reflects parcels where the owner’s mailing-address state in the assessment roll is a non-Florida state or country; blank owner-state is treated as unknown, not out-of-state. This measure undercounts true outside ownership — an out-of-state owner using an in-state LLC mailing address counts as in-state — and does not prove where an owner actually lives. It is the cleanest available proxy, not a definitive residency determination.

This read is a land-use-composition starting point. It is not a comprehensive fiscal, economic, or legal analysis, and it is not a substitute for a full plan.