MIAMI SHORES, Fla. — Two of Miami-Dade County’s top leaders are taking opposite sides of a proposed constitutional amendment that could significantly change how Florida homeowners are taxed.

Miami-Dade Property Appraiser Tomas Regalado is a firm supporter of Amendment 3, while Miami-Dade Mayor Daniella Levine Cava is warning voters that the measure could force the county to cut services.

The amendment would increase Florida’s homestead exemption if approved by at least 60% of voters. Supporters say it would provide relief to homeowners struggling with rising costs, while critics argue local governments could lose billions in revenue.

Regalado said the need for tax relief is clear.

“People are hurting. A lot of people are losing their homes. We have to give them some kind of relief,” he said. “I think that the people here are so angry and so in need of relief that they will vote yes.”

Levine Cava disagrees, saying the county is already under financial pressure.

“Amendment 3 will cut us hard, it will cut services directly, I can promise you that,” she said.

Regalado: Governments need to get creative

Regalado, who previously served as mayor of Miami from 2009 to 2017, said local governments can adjust their spending to account for reduced property-tax revenue.

“It’s about getting creative, reducing the different spending line items that they have,” Regalado said.

Regalado acknowledged that Miami-Dade could lose hundreds of millions of dollars if the amendment passes, but argued the impact would be manageable.

“The fact of the matter is that real estate taxes, property taxes will continue to be one of the few revenues that the county and municipal government have,” Regalado said.

He said his office’s analysis estimates the county could lose between $300 million and $400 million in the first year.

“So that is not something that will break the government,” Regalado said. “The problem is that governments have to tighten their belt.”

He pointed to the foreclosure crisis in 2009, when he said Miami faced a deficit of more than $100 million.

“We reduced the salaries, but we did not fire police or firefighters or trash collectors,” Regalado said. “And then Miami came back.”

Regalado said the amendment would provide significant relief to Miami-Dade homeowners.

“Amendment 3 will give some relief to more than a half a million homestead here that we have in Miami-Dade County,” Regalado said.

“There is no way to explain how much a government, a local government will be hurting if Amendment 3 passes. But what I can tell you is that if Amendment 3 passes, thousands of thousands of people in Miami-Dade County will be able to keep their homes,” he added. “Amendment 3 is designed to help people keep their homes. It’s not designed to let governments do what they think they can do to get more revenue.”

Under the proposal, the homestead exemption would rise from the existing exemption to $150,000 initially and $250,000 the following year, according to Regalado.

“When people ask me in the street, what do you think of Amendment 3? Should I vote yes or should I vote no?” Regalado said. “And I said, if you want to keep giving money to the government, vote no. If you want your taxes reduced, vote yes.”

Levine Cava: ‘There’s no more fat to squeeze’

Levine Cava said the county has already spent years looking for ways to reduce costs.

“We have been belt tightening for a while and certainly in the last two years we’ve saved a lot of taxpayer money by consolidating, by reducing positions, finding other ways of economizing,” Levine Cava said.

“And the bottom line is there’s no more fat to squeeze,” she said.

The mayor made the comments ahead of the county’s first budget hearing for fiscal year 2026-27, where transit funding is expected to be among the major issues.

“We know that there will be a lot of discussion about transit cuts - transit is highly subsidized by the general fund,” Levine Cava said.

She said the county’s general fund is already under stress, including from requests for additional funding from the county’s constitutional offices.

“Our general fund is really under stress with five constitutional offices wanting more money as well and high cost of inflation,” Levine Cava added.

She said county revenues have not kept pace with rising costs and that the county has already reduced its general fund budgets.

“We have cut our general fund budgets three percent except in public safety and we propose to double it to six percent,” Levine Cava added.

Levine Cava also pointed to rising operating costs, including gasoline, and said the county has reduced its tax rate for two consecutive years.

“We have the lowest tax rate since 1982 and I was elected twice because people know that I am committed and fiscally responsible and we’re going to continue to find ways to save costs,” she said.

Health care another point of concern

Opponents of Amendment 3 have also raised concerns about its potential impact on public hospitals.

A recent Florida Policy Institute analysis estimated that public hospital districts and health systems across Florida could lose hundreds of millions of dollars in property-tax revenue over three years if the amendment passes.

For Miami-Dade, the report estimated Jackson Health System could lose more than $63 million in property-tax revenue over that period.

Dr. Olveen Carrasquillo of Jackson Health System said the potential cuts could affect patient care.

“As a doctor, I’m concerned about Amendment 3 because of the major impact it would have on the patients we provide care for,” Carrasquillo said.

Levine Cava said the impact on Jackson would ultimately affect workers and patients.

“No question about it. This will affect Jackson that means that will affect workers and the quality of our health care set You get what you pay for,” Levine Cava said.

Regalado disputes the idea that Amendment 3 would create the kind of financial crisis its opponents predict.

“Well, people should know when they hear from government officials, especially county and municipal, that this is a doomsday scenario, that is not correct,” he said.

He said governments have other sources of revenue, including building permits, airports, ports, water and sewer services and impact fees.

“There are many, many ways for the county and the municipal governments to get income,” Regalado added. “They don’t have to hurt the people. They can get creative and help the people and survive.”

The debate is expected to intensify as voters weigh whether the proposed constitutional amendment is worth the potential tax savings for homeowners — and the financial uncertainty facing local governments.

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