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The Experiment Continues

An Update to “Disband the Martin County CRA’s”

( the original paper follows this discussion)

August 2026

In May 2015 I wrote that after roughly fifteen years the Martin County Community Redevelopment Agencies had run long enough. The structure diverted growing property-tax increments away from the general fund and into geographically favored pockets. It created a class of citizens and businesses more equal than others. I argued that the honorable intentions of the Neighborhood Advisory Committees did not change the institutional fact: government had chosen winners by drawing lines on a map and freezing assessed values inside those lines.

Eleven more years have passed. The experiment is now approaching a quarter-century for the oldest districts. The core questions remain unanswered. What has changed is the scale.

What the intervening years actually delivered

One of the original seven CRAs is gone. When the Village of Indiantown incorporated at the end of 2017, the county’s Indiantown CRA dissolved. Residual property still titled to the old agency was still being cleaned up as late as 2026. That exit proved dissolution is possible when political will and structural change align.

The other six—Golden Gate, Hobe Sound, Jensen Beach, Old Palm City, Port Salerno, and Rio—did not sunset. They continued, expanded their project lists, and grew substantially richer.

By the close of fiscal year 2025 the Martin County CRA reported a net position of $44.4 million. Of that, roughly $20.6 million was invested in capital assets and $23.8 million remained unrestricted. Just one year earlier the figure had been $38.0 million. Five years earlier it sat near $20 million. The agency’s balance sheet more than doubled in half a decade, driven almost entirely by rising property values that generated larger tax-increment payments.

In recent years the six districts have been receiving 75 percent of the tax increment—the growth above the frozen base-year values. County financial notes confirm this percentage. In fiscal year 2021 the CRA recorded roughly $4.4 million in revenue. By the mid-2020s the annual flow had climbed higher as taxable values soared; one recent county budget discussion alone cited a $1.4 million year-over-year increase in CRA distributions tied to property-value growth. Remaining capital-project commitments in just three districts (Rio, Hobe Sound, and Golden Gate) were already measured in the tens of millions of dollars in mid-decade capital plans.

Add the cumulative effect across twenty-five years and the opportunity cost to the general fund is no longer “many millions.” It is a sustained, multi-decade diversion that has now reached nine-figure territory when the full history is considered. Every dollar captured inside the CRA boundaries is a dollar that never reached county-wide priorities—roads outside the lines, public safety, stormwater for non-CRA neighborhoods, or simply lower millage rates for every taxpayer.

The structure never changed

The original critique still holds. Boundaries drawn in 1999–2002 still define who receives the preferential flow. The Neighborhood Advisory Committees still meet, still recommend, still work in good faith. The Board of County Commissioners still sits as the CRA board and still reapproves the arrangement. Architectural standards have been updated, investment grant programs for commercial properties have been launched, streetscapes and parks have been built. Visible improvements exist. That was never the dispute.

The dispute is whether those improvements justify a permanent (or near-permanent) second class of taxation. Sunset dates for most of the districts still sit in the early-to-mid 2040s—another fifteen to twenty years of special status if nothing intervenes. State legislation in 2019 and again in 2025 attempted to impose tighter termination schedules and limit new projects or debt; the most aggressive versions did not fully stick. Local discussion of reducing the TIF percentage or dissolving the agencies surfaces periodically when budgets tighten, then recedes. The institutional inertia remains.

Meanwhile the county continues to write annual checks to the City of Stuart’s CRA as well—several million dollars more that leave the county’s general resources.

The same questions, louder

Are the minority and lower-income residents inside the original CRA boundaries measurably better off in lasting ways than they were in 2000 or 2015? Has blight been eliminated, or has the program simply subsidized private property values and selected commercial interests? Do competing businesses just outside the lines operate on a level field? If the model is so successful, why has it never been extended to the entire unincorporated county? And if the answer is that it cannot be extended because the general fund could not bear the cost, then the preferential nature of the current arrangement is admitted.

This question takes on new urgency with a constitutional amendment now headed to the November 2026 ballot. If approved by 60 percent of voters, the measure would sharply expand homestead exemptions for non-school property taxes and tighten assessment caps, producing substantial revenue losses for counties and municipalities across Florida. Martin County staff have already projected general ad-valorem shortfalls in the range of $40–50 million in the early years, with deeper impacts possible as the higher exemptions phase in. Those are dollars that would otherwise fund public safety, infrastructure, and core services for every resident. The tens of millions currently locked inside the CRA trust funds—and the ongoing annual TIF stream—represent a ready source of relief. Returning those increments to the general fund would not solve the entire shortfall, but it would immediately reduce the pressure on essential county-wide services and spread the remaining burden more fairly. Plus, include the additional savings in staff requirements and time.

The original 2015 proposal still offers a clean path: allow the existing trust funds and any amounts already due through the current cycle to be spent inside the boundaries. Then stop the future diversion. Return the incremental growth to the general fund. Let every citizen and every business stand on the same tax footing.

Eleven years ago the experiment had already run long enough. It has now run longer. The balance sheet is larger, the project lists longer, the sunset dates still distant. The principle has not aged a day:

Let not one citizen be more equal than another.

What say you?

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Here is the original Discussion on the CRA's

Disband the Martin County CRA’s

Eric D. Miller

May 22, 2015

Consensus is the bringing together of those of like mind and the persuasion of those opposed to an idea. It is not as implied by government speak as the development of new ideas or concepts. It means that effort will be given to bring everyone to an agreement on a predetermined plan or outcome.

Man seems to suffer from a condition that allows things that occur after the fact to be interpreted much clearer than can be done during the act. It is easy to be an armchair Quarterback. Same is true with governments and committees and groups and just life in general.

It is hard sometimes to be able to see things from the outside when you are the definition of the insider. So I will cut some slack to those who have a stalwart liking towards the Martin County CRA program.

Let it not be said that I am against those persons that have worked tirelessly to better their community, because I am not.

My participation in Port Salerno and Hobe Sound CRA’s lasted for approximately three years. I attended as a citizen concerned with the outcomes. Because of the very un-American approach to favoring one group over another I sat as watchdog. What I saw and experienced solidified my concerns.

What is a CRA?

A Community Redevelopment Agency (CRA) is a public entity that finances redevelopment within geographically segmented areas by earmarking the tax increment increases in property values over time.

In English, we draw a line around an area of the County. Say Rio or Golden Gate. We then declare it blighted and in need of tax payer rescue. I guess because those in the CRA are not capable of self-motivation or advocacy for their community. Then we look at each property in the CRA and declare a freeze in the assessed value of the properties. Only that level of assessed value will be used from this point forward for their property tax calculations and then allocated to the General County Tax Fund. Then, while time passes (the last 15 years) and property values increase, the difference between the original property tax value frozen 15 years ago and the new higher taxable value are placed in a special fund called the TIF.

The difference between today’s assessed value and the assessed value of 15 years ago is the TIF or Tax Increment Financing vehicle used in the CRA as a means of funding for “special projects.” The special fund may only be spent within the CRA bound. It may not be used outside of the CRA for the benefit of other non-CRA property or citizen in the County.

So we are diverting the same funds from the General budget of the County and allocating the expenditure of those TIF funds (tax dollars) to items solely within the bounds of the CRA. In doing so it reduces the overall available pool of funds for all citizens and limits them to a select few.

Boundaries are drawn around small areas in the County and then designated as a CRA. These efforts are made with the honorably stated goal to reverse deterioration, create jobs, revitalize the business climate, increase property values and encourage active participation and investment by citizens.

The only problem, government is not the force that should be doing this. It is the citizenry. Government should be falling all over itself to get out of the way of those that wish to create economic development in the community with the outcome being more favorable than a CRA could ever possibly provide. As exposed by a recent Hobe Sound Restaurant that was encumbered by the County in their bid to expand.

As honorable as the goals may be, the Constitutional basis of government is not to create jobs. It is to create a safe environment that people want to live in and create jobs in themselves, if they so choose.

The purpose of government is not to revitalize the business climate, its purpose is to get out of the way and avoid massive regulatory oversight and provide for an unencumbered market place that allows individuals to revitalize the business community if need be. To say that it cannot be done otherwise speaks very poorly of the American Spirit and the people in the CRA.

It is not to say that good has not come from the effort. It is to say that the gain has been at the expense of other tax paying citizens in the County. It is in socialist governments that the government dispenses favor or favorable conditions. It is in the great Republic of United States of America that we can make our own way, and as upstanding citizens do not look to government to solve our business and cultural needs.

Our Government is designed to be limited to the most basic requirement needed to allow for a climate in which to perform the most basic and necessary tasks for the betterment of a free society.

It is believed that the fruits of one’s labor should remain theirs and the benefit to society by taxation should be equal for all and benefit them the same.

It is also believed that if a man wants, he can achieve anything he applies himself too, given government does not impede his journey. Same is true with a neighborhood or community. It is not a government that gives us this grace, it is God.

The structure of the CRA tax distribution is by every argument antithetical to the American philosophy of limited government and equal benefit for all from taxation. Annually the CRA’s are reapproved by the Board of County Commissioners. They can be disbanded just the same.

To argue that the revitalization of a small area in the county is to the benefit of the whole by the allowance of favorable tax benefit is absurd. Somehow the governmental think is that by spending money in an effort of revitalizing the blighted area, the perimeter will benefit from the same. When in reality, it takes away from the rest of the County and promotes the same economic drag that placed the CRA’s in their deteriorated condition to begin with. While focusing on one area we detract from another, both financially and equitably in effort. When in reality, government should be doing neither.

The Martin County Community Redevelopment Agency (CRA) was established under the guidelines of the Community Redevelopment Act of 1969 (Chapter 163, part III, Florida Statutes, an organic outcropping of LBJ’s “War on Poverty”) to carry out redevelopment and revitalization within designated communities, employing use of resources consistent with the public interest of those within the designated boundary to the exclusion of those outside of it.

The efforts work as a sort of subsidy for the residents and businesses in the CRA. They gain an added benefit by having an earmarked budget for improvement to their community while others in the county are at the whim of the Commission to determine long term planning and goals that may have an impact on their property value or business.

Our designed structure of advocacy and government financing for the rest of the County is quite different and is impacted by the establishment of the CRA. An unfair competitive advantage and governmental preference is given the citizens and businesses in the CRA.

Pursuant to the act of 1969, a local government may determine that an area is a slum or is blighted and designate such area as appropriate for community redevelopment. The Legislature has declared that slum and blighted areas constitute a serious and growing menace to the public health, safety, morals, and welfare of the residents of the state. To address this matter, local governments, upon adoption of a resolution based upon legislative findings that the conditions in an area meet specified criteria described in the act, may create a community redevelopment agency. The agency’s purpose is to carry out community redevelopment purposes set forth in the act.

Between 2000 and 2001 the Martin County Board of County Commissioners established seven CRA’s within the County: Golden Gate, Hobe Sound, Indiantown, Jensen Beach, Old Palm City, Port Salerno and Rio.

What of those persons and businesses outside of these CRA areas? Are they not worthy of the same attention and tax redistribution as every other business and citizen in Martin County?

Each one of the seven Martin County community redevelopment areas has its own Neighborhood Advisory Committee (NAC). The members of these advisory committees are appointed by the Board of County Commissioners. They are people that live or own a business in the geographic bounds of the CRA.

The people that serve on the NAC’s are by most accounts well intentioned, hardworking and sacrifice a great deal of their time and treasure in the participation of this process. They are dedicated citizens that want to make a difference in their community. For their effort they are to be commended and thanked for their desire to serve. It is more than most would even consider.

A Statutory Definition

Here is the statutory definition of a CRA:

“Community redevelopment” or “redevelopment” is defined in the act as: “undertakings, activities, or projects of a county, municipality, or community redevelopment agency in a community redevelopment area for the elimination and prevention of the development or spread of slums and blight, or for the reduction or prevention of crime, or for the provision of affordable housing, whether for rent or for sale, to residents of low or moderate income, including the elderly, and may include slum clearance and redevelopment in a community redevelopment area or rehabilitation and revitalization of coastal resort and tourist areas that are deteriorating and economically distressed, or rehabilitation or conservation in a community redevelopment area, or any combination or part thereof, in accordance with a community redevelopment plan and may include the preparation of such a plan.”

Among the powers granted by the act to carry out community redevelopment are: to make contracts; to disseminate slum clearance and community redevelopment information; to undertake community redevelopment and related activities; to furnish or repair streets, public utilities, playgrounds, and other public improvements; to hold or dispose of property for redevelopment.

Section 163.387, Florida Statutes, establishes a redevelopment trust fund for each community redevelopment agency created pursuant to section 163.356, Florida Statutes, and provides for its annual funding. Pursuant to subsection (1) of the statute, funds allocated to and deposited into the fund shall be used by a community redevelopment agency “to finance or refinance any community redevelopment it undertakes pursuant to the approved community redevelopment plan.”

This act of 1969 was a result of the times and reflected an effort to balance “civil rights” with “economic rights.” We call this today “social justice.”

Today the CRA has been used in areas far removed from the intent of the act when established in 1969. While it is arguable that some dollars have been spent in an effort to give government service to low income communities, the welfare provided is static and not long term or long lasting. The long term benefit of the local CRA has been to benefit private enterprise and home owners in an area to the exclusion of other tax payers in the County while riding the edges of the intention of the Act of 1969.

Remember the CRA has been in existence now for 15 years in our County.

A few questions that need to be asked

Are the minority or low income community better off today in the CRA than they were 15 years ago? Meaning have we disbursed the blight and poverty.

If we asked the Chambers and business in the area if they have gained benefit from it, what would they say?

We heard from the Hobe Sound Chamber at our May 21st meeting of the MCREC and the answer was undeniably, yes. They stated that business has benefited from the tax efforts of the CRA. So much so that they are advocating for them and want them to remain.

Have businesses outside the CRA benefited equally?

Has the competition level to those outside the CRA been artificially increased by these efforts?

If the CRA is a success then why do we not use this model for the entire County and form “advisory panels” all over the County?

If the businesses and citizens in the CRA’s do not gain an advantage over their fellow citizens and business in the county, then why do we focus effort on the CRA if there is a lack thereof? What is the point? Are we just “leveling the playing field”?

What is the expectation of outcome? What I am asking is if in the end, when this grand experiment reaches its stated goal of robust business activity in the CRA and increased property values (which mean higher taxes) and all of the affliction and strife have been revitalized, what then? Does it ever end? Or do we have pockets of people more equal than others in our County for perpetuity?

What benefit is there to a business outside of the CRA that directly competes with a business inside the CRA that is receiving benefit from the efforts and increasing their competitive advantage?

It cannot be said that those in the CRA do not gain benefit otherwise you are defeating the entire reason for the CRA existence. If no benefit is derived then there is no need for the CRA.

So, I think it is fair to say that the implementation of these CRA’s has brought some benefit to those inside the bounds of the CRA to the exclusion of others. Did we eliminate blight and create affordable housing and rejuvenate the tourist industry in 15 years by doing so?

Minimally I would say. Also, remember we do have a tourism board that derives special tax funding from bed taxes and other sources to promote tourism.

The reality after 15 years is this. The additional staff required to support this effort has cost us. It has cost the taxpayers in salary and in facilities use, maintenance, vehicle usage, pensions and many other real expenses. The additional time has reduced efforts County wide and has grown the size of County government.

The increased contribution to general revenue over 15 years has been eliminated by the tax increment funds in seven areas in Martin to the tune of many millions of dollars. Not insignificant. And now the County is in a situation that her treasury is dwindling. Tough decisions need be made for the benefit of all of the citizens of Martin County.

If the CRA’s are to be dismantled as many would like to see, then it should be done with the respect afforded those who played by the rules for 15 years and gave of themselves in an earnest effort to make a difference. These persons should be applauded. We gave them a tool called the CRA, and they used it to benefit their neighborhood and neighbors. They were just following the rules established by our elected. They played the game and some success was brought from it. But now it is time to end this social experiment in the interest of fairness to all and to the economic survivability of the County.

Let the CRA’s keep their monies collected to date and any still due them through the end of the cycle. Allow allocation of the funds within the bounds of the CRA. Fair enough. Then, disband the CRA and begin returning those Tax increment dollars back into the general budget and remove the special economic and favored status of the CRA and let them stand on their own like the rest of the citizens and businesses in Martin County.

Let not one citizen be more equal than another.

What say you?

Cordially,

Eric D. Miller

Martin County Republican State Committeeman