Pembroke Pines Sets 5.669 Operating Millage, 6.34% Above Rolled-Back Rate | Pembroke Pines Commission

COMMUNITY IMPACT

Pembroke Pines property owners will pay a higher effective tax rate than last year — not just due to rising assessed values, but because the city is adopting a rate above the revenue-neutral rolled-back figure. A homeowner with a $400,000 taxable value (after exemptions) would owe roughly $2,268 in city operating taxes at 5.669 mills. The 6.34% premium above the rolled-back rate means the city is intentionally collecting more total revenue, which could fund expanded services or capital needs but adds to the overall tax burden residents already face from county and school levies.

PROFESSIONAL ANALYSIS

Under Florida's Truth in Millage (TRIM) law, adopting a rate above the rolled-back rate requires a supermajority or a specific affirmative vote and triggers enhanced public notice obligations; the 6.34% premium above rolled-back classifies this as a tax increase for TRIM purposes regardless of whether the nominal millage rate held steady or declined from the prior year. Real estate professionals should note that the effective tax burden increase will be visible in pro forma underwriting for both residential and income-producing properties in Pembroke Pines, marginally compressing cap rates and affordability metrics. For commercial owners and developers, higher millage amplifies the dollar impact of any upward reassessment by the Broward County Property Appraiser, making 2025 VAB (Value Adjustment Board) petition strategies more financially significant. This appears to be a first/final millage adoption hearing — Florida law requires the millage to be set at or before the final budget hearing, and once adopted it is binding for the fiscal year. The Signal: Property owners and investors should immediately run updated tax projections at 5.669 mills against current BCPA assessed values to confirm underwriting assumptions before year-end closings or refinancings.