{
  "product": "Naples Development Capital & Capacity Radar — Florida DOR Tax Base & Public Revenue Ledger",
  "as_of": "2026-07-17",
  "corrected": "2026-07-20",
  "method_note": "Figures below were extracted from Florida Department of Revenue Property Tax Oversight Data Book workbooks downloaded 2026-07-17 from floridarevenue.com (Property Tax Data Portal), from the adopted City of Naples FY2025-26 CRA budget (naplesgov.com media/178666, retrieved and re-verified 2026-07-17), and from the Collier Property Appraiser's 2025 DR-408 certification. CANONICAL 2025 tax-roll figures are the FINAL post-VAB values (2025 roll, final-certified 2026-03-31, post-VAB). DOR Data Book 2025 figures are the R-NVAB stage vintage and are retained only as stage-labeled history — never compared across stages inside a growth rate. Countywide or citywide totals are NEVER used as proof of any single named project's fiscal contribution — project-level claims require parcel-level Property Appraiser/Clerk records, which remain NEEDS SOURCE PULL.",
  "supersession_2026_07_20": {
    "status": "The 2025 Collier tax roll is FINAL-CERTIFIED (post-VAB). VAB changes delivered 2026-03-30; Property Appraiser certification 2026-03-31 per the 2025 DR-408 RP.",
    "canonical_2025_final": {
      "collier_county_taxable_value": 161436045708,
      "collier_county_growth_final_over_final": 0.0618,
      "city_of_naples_taxable_value": 40978890654,
      "city_of_naples_growth_final_over_final": 0.0669
    },
    "superseded_dor_data_book_rnvab_vintage": {
      "collier_county_taxable_value": 164525846892,
      "city_of_naples_taxable_value": 41290680596,
      "label": "Florida DOR Data Book, 2025 roll at R-NVAB stage — superseded by final certification 2026-03-31",
      "note": "The previously published growth rates (+8.2% county / +7.5% city) compared a 2025 NVAB-stage numerator to a 2024 FINAL denominator — stage-mixed and superseded by the same-stage final rates (+6.18% / +6.69%)."
    },
    "unchanged_at_final": "New-construction values ($4,296,258,655 just / $4,010,349,483 taxable; largest in the DOR series back to 1997) are confirmed final and exact. CRA and CIP figures are adopted-budget figures, roll-independent.",
    "open_pulls": "Certified 2025 city levy publication (DOR file shows 0) and the primary 2025 DR-420 certificate remain NEEDS SOURCE PULL."
  },
  "sources": [
    {"id": "PA-DR408", "doc": "2025 DR-408 RP — Collier Property Appraiser certification of the 2025 roll (post-VAB), certified 2026-03-31", "url": "https://www.collierappraiser.com/", "evidence": "VERIFIED EXACT — canonical 2025 final values"},
    {"id": "DOR-1", "doc": "taxable_value.xlsx — All Property Taxable Value 2023-2025", "url": "https://floridarevenue.com/property/Documents/taxable_value.xlsx", "retrieved": "2026-07-17", "evidence": "VERIFIED as DOR figures; 2025 row = R-NVAB stage vintage, SUPERSEDED as current"},
    {"id": "DOR-2", "doc": "just_value.xlsx — All Property Just Value 2023-2025", "url": "https://floridarevenue.com/property/Documents/just_value.xlsx", "retrieved": "2026-07-17", "evidence": "VERIFIED (DOR vintage)"},
    {"id": "DOR-3", "doc": "new_construction.xlsx — Just/Taxable Value New Construction 1997-2025", "url": "https://floridarevenue.com/property/Documents/new_construction.xlsx", "retrieved": "2026-07-17", "evidence": "VERIFIED — 2025 confirmed final and exact vs PA record"},
    {"id": "DOR-4", "doc": "millage_taxes_levied.xlsx — 2025 Millage Rates / Taxes Levied", "url": "https://floridarevenue.com/property/Documents/millage_taxes_levied.xlsx", "retrieved": "2026-07-17", "evidence": "VERIFIED"},
    {"id": "DOR-5", "doc": "municipal_report.xlsx — Collier sheet, municipality-level values", "url": "https://floridarevenue.com/property/Documents/municipal_report.xlsx", "retrieved": "2026-07-17", "evidence": "VERIFIED as DOR figures; 2025 values = R-NVAB stage vintage"},
    {"id": "CITY-CRA", "doc": "Adopted FY2025-26 City of Naples CRA budget (re-verified from PDF text)", "url": "https://www.naplesgov.com/media/178666", "retrieved": "2026-07-17", "evidence": "VERIFIED"}
  ],
  "collier_county": {
    "geography": "Collier County (countywide)",
    "taxable_value": {
      "2023": 137990051102, "2024": 152035760421, "2025": 161436045708,
      "growth_2023_2024": 0.1018, "growth_2024_2025": 0.0618,
      "roll_status_2025": "FINAL post-VAB — certified 2026-03-31 (2025 DR-408 RP)",
      "superseded_2025_dor_rnvab_vintage": 164525846892,
      "measure": "All property types, taxable value; 2025 = final-certified canonical value", "evidence": "VERIFIED EXACT (2025 final)", "source_id": "PA-DR408"
    },
    "just_value_2025": {"value": 228544987087, "growth_2024_2025": 0.0266, "evidence": "VERIFIED", "source_id": "DOR-2", "stage_label": "DOR Data Book vintage (R-NVAB stage) — Property Appraiser final market value is $224.99B; use only with this stage label"},
    "new_construction_just_value": {"2021": 2352792834, "2022": 2959659023, "2023": 3442143319, "2024": 3603508037, "2025": 4296258655, "evidence": "VERIFIED — 2025 confirmed final and exact", "source_id": "DOR-3"},
    "new_construction_taxable_value": {"2021": 2167987044, "2022": 2739253436, "2023": 3200631111, "2024": 3181886589, "2025": 4010349483, "evidence": "VERIFIED — 2025 confirmed final and exact", "source_id": "DOR-3"},
    "millage_2025": {"county_government_operating": 3.2203, "countywide_subtotal": 7.6865, "total_millage": 9.8185, "evidence": "VERIFIED", "source_id": "DOR-4"},
    "taxes_levied_2025": {"county_government_operating": 529822575, "countywide_subtotal": 1325752680, "grand_total_all_authorities": 1676522453, "percent_increase_over_2024": 0.0724, "evidence": "VERIFIED", "source_id": "DOR-4"}
  },
  "city_of_naples": {
    "geography": "City of Naples (municipal)",
    "2024": {"just_value": 54642016243, "assessed_value": 40229173219, "total_exemption_value": 1818938437, "taxable_value": 38410234782, "city_millage": 1.23, "city_taxes_levied": 47244589, "evidence": "VERIFIED", "source_id": "DOR-5"},
    "2025": {"taxable_value": 40978890654, "taxable_value_status": "FINAL post-VAB — certified 2026-03-31 (2025 DR-408 RP); canonical", "superseded_dor_rnvab_vintage": {"just_value": 55512780552, "assessed_value": 43254101602, "total_exemption_value": 1963421006, "taxable_value": 41290680596, "label": "Florida DOR Data Book, 2025 roll at R-NVAB stage — superseded by final certification 2026-03-31"}, "city_millage": 1.23, "city_taxes_levied": "not yet reported in DOR file (0)", "evidence": "VERIFIED EXACT (final taxable value); taxes levied UNAVAILABLE IN THE REVIEWED RECORD", "source_id": "PA-DR408"},
    "taxable_value_growth_2024_2025": {"value": 0.0669, "measure": "final-over-final (40,978,890,654 vs 38,410,234,782)", "evidence": "MODELED (arithmetic on verified final figures)"},
    "city_new_construction_value": {"status": "NEEDS SOURCE PULL", "note": "DOR municipal report does not break out municipal-level new-construction value; requires DR-420/TRIM forms or Collier Property Appraiser."}
  },
  "naples_cra": {
    "increment_value_fy2025_26": 2780137215, "increment_growth_yoy": 0.1014,
    "base_year_1993_value": 183809274, "area_acres": 550, "sunset": 2044,
    "tif_city_at_1_2300_mill": 3248590, "tif_county_at_3_0107_mill": 7951651,
    "evidence": "VERIFIED (adopted CRA budget, re-verified from PDF text 2026-07-17)", "source_id": "CITY-CRA"
  },
  "derived_findings": [
    {"finding": "City of Naples holds roughly 25.4% of countywide taxable value (40.98B of 161.44B, 2025 final)", "classification": "MODELED", "basis": "arithmetic on PA-DR408 final values"},
    {"finding": "At the unchanged 1.23 city millage, the 2025 final taxable base implies roughly $50.4M in city ad valorem levy (vs $47.2M levied 2024)", "classification": "MODELED", "basis": "1.23 mills x 40,978,890,654; certified 2025 city levy publication remains an open pull"},
    {"finding": "Collier County 2025 new construction ($4.30B just value) is the highest in the DOR series back to 1997", "classification": "VERIFIED", "basis": "DOR-3 full series; 2025 confirmed final and exact"},
    {"finding": "The downtown CRA increment ($2.78B) equals roughly 6.8% of citywide taxable value", "classification": "MODELED", "basis": "arithmetic on CITY-CRA and the 2025 final city base"},
    {"finding": "County tax increment into the City CRA ($7.95M) exceeds the City's own contribution ($3.25M) by 2.4x", "classification": "VERIFIED", "basis": "CITY-CRA"},
    {"finding": "Taxable-value growth (City +6.69%, County +6.18% final-over-final, 2025) precedes most pipeline projects' completion; the 2025 roll assesses the January 1, 2025 condition and cannot reflect unbuilt pipeline projects — public-capital commitments (CRA $15.28M FY26; CIP $401.2M 5-yr) are being made ahead of the taxable value those projects would add", "classification": "MODELED", "basis": "timing comparison of verified figures; no project-level attribution made"}
  ],
  "controls": "No countywide/citywide total is attributed to any named project. Parcel-level fiscal contribution requires Property Appraiser folio records: NEEDS SOURCE PULL. No confidential taxpayer information is used — all files are published DOR aggregates. Correction 2026-07-20: 2025 headline values updated from DOR R-NVAB stage vintage to the final post-VAB certification; see /corrections."
}