January 2025 Edition
The Ledger is your source for the latest updates, stories, and insights on the Live Local Act (LLA) and its profound impact on affordable housing across Florida. Every month, we delve into the transformative projects, legislative updates and community voices that are shaping the future of housing for Florida’s workforce.
Stay informed with in-depth features on innovative developments, learn about implementation strategies of leading municipalities and explore the dynamic conversations within communities about urban planning and housing initiatives.
The Ledger is more than just a newsletter—it’s your gateway to understanding how policy and practice converge to create a more inclusive and attainable housing landscape in Florida.
Key Deadlines for MMM Certification – Stay on Track
As we step into 2025, it’s important to stay ahead of key deadlines to ensure your property is ready for the MMM Certification. Mark your calendar and plan accordingly for the remaining MMM deadlines:
February 15, 2025: Florida Housing will issue MMM Certification Notices.
March 1, 2025: Deadline for submitting required documents to the local property appraiser.
Important Reminder: Keep in mind that the MMM Certification Notice does not guarantee a property tax exemption. The final decision is made by the local property appraiser. Reapply annually to maintain your exemption status.
Spotlight: Daniel Lopez at Bisnow Live Local Summit
This month, Daniel M. Lopez, founder of Leverage Live Local, was invited to speak at the Bisnow Live Local Summit in Miami. The event brought together leaders in the housing industry to discuss the current state and future of affordable housing in Florida, with a focus on the impact of the Live Local Act. Fellow panelists included were Brian Dombrowski (Greenberg Traurig), Gaetano Caltagirone (The Calta Group), Lauren Goebel (The Hanover Company), and Russel Galbut (Crescent Heights).
Key takeaways:
Decentralized Tax Abatements: the challenges of decentralized tax abatements across the state has created inefficiencies and fear in the market. A more structured, statewide framework would drive efficiency, predictability, and fairness, benefiting developers and local governments alike.
2025 Glitch Bill: The upcoming glitch bill is expected to include helpful amendments. Stay tuned for more.
Navigating the Live Local Act: using an ETA framework (Education, Transparency, and Alignment), stakeholders can better navigate LLA. This approach ensures that developers and local governments work together to maximize the law’s benefits for workforce housing.
A Call for Consistency: As Florida continues to refine its affordable housing policies, the need for clarity and consistency in execution across jurisdictions. Collaboration remains key to ensuring the law fulfills its potential.
Development Round-Up: Major Projects Under the Live Local Act
Princeton Project Grows Under LLA
Location: South Miami-Dade
Update: The Legacy Park project expands to 259 workforce housing units (up from 230) to meet the criteria for greater tax breaks. This 4.85-acre site near the South Dade TransitWay will feature two seven-story buildings, including one dedicated to residents 55 and older.
Impact: Miami-Dade’s zoning changes near transit corridors have helped increase the density of housing in areas where it’s most needed.
South Beach’s Alton Road: 400+ New Residences
Location: Alton Road, South Beach
Update: Four major developments are bringing over 400 residential units to South Beach. These buildings will range from 16 to 31 stories, with a focus on workforce housing. Three of the buildings will also include retail spaces.
Focus: LLA is enabling higher-density, mixed-use development in transit-friendly locations.
Related Group Plans 1,038-Unit Expansion in Little Havana
Location: Little Havana, Miami
Update: The Related Group plans a significant expansion of the Haley Sofge public housing complex. This 1,038-unit development includes residential units, commercial space, and improved transit accessibility. It is part of Related’s ongoing efforts to revitalize the area along the Miami River.
517-Unit Brickell Starlite Tower Approved
Location: Brickell, Miami
Update: Chicago-based developers Focus and Group Fox are set to break ground in Q2 2025 on a 39-story tower, the Brickell Starlite, which will feature 517 apartments and 7,500 square feet of commercial space.
Key Notes: The development is one of the few luxury high-rise multifamily projects currently under construction in the area.
Monceau Real Estate Expands LLA Pipeline
Location: Naranja & Goulds, South Miami-Dade
Update: Monceau proposes two new developments to provide affordable housing through the LLA. These include a 120-unit project in Naranja and a 252-unit project in Goulds.
Baron Landings: Stuart’s First Live Local Act ProjeDevelopment Round-Up: Major Projects Under the Live Local Act
Princeton Project Grows Under LLA
Location: South Miami-Dade
Update: The Legacy Park project expands to 259 workforce housing units (up from 230) to meet the criteria for greater tax breaks. This 4.85-acre site near the South Dade TransitWay will feature two seven-story buildings, including one dedicated to residents 55 and older.
Impact: Miami-Dade’s zoning changes near transit corridors have helped increase the density of housing in areas where it’s most needed.
South Beach’s Alton Road: 400+ New Residences
Location: Alton Road, South Beach
Update: Four major developments are bringing over 400 residential units to South Beach. These buildings will range from 16 to 31 stories, with a focus on workforce housing. Three of the buildings will also include retail spaces.
Focus: LLA is enabling higher-density, mixed-use development in transit-friendly locations.
Related Group Plans 1,038-Unit Expansion in Little Havana
Location: Little Havana, Miami
Update: The Related Group plans a significant expansion of the Haley Sofge public housing complex. This 1,038-unit development includes residential units, commercial space, and improved transit accessibility. It is part of Related’s ongoing efforts to revitalize the area along the Miami River.
517-Unit Brickell Starlite Tower Approved
Location: Brickell, Miami
Update: Chicago-based developers Focus and Group Fox are set to break ground in Q2 2025 on a 39-story tower, the Brickell Starlite, which will feature 517 apartments and 7,500 square feet of commercial space.
Key Notes: The development is one of the few luxury high-rise multifamily projects currently under construction in the area.
Monceau Real Estate Expands LLA Pipeline
Location: Naranja & Goulds, South Miami-Dade
Update: Monceau proposes two new developments to provide affordable housing through the LLA. These include a 120-unit project in Naranja and a 252-unit project in Goulds.
Baron Landings: Stuart’s First Live Local Act Project
Location: Stuart, Martin County
Update: This $100 million development will deliver 308 apartments, with 40% designated as affordable housing. The project also includes retail spaces and infrastructure upgrades to support the city’s growth.ct
Location: Stuart, Martin County
Update: This $100 million development will deliver 308 apartments, with 40% designated as affordable housing. The project also includes retail spaces and infrastructure upgrades to support the city’s growth.
Featured Story: Assessing LLA’s First Year
One Year of LLA: Progress or Growing Pains?
Overview: As Florida approaches the first anniversary of LLA, housing experts and industry leaders are evaluating its success in meeting affordable housing goals.
Key Points:
State Funding Challenges: While funding is available, some banks remain hesitant to back projects due to uncertainty around tax credits, making it harder for developers to secure necessary capital.
Local Pushback: Local governments have expressed concerns about the law’s reduction of their ability to reject certain projects. Some are exploring opt-out provisions, claiming they already meet affordable housing requirements.
Disaster Impact: Recent storms have further complicated the affordability crisis, highlighting the need for efficient housing solutions.
Future Expectations: With the legislative session approaching, stakeholders are calling for more clarity on financing options, particularly for veterans, first responders, and low-income families.
📢 Is the Live Local Act fulfilling its promise, or does it need major fixes? Join the conversation!
Policy Shifts and Legal Matters: Hollywood’s Live Local Lawsuit
A new lawsuit is putting Florida’s LLA to the test—this time in Hollywood Beach. Condra Property Group is suing the city, alleging that local officials unlawfully denied their 17-story mixed-use project despite it meeting all state requirements.
🔹 A Closer Look at the Dispute:
The $80M development would bring 282 condos and apartments, with 40% set aside for workforce housing at 120% AMI ($88,500 in Broward County).
The sticking point? Height. The city argues that Condra’s benchmark—the Margaritaville Hollywood Beach Resort—doesn’t count under the law because it was approved through a special process.
The lawsuit claims Hollywood delayed approval while lobbying to change the law, trying to limit how height benchmarks are applied.
🔹 Bigger Implications for Live Local
Live Local was designed to override local zoning restrictions, but cities are pushing back, finding ways to challenge projects.
Will the courts reinforce the state’s authority? Or will local governments gain momentum in opposing attainable housing.
Thank you for reading! Keep an eye on your inbox for our next issue, where we’ll continue to share updates, insights, and news on Florida’s affordable housing initiatives. Don’t forget to subscribe and share this newsletter with colleagues and friends who want to stay informed!
