May 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 affordable housing landscape in Florida.
Last weekend, CEO, Daniel Lopez, had the chance to attend the groundbreaking ceremony for Beacon Hill at Princeton—a 112-unit Live Local Act project in Miami-Dade that’s set to bring much-needed workforce housing to the area. It was a reminder that what we cover here is actively taking shape on the ground, one project at a time.
With that in mind, here’s a look at some of the other stories we’re following this month...
Florida’s Live Local Act is reshaping affordable housing — but not without some growing pains. As new legislation carves out sensitive areas like Wekiva from fast-track development, developers are pushing forward with bold projects across the state. Here’s a quick look at what’s changing and what’s coming next.
Spotlight: Live Local Carves Out Wekiva — and Sharpens Its Focus
The Florida Legislature has approved a significant amendment to the Live Local Act, carving out a 200-square-mile environmental zone known as the Wekiva Study Area from the law’s fast-track housing provisions. This update, part of SB 1730 and now awaiting Governor DeSantis’ signature, returns zoning control to local governments in Seminole, Lake, and Orange counties for this sensitive region.
What Changed?
The exemption follows local pushback to a proposed 300-unit development near the Wekiva River. Under the 2023 law, developers were using Live Local to bypass zoning approvals — something many local leaders feared could endanger environmentally protected land. Although the new carveout is not retroactive, it signals a clear intent to shield certain natural areas from dense development.
A New Line in the Sand
Local leaders like Commissioner Lee Constantine celebrated the change, calling it essential to preserving the integrity of the Wekiva ecosystem. The area’s unique hydrology and connection to Wekiva Springs made it a lightning rod in the ongoing tension between conservation and housing production.
More Clarity Elsewhere
While it exempts the Wekiva area, SB 1730 also tightens definitions and closes loopholes elsewhere:
Planned Developments (PDs) are now officially eligible for Live Local if they include commercial or office uses — a direct counter to Orange County’s previous interpretation.
State-owned and religious-owned lands are now explicitly included as eligible Live Local sites.
Local governments are barred from passing restrictive ordinances (like Minneola’s 8 units-per-acre cap) that undercut the law.
🏘️ State vs. Local Tensions Continue
Though some fear overreach, supporters like Amanda White of the Florida Apartment Association argue the updates provide much-needed clarity. “The state is trying to draw a bright line,” she said, ensuring uniformity across jurisdictions.
💸 What’s Still in Play?
A separate effort to reinstate tax exemptions for moderate-income housing is still pending, as lawmakers negotiate the 2025 budget and broader tax reforms.
Live Local Development Round-Up: May Highlights
🔨 Keystone Holdings Group is planning an 18-story, 477-unit Live Local project called Keystone Midway in unincorporated Miami-Dade’s Fontainebleau neighborhood. The development, set for a 2-acre site at 190 NW 79th Ave, will feature one- and two-bedroom units. At least 190 units will be dedicated to LL, and Keystone has submitted a request for a pre-application meeting with county staff to kick off the process.
🔨 Beacon Hill Property Group is set to break ground in July on Beacon Hill at Princeton, a 112-unit Live Local development in unincorporated Miami-Dade. All units will be income-restricted, exceeding the program’s 40% minimum. The project will include two three-story buildings with 145 surface parking spaces, and rents are expected to range from $1,700 to $2,300 per month.
🔨 Terra has proposed a two-phase, 724-unit Live Local project on a 12-acre site at the South Dade Government Center in Cutler Bay. The first phase includes two eight-story buildings with 362 units and 458 parking spaces. At least 289 units will be income-restricted. Terra secured a 99-year lease with Miami-Dade County in January, expanding on its initial 674-unit plan.
🔨Raanan Katz’s RK Centers is diving into Live Local with a massive 1,050-unit proposal at the former Sears in Coral Gate. The project includes three eight-story buildings and 55 townhomes, with 420 units reserved for households earning up to 120% AMI. The plan also features 44,000 sq ft of retail/office space and nearly 2,000 parking spots. Approved by Miami’s Urban Development Review Committee, this marks a high-profile reuse of South Florida’s last Sears outpost.
🔨 Related Urban is requesting an extension of its ground lease from 75 to 99 years for the Residences at Palm Court, a 12-story, 316-unit Live Local development in West Little River. The project includes two medical office buildings totaling 5,000 square feet and will replace existing public housing structures. At least 40% of the units will be income-restricted, and the extended lease could generate $97.4 million for Miami-Dade County over its term.
