MAPPED: The 15 South Florida Housing Projects That Have Won Funding From The Live Local Act
Since the Florida state legislature passed the Live Local Act last March, most of the attention it has gotten — from lawmakers, developers and the public alike — has been about the changes to zoning laws that reshaped the project approval process to sidestep local control of development.
But the landmark law, designed to spur the construction of affordable and attainable housing across the state, also included $1.5B in funding for new low-interest housing loans to be distributed over the next 10 years. Now that money is starting to trickle out.
The Florida Housing Finance Corp., a quasi-public agency created by the legislature to administer state housing funds, has awarded a combined $273M to 45 developments across Florida from the passage of the Live Local Act through August, according to a Bisnow analysis of FHFC data.
Roughly 40% of that funding, or $109M, has gone to 15 projects in South Florida, all but three of which are in Miami-Dade County. The planned developments total 2,199 affordable housing units, although two of the projects that have won awards will redevelop existing affordable housing projects.
See the projects below.
Culmer Place V
Florida Housing awarded Atlantic Pacific Cos. $25M to build Culmer Place V, a 375-unit development proposed in Miami’s Overtown neighborhood. The loan is the largest of any Live Local Act-related award as of August, according to FHFC records reviewed by Bisnow.
Culmer Place V, located at 800 NW Fifth Ave., is being planned by the Boca Raton-based developer in partnership with Miami-Dade County’s public housing authority. It’s the second phase of Atlantic Pacific's expansive redevelopment of Culmer Place and Culmer Gardens, a 226-unit public housing complex.
The developer leased the 13.7-acre site from the county to pursue a 1,100-unit mixed-income redevelopment.
The Culmer V building is expected to break ground in early 2026, a spokesperson for Atlantic Pacific said. It would follow the April groundbreaking of another building in the reimagined Culmer Place that will include 239 rent-controlled units ranging from one to five bedrooms. That project is set to be reserved for tenants making between 30% and 70% of area median income, the South Florida Business Journal reported.
Towne Villas and Towne Villas II
St. John Community Development Corp., an Overtown-based nonprofit, secured two awards for a combined $24M to build Town Villas I and II at 240 NW 21st St. and 253 NW 20th Terrace south of Wynwood.
The first phase would include the construction of a new apartment building with 180 units ranging from studios to three bedrooms. The second phase would include the demolition of 81 existing affordable housing units that would be replaced with another 180-unit complex. Each phase received a separate $12M award.
The nonprofit is planning to break ground on the first phase late in 2025, St. John CDC Executive Director Eric Haynes told Bisnow. The nonprofit is currently finishing the credit underwriting process with FHFC, but Haynes said the project had secured the capital to complete construction.
The combined 360 units will range from studios to three-bedroom apartments, with income restrictions between 30% and 90% of AMI, which is currently $79,400 for a single person in Miami-Dade County.
St. John CDC owns the vacant land where the first phase is set to rise and has a purchase agreement for the second site, which has its maximum rents deed restricted by the city and county, Haynes said.
Existing tenants at the apartments slated for demolition would be temporarily relocated during construction, Haynes said.
Osprey Landing
An Allapattah development called Osprey Landing proposed by Deerfield Beach-based developer Acruva Community Developers was awarded $11M in state funding.
Osprey Landing is planned as a 131-unit apartment complex, with studio and one-bedroom apartments priced for tenants making no more than 60% of AMI.
Acruva acquired the 13K SF lot at 3501 NW 27th Ave. for $2.3M in March 2022, property records indicate. Osprey Landing was first announced the following year, with a description on Acruva’s website saying construction is slated to begin in 2026 with a 2028 delivery.
Demolition of the former used car dealership at the property was completed in August. An Acruva spokesperson didn’t respond to a request for comment.
Rainbow Village
Miami-based Housing Trust Group secured a $9M award for a 310-unit apartment building that's part of a broader redevelopment project known as Rainbow Village.
The planned seven-story building, which is slated to have 13K SF of ground-floor retail and a daycare center, would mark the first phase of the planned redevelopment of a garden-style public housing development just outside Wynwood at 2000 NW Third Ave.
Units at the first $185M building will run from studios to four bedrooms, according to the developer, with construction scheduled for completion before the end of 2026. Apartments would be available at three income caps: 30%, 70% and 80% of AMI.
Master plans for the completed Rainbow Village, designed by Zyscovich, call for up to 1,900 affordable housing units, a magnet elementary and middle school, a park, community center and a museum.
Naranja Grand II
HTG, which won five of the 15 Live Local awards in South Florida, locked in $7.6M for the second phase of Naranja Grand in Homestead.
The 200-unit second phase broke ground in April as a joint venture between HTG and Miami Lakes-based Elite Equity Development. The $71M project will have income restrictions ranging from 22% to 70% of AMI, with monthly rents for a one-bedroom apartment starting at $425 per month. Delivery is expected in the third quarter of 2025, according to a release.
The eight-story property at 28050 SW 147th Ave. was also financed with $34M in low-income housing tax credits syndicated through US Bank, a $20M construction loan from JPMorgan Chase, a $17M construction loan from TD Bank, $16M in permanent Freddie Mac financing serviced by Berkadia and a host of other state housing grants and loans.
Naranja Grand
HTG also won a $4.3M award for the first phase of Naranja Grand, located at Southwest 280th Street and 147th Avenue. The cash was awarded as part of the same round of funding, which targeted projects that had already received FHFC support but were facing viability concerns due to rapidly rising construction costs.
Construction of Naranja Grand’s first phase began in January, with delivery slated for spring. The $44M project includes 120 units for residents 55 or older with incomes capped at 30%, 60% and 70% of AMI.
In addition to the Live Local-related financing, HTG is funding the project’s construction with $26M in tax credits syndicated by Raymond James, a $26M construction loan from TD Bank, a $9M Freddie Mac loan supervised by Berkadia and additional state and county financing.
Vista Breeze
Atlantic Pacific secured a $4.3M award for Vista Breeze, a 119-unit deeply affordable project for seniors under construction in Miami Beach.
The project is being built along the edge of the Normandy Shores Golf Course in conjunction with the Housing Authority of the City of Miami Beach, according to the developer.
The senior living facility is being built on land owned by the housing authority at 321 S. Shore Drive. Florida housing department records indicate the development will serve residents making no more than 30% of the area median income, or $23,850 for a single adult.
Pembroke Tower II
FHFC awarded another $4.3M to Pembroke Tower II, an 88-unit senior housing project planned in Pembroke Pines.
A Tampa-based entity called DP Pembroke LLC, managed by J. David Page, is planning to build a five-story apartment building on top of a parking pedestal at 2201 N. University Drive. The apartments would be dedicated to serving seniors making 60% or less of AMI, The Real Deal reported in 2021, when Page won a zoning variance for the project.
The developer paid $9M for the property in 2006, according to property records. Page also has an equity interest in an entity that paid $10M in 2019 for the adjacent 100-unit apartment building, TRD reported.
Courtside Apartments II
HTG and AM Affordable Housing, the development firm led by former Miami Heat star Alonzo Mourning, also secured $4.3M for the second phase of the Courtside Apartments.
The 120-unit project broke ground last month with a delivery date in early 2026. The pair of seven-story buildings under construction at 1698 NW Third Ave. will have units running from one to three bedrooms and reserved for tenants making between 50% and 70% of AMI.
In addition to the Live Local funding, the $58M project is being built with a $30M construction loan from JPMorgan Chase, $26M in tax credits syndicated through Truist Bank, an $18.6M permanent loan through Grandbridge Real Estate Capital, an additional $7.5M bridge loan from JPMorgan and several other smaller loans from state programs.
Mourning’s development firm and HTG completed the 84-unit first phase of the Courtside Apartments in 2016.
Pinnacle at La Cabaña
Pinnacle Housing locked in $4.3M in Live Local-related loans as part of the $41M financing package for the construction of Pinnacle at La Cabaña, according to a release and records from FHFC.
The 110-unit project was first pitched by the Miami-based developer to the city of Miramar in an unsolicited proposal in 2018. A deal for a public-private partnership was eventually struck for the project, which is now scheduled to deliver in the middle of 2025.
Pinnacle at La Cabaña, located at 8911 Miramar Parkway, will include one- and two-bedroom apartments with 11 units set aside for seniors making no more than 28% of AMI and the rest of the units available for tenants making no more than 60% of AMI.
Other funding sources to get the project built include $27M in tax credits, a $22M construction loan from Bank of America, a $5.6M first mortgage from Neighborhood Lending Partners, $650K from the city of Miramar and $750K from United Way of Broward County.
Oasis at Aventura
The 95-unit Oasis at Aventura broke ground in February, according to a release from developer HTG, after securing a $4.3M award from FHFC.
The $37M project at 18700 NE 25th Ave., which is also being built in partnership with Mourning’s AM Affordable Housing, has a target delivery date of next spring. The eight-story building is designed to be entirely one-bedroom units for residents older than 62.
Rents are slated to be priced between $484 per month and $1,161 per month and capped at income ranges of 25%, 33% and 60% of AMI.
The joint venture is also funding the development with $21M in tax credits syndicated through Raymond James, a $19M construction loan from JPMorgan, a $7.5M Freddie Mac loan administered by Berkadia and $2.4M from Miami-Dade’s housing surtax program.
Princeton Crossings
FHFC awarded $3.3M in Live Local-related funding for a proposed eight-story affordable housing project planned as part of the larger Princeton Crossing Urban Center District development.
The 150-unit project at 13841 SW 252nd St. was first proposed in 2021 and county officials cleared the way for its development with a zoning change in 2022. Miami-based Centennial Management Corp. is the developer through an entity called 22 Princeton LLC, according to the South Florida Business Journal.
The development is part of a larger, 7-acre site Centennial controls, where it’s ultimately planning 2,600 total units, with this affordable project as the first phase, per SFBJ.
Coleman Park Renaissance
Neighborhood Renaissance Inc. was awarded $1.9M for a redevelopment project in an underserved neighborhood in West Palm Beach.
The local nonprofit developer broke ground on the 43-unit project, called Coleman Park Renaissance, in February 2023 on 11 vacant lots, four of which were donated by the city of West Palm Beach, local ABC affiliate WPBF reported at the time.
Tenants at the new apartments, located at 2212 N. Tamarind Ave., will pay anywhere from $289 per month to $1,545 per month for units ranging from one to three bedrooms. Rents will fluctuate based on income, and units will be reserved for tenants making 70% of AMI or less.
Everglades Village Phase 5.6
Everglades Village is a 511-unit community on the southern edge of Florida City that primarily serves local farmworkers. Florida’s housing authority earmarked $1M in a Live Local-related funding round to add 20 additional units at 38000 SW 193rd Ave., according to applications submitted to the state.
The village is owned and operated by Everglades Community Association Inc., a nonprofit group with $50M in assets, according to ProPublica.
