Miami Mixed-Use & Infill Development
Density bonuses, the Live Local Act, and the future of transit-oriented zoning.
Core Assumptions & Market Data
The most significant catalyst in South Florida development is the state-level 'Live Local Act', which preempts local zoning to allow maximum density and height for projects committing to workforce housing. This legislation has instantly revalued thousands of commercial parcels across Miami-Dade, sparking intense speculative acquisition along transit corridors.
However, development yields are under siege. Hard construction costs remain elevated, and the cost of debt makes ground-up development nearly impossible to pencil without aggressive density bonuses or institutional equity willing to accept sub-15% IRRs.
Common Mistakes
- Purchasing land purely based on hypothetical Live Local Act density without confirming water and sewer infrastructure capacity. Municipalities are using infrastructure limitations as a backdoor method to block high-density projects.
- Failing to account for the mandatory 30-year affordability deed restrictions when modeling exit cap rates on workforce housing components.
Land Basis per Buildable SF
The natural next step is to evaluate your own numbers or consult our primary reporting.