Platform
The regulatory unlock that converts entitlement risk into a statutory pathway.
Florida has quietly assembled the most powerful set of by-right housing tools in the United States. These statutes convert entitlement risk — historically the largest risk in development — into a statutory entitlement pathway.
The Regulatory Unlock
The Live Local Act
Projects committing at least 40% of units to households at or below 120% of Area Median Income receive administrative approval on commercial, industrial, and mixed-use parcels — no rezoning, no public hearings, no planning board votes. Density and height are entitled by statute, not negotiated parcel by parcel.
The YIGBY Law (SB 1730)
Florida law now allows residential development on property owned by religious institutions without rezoning, where at least 10% of units are affordable. Analysts estimate tens of thousands of qualifying faith-owned parcels statewide, most held debt-free.
Statewide ADU Legislation
Statewide accessory dwelling unit legislation has advanced in consecutive legislative sessions. When statewide preemption passes, every single-family lot in Florida becomes a potential two-unit lot.
Together, these tools de-risk the platform’s core activity — entitlement — to a degree unavailable anywhere else in the country.
Deal Sourcing & Land Strategy
A perpetual fund requires a perpetual pipeline, with a strong preference for sites requiring minimal or no discretionary rezoning.
Church Properties (YIGBY)
A dedicated congregational partnership team identifying qualifying faith-owned parcels across Florida's opt-in jurisdictions.
Live Local Act Sites
Systematic screening of strip malls, aging retail, warehouses, and commercial parcels where the Act's by-right density, height, and tax abatement create immediate entitlement arbitrage.
School District Partnerships
County districts control significant underutilized land and face acute teacher housing shortages — workforce housing on district land doubles as a recruitment tool.
Shovel-Ready Assemblages
Properties where land is assembled, the seller has engaged the county, and the entitlement pathway is defined — reducing timeline risk and accelerating deployment.
Geographic Focus
- Florida — Tampa Bay, Clearwater, Hudson, Orlando corridor
- North Carolina — Charlotte, Raleigh-Durham
- South Carolina — Charleston
- Georgia — Atlanta
- Expanding into Jacksonville, Savannah, and Nashville as the platform scales