Terra's Ambitious 724-Unit Live Local Act Development Transforms South Dade Government Center

Terra Secures No-Bid Deal for Major South Dade Development

In a significant expansion of affordable housing initiatives in South Florida, Terra, led by prominent developer David Martin, has submitted plans for a substantial 724-unit residential development on a portion of the South Dade Government Center in Cutler Bay. The project, which has evolved from an initial 674-unit proposal, is being developed on county land obtained through a no-bid leasing arrangement that has raised questions about Miami-Dade County's property development practices.

The ambitious development will occupy a 12-acre site at 10710, 10750, and 10800 Southwest 211th Street, with construction planned in two distinct phases. According to county filings submitted in early May 2025, the initial phase encompasses two eight-story residential buildings containing approximately 362 units supported by 458 parking spaces. The subsequent phase will include an additional 343 parking spaces, though specific unit counts for this second stage haven't been fully disclosed in public documents.

Live Local Act Powers Expanded Development Rights

The development represents one of the largest applications of Florida's transformative Live Local Act in Miami-Dade County. This progressive legislation, enacted in 2023 and refined through subsequent amendments, grants developers the opportunity to exceed traditional zoning limitations in exchange for dedicating a significant portion of units to affordable housing.

Under the Act's provisions, Terra must allocate at least 40 percent of the development's units—approximately 289 apartments—to households earning no more than 120 percent of the area median income. This requirement ensures that nearly 300 units within this large-scale development will offer below-market rents, addressing critical housing affordability challenges facing South Florida residents.

The project's expansion to 724 units from the originally planned 674 units demonstrates Terra's commitment to maximizing the site's development potential while simultaneously increasing the affordable housing inventory in an area experiencing significant housing pressure.

Miami-Dade's No-Bid Development Strategy Raises Questions

The development's origins trace back to 2023 when Terra submitted an unsolicited proposal directly to county commissioner Danielle Cohen Higgins, initially pitching a 500-unit workforce housing concept for a portion of the South Dade Government Center. This approach aligns with Miami-Dade County's controversial practice of declaring certain properties "surplus" and awarding them to real estate developers through no-bid arrangements.

In January 2025, Miami-Dade County and Terra formalized a 99-year lease agreement for the government center land. The original agreement outlined plans for 352 units with an option to develop an additional 322 units. The current proposal's increase to 724 total units represents an approximate 7.4% expansion beyond even the maximum contemplated in that agreement.

While such no-bid development arrangements have faced criticism from transparency advocates, county officials have defended the practice as an expedient means to address urgent housing needs without extended procurement delays. Urban development experts remain divided on whether competitive bidding requirements would yield more advantageous terms for taxpayers or simply delay much-needed housing production.

Terra's Growing South Florida Portfolio

This Cutler Bay development adds to Terra's increasingly diverse and ambitious portfolio across South Florida's most coveted neighborhoods. The firm, under David Martin's leadership, has established itself as one of the region's most active developers with several high-profile projects currently in various stages of development.

In Miami Beach, Terra has partnered with the Meruelo family to reimagine the iconic Deauville Beach Resort at 6701 Collins Avenue. Their vision includes a 120-unit luxury condominium complemented by a 150-key boutique hotel, revitalizing a historic property that has languished in recent years.

The developer has also made headlines in Key Biscayne through its partnership with Edgardo Defortuna's Fortune International Group. Together, they acquired the former Silver Sands Beach Resort property at 301 Ocean Drive for a record-setting $205 million. Their ambitious plan calls for the development of an exclusive 56-unit condominium building in one of Miami's most prestigious coastal communities.

In Miami's rapidly evolving Edgewater neighborhood, Terra has teamed with One Thousand Group on a landmark 56-story, 70-unit luxury condominium tower at 710 Northeast 29th Street. The project, which secured a substantial $285 million construction loan in December 2024, will feature Major Food Group branding, further cementing Terra's reputation for creating premium residential experiences throughout the region.

Insights: Understanding Terra's South Dade Government Center Development

How does the Live Local Act impact this development's affordability requirements?

The Live Local Act requires that at least 40% of the units (289 out of 724) be reserved for households earning no more than 120% of the area median income. This ensures a significant portion of affordable housing while allowing the developer to exceed normal zoning restrictions.

Why did Miami-Dade County award this land through a no-bid process?

Miami-Dade County has established a practice of declaring certain properties as "surplus" and awarding them directly to developers through unsolicited proposals. While this expedites development, particularly for affordable housing, critics argue that competitive bidding might yield better terms for taxpayers.

What makes the South Dade location strategic for affordable housing? 

The South Dade Government Center location offers excellent access to public transportation, government services, and employment centers. Developing affordable housing in this area provides residents with proximity to essential services while utilizing underutilized government land.

How does this project compare to other Live Local Act developments in Florida?

With 724 units, this ranks among the largest Live Local Act projects proposed in South Florida to date. Most other projects have ranged from 200-500 units, making this development particularly significant in addressing regional housing needs.

What economic impact will this development have on Cutler Bay?

Beyond creating temporary construction jobs, the development will bring approximately 1,000-1,500 new residents to the area, generating substantial economic activity for local businesses. The project will also contribute to property tax revenues while helping to stabilize housing costs in the surrounding community.

This development represents a significant test case for public-private partnerships aimed at addressing South Florida's persistent housing affordability challenges. As construction progresses, it will offer valuable insights into how government land can be leveraged to create meaningful housing opportunities while balancing developer incentives with public benefit.