AGP Executive Report

Space Coast Jobs & Infrastructure: Space Florida approved up to $277M in agreements and potential bond financing to support Brevard projects tied to Relativity Space, Blue Origin, United Launch Alliance, SpaceX and “Project Horseshoe,” including payload processing, wastewater improvements and other site upgrades—aimed at creating hundreds of high-paying jobs. Luxury Real Estate Deal: TTR Sotheby’s International Realty was acquired by Sotheby’s International Realty, bringing the D.C.-area brokerage into a company-owned network while keeping TTR leadership and client teams in place (with the TTR name phased out). Naples Condo Financing: Kolter Urban and BH Group secured a $197M construction loan for Olana Naples Residences, a 12-unit, ultra-luxury beachfront condo project with prices starting around $32M. Local Construction & Coastal Resilience: Vero Beach awarded Ferreira Construction the contract to rebuild the Humiston Beach Park boardwalk, with work set to start Nov. 1 after sea turtle season. Data Center Watch: North Port held a data-center workshop after advancing an 18-month moratorium; revised filings for the proposed Deep Park project added more detail ahead of a Sept. 22 final vote. Homebuilding & Design Awards: Kolter Homes earned three 2026 Aurora Silver Awards for new home designs across Florida communities. EV Charging for Retail: EVgo plans to deploy up to 500 kW Tesla V4 Superchargers at grocery-store parking lots starting this fall, betting on high retail traffic to drive usage. Insurance & Affordability Pressure: A new report highlights how soaring home insurance costs are hitting Black and Hispanic homeowners hardest, adding strain to Florida’s housing affordability.

Housing Market Watch (Palm Beach): Palm Beach County home sales jumped 15% year over year in July 2026, with 2,250 transactions; single-family sales rose 12.74% and existing condos climbed 18.55%, while inventory fell sharply (total active listings down 21.1%), keeping the market tight and pushing prices higher. Local Infrastructure (I-75): FDOT outlined a major I-75 expansion in Lee County, including new express lanes, resurfacing from Golden Gate Parkway to Alico Road, and congestion relief lanes—construction expected to start in late fall. Road Safety (Midway): Midway broke ground on an $8 million intersection project at U.S. 90 and Dover Road, adding a traffic light, turn-lane upgrades, sidewalks, lighting, drainage work, and resurfacing. Affordable Housing (Nassau SHIP): Nassau County received a 2026 SHIP award for rehabilitation, purchase assistance, and new construction efforts. Homelessness Pressure (Sarasota/Manatee): The number of people at risk of homelessness rose to more than 5,000 this year, up from just under 3,000 in 2023, as costs and recovery pressures mount. Property Safety (Sebastian condos): Abandoned condos in Sebastian remain a trespassing hotspot, tied to repeated incidents and a recent teen death after falling through a roof. Development & Conservation (Collier): Collier County approved $1 million to buy 18 parcels for Conservation Collier, expanding connected preserve areas for wildlife corridors. Policy/Politics (Florida Realtors): Florida Realtors put $10 million behind “Vote Yes on 3,” backing the property tax cut amendment. Construction/Permitting (River Road): Sarasota County’s River Road widening to six lanes is now open, with calls for follow-on widening to handle continued growth. Community Services (Avon Park childcare): RCMA held plans for a grand opening of a new Avon Park Child Development Center, aimed at boosting early childhood education access.

Property Taxes: Florida Realtors is backing Amendment 3, pledging $10 million for the “Vote Yes on 3” campaign to boost homestead exemptions (non-school taxes) and cut the annual assessment cap for non-homestead properties from 10% to 5%. Local Development: Sarasota County commissioners unanimously approved Palmer Ranch East, a 2,351-acre plan that could add up to 5,702 homes plus major nonresidential space if a town center is created. Insurance & Homeownership: A Tampa-area roofer highlights Florida’s 15-year roof rule, noting insurers generally can’t deny coverage based on roof age alone and may require an inspection once a roof hits 15 years. Historic Preservation: Stuart’s East Stuart and Downtown Stuart historic districts were listed on the National Register of Historic Places. Housing Market Signals: Realtor.com reports nationwide listing prices per square foot fell for the 10th straight month, with the South down 2.6% year over year. Commercial Real Estate: A doctor bought a Lady Lake medical office building for $1.325 million. Construction/Infrastructure: St. Johns County plans an eastbound traffic shift on SR 16 near International Golf Parkway as widening work pushes toward an early-spring 2027 finish.

Property Tax Fight: Florida Realtors put $10 million into the “Vote Yes on 3” campaign to expand the homestead exemption, a move that could cost cities and counties billions and faces pushback from local-government allies. Local Budget & Housing: Jacksonville council debates a $4.9 million affordable housing cut, with residents urging restoration and a possible amendment ahead of the Sept. 22 budget vote. Affordable Housing Deal: Alachua County commissioners approved negotiations with the Hutchinson Foundation for the 13-acre Legacy Project in east Gainesville, mixing for-sale homes, senior rentals, commercial space, and a daycare. Big Development Push: USF broke ground on the nearly $500M Uptown Landing mixed-use project, adding student housing, apartments, a hotel/conference center, plus retail and dining near the new stadium. Master-Planned Momentum: Babcock Ranch hit record sales momentum, with 748 homes sold through July and 1,066 sales in 2025, reinforcing growth despite broader housing headwinds. Health & Community Infrastructure: Naples Comprehensive Health is planning a heart transplant program tied to its $295M Schulze Family Heart and Stroke center, targeting approvals after the 2027 completion.

Local Development: Charlotte County approved a Buc-ee’s site plan near the Peace River on I-75, but neighbors raised concerns about the riverfront location and the county said the developer’s housing deal changed. Construction & Resilience Funding: Florida lawmakers kicked in $15M for FIU’s Wall of Wind, expanding hurricane and downburst testing capacity for research up to 200 mph. Big Project Progress: Sarasota County is pushing ahead on the $80M Nathan Benderson Park multi-sport complex and boathouse, targeting a summer 2028 completion tied to major rowing events. Energy & Power Reliability: FSU’s Doak Campbell Stadium game was delayed nearly two hours after a main breaker failure; classes in the affected building shifted to remote. Data Centers & Local Rules: Palm Coast moved to tighten data center regulations before election turnover, including a higher vote threshold for approvals. Housing Market Signals: A new report says Florida ranks mid-pack for retirement affordability, landing at No. 22. Technology & Privacy Politics: Flock cameras are becoming a campaign flashpoint nationwide, with Florida candidates also weighing in as data-center growth fuels the debate.

Luxury Condo Boom: Florida’s high-end condo pipeline keeps expanding, with developers leaning on luxury brands and lifestyle theming—from Aston Martin Residences in Daytona Beach to art-and-music concepts in Miami—while pricing and buyer selectivity remain key questions. Affordable Housing by Design: West Palm Beach’s proposed MiMar tower would stack affordable and market-rate homes in one ocean-facing building under the Live Local Act, using a folded façade to spread views more evenly. Historic Preservation & Community Identity: The Don CeSar (“The Pink Palace”) marks nearly 100 years since opening in 1928, highlighting how local support helped it survive demolition and reopen in 1973. Development Watch (Charlotte County): Charlotte County commissioners will hold a hearing on Buc-ee’s first Southwest Florida location, a 74,000-square-foot plan near the Peace River that has drawn flood-zone and environmental concerns. Market Reality Check: A new analysis finds many Florida buyers from 2022–2023—especially in Northeast Florida—sold at a loss after typical buying and selling costs, with St. Johns and Flagler among the hardest hit. Local Infrastructure: Cocoa Beach and Brevard County are moving ahead with a $41M sand-capping project in the Banana River Lagoon aimed at improving water quality. Banking Deal: WaFd and EverBank announced a definitive merger agreement, setting up a combined holding company structure and a new Nasdaq ticker.

Lagoon Cleanup Funding: Cocoa Beach is moving ahead with a $41M sand-capping project in the Banana River Lagoon near its golf course, aiming to cover nutrient-rich muck with clean sand to improve water quality and reduce oxygen-killing decay. Housing Development: Palm Bay approved an amendment to expand Lennar’s Emerald Lakes West Phase II, adding 11 single-family lots and boosting the phase to 2,192 units, with a planned town center featuring hotels, multifamily, and a lagoon amenity. Healthcare Real Estate: Hernando County cleared the way for a new Spring Hill health center anchored by a $5M gift from the Morsani family, with a 99-year lease for a county site and a plan for primary care, behavioral health, nutrition, and a pharmacy. Fair Housing: GayRealEstate.com reports 59% of LGBTQ+ respondents faced discrimination during a real estate journey, underscoring the need for buyers to understand fair housing protections before purchasing. Construction Disruption Watch: St. Petersburg’s Northeast High football program is still sidelined from its home field after leaks and mold issues shut down parts of the stadium project, with the district pointing to ongoing repairs and inspections. Luxury Market Signals: Orlando agents say the metro is split—well-priced homes still move fast, while parts of the short-term rental market are cooling and price reductions are rising.

Condo Fight in Orlando: More than 65 homeowners at The Residences at Villa Medici are suing their HOA over a special assessment of $5,000 to $10,000 per unit, after a judge halted collections, citing improper notice under Florida condo law. Affordable Housing Push: Orlando’s Pine Hills is set to get 96 new affordable apartments with on-site case management, plus health and job-training services, supported by city permitting help and county funding. HOA/Community Watch: A Jacksonville educator’s nonprofit housing program for young adults is at risk after a failed roof replacement left the property declared a total loss. Workers’ Comp Fraud Crackdown: Florida authorities charged seven people in a $100 million scheme that used shell companies to underreport payroll and defraud insurers, while paying workers in cash. Luxury Market Spotlight: A $24.995M Boca Raton waterfront mansion is listed with an AI-driven smart-home system controlling lighting, shades, climate, security and more. Private Island Reality Check: New reporting highlights how Florida Keys private-island dreams can collide with long-running property-rights and environmental permitting battles. Central Florida Pricing Pressure: A four-county analysis finds 1,345 listings with price cuts, with over half of reduced homes sitting on the market past 60 days. Space Coast History: Cape Canaveral’s Launch Complex 34 is revisited as a key Apollo-era site, tying Florida real estate-adjacent development to the region’s legacy infrastructure.

Central Florida Housing Market: A four-county Stellar MLS check finds 1,345 active listings with price cuts across Orange, Seminole, Volusia and Lake, with the average reduction at 3.07% and 708 of those homes (52.60%) sitting on the market more than 60 days—suggesting sellers are getting more motivated. Affordable Apartments: Orlando’s Pine Hills is set to gain 96 affordable units, plus health care, employment training and on-site case management, with local officials waiving impact fees and recommending trust-fund support. Local Development Watch: Wilton Manors approved redevelopment of the Shoppes at Wilton Manors for an 89-unit mixed-use project, replacing an older commercial building and adding new commercial space. Luxury & Financing: Miami Beach’s Monroe Hotel secured $75.1M in mid-construction financing for its $125.5M transformation into an 89-key luxury boutique property. Commercial Real Estate: Ares Management bought two fully leased Miami-Dade warehouses for $108.7M, including a Target hub in Hialeah and a LaserShip facility in Sweetwater. Construction/Property Basics: A guide warns homeowners that sheds, fences and other features can still violate zoning or permitting rules even if they’ve been there for years.

Local Planning & Sports Tourism: Sebring residents urged City Council to keep practice soccer fields at Max Long Recreational Complex, warning proposed upgrades could convert fields into parking and add synthetic turf that they say increases injuries and hurts athlete careers. Theme Parks & Real Estate Spillover: A Disney+ documentary, “Disney Worldbuilders,” spotlights filmmakers behind theme-park projects, while separate reporting flags major Disney World hotel changes for 2027 that could reshape near-term demand for Orlando lodging. Housing & Affordability: Realtor.com data shows Tampa and Orlando among metros where listing prices per square foot fell year-over-year, pointing to a broader cooling after pandemic-era spikes. Property Taxes: St. Petersburg kept its millage rate unchanged, but rising taxable values could still raise bills—an affordability pressure point for homeowners. Development Watch (FSU): Florida State’s Northwest Campus Project is underway with $365M financing secured, including new housing, dining, and parking. Safety & Neighborhood Impact: A fatal pedestrian crash on U.S. 41 in North Fort Myers is renewing concerns about fast traffic and risky crossings. Boating Lifestyle Data: New Florida Fish and Wildlife records highlight Collier County’s more concentrated marina and slip capacity versus Lee’s more dispersed footprint. Surveillance & Local Policy: Flock license-plate camera opposition continues to spread, with more communities rejecting or suspending programs.

Local Housing & Taxes: St. Petersburg kept its property tax millage steady at 6.4525, but rising taxable values could still mean higher bills for owners. Affordable Housing Funding: A new Open the Books review says HUD’s decade of affordable housing spending didn’t slow home-price growth, with Florida among states showing big “affordability gaps.” Campus Construction: Florida State’s $365M Northwest Housing & Dining project is underway, with $284.4M for housing and new dining and parking planned. Healthcare Development: UF Health is exploring a new freestanding ER/urgent care on a former gas station site in Jacksonville’s Mandarin area, near competing clinics. Retail & Growth: Ross is adding a second store at Orlando’s I-Drive Value Center, betting on heavy tourist shopping traffic. Infrastructure & Policy: DeFlock reports 153 U.S. communities have rejected or paused automated license plate readers, up sharply from earlier this year. Tourism & Hospitality: Disney World is signaling major hotel changes for 2027 as refurbishments and closures continue across the resort.

Community Association Law: Attorneys answer how HOA boards should handle disruptive owners during meetings, balancing order with fair process. Local Housing & Revitalization: Gainesville is set to receive a $25M HUD CHOICE Neighborhoods grant to replace aging public housing with energy-efficient, mixed-income developments and revitalize the East University Avenue corridor. Market Watch (Broward): Broward home sales rose for a fifth straight month in July, with single-family transactions up and luxury pricing showing strength, while condo sales lagged amid limited FHA approval. Development & Land Use: Melbourne developers bought 53 acres near Melbourne Orlando International Airport for an 8,000-seat soccer stadium and mixed-use entertainment district, targeting an opening around 2028. Infrastructure Disruptions: FDOT schedules nighttime signalization work at S.R. 17 and North Lake Avenue in Avon Park, with intermittent lane closures and sidewalk shifts. HOA/Neighborhood Tensions: A Navarre Beach boardwalk plan is drawing backlash from residents worried about impacts to a largely undeveloped shoreline.

Luxury Market Watch: Redfin reports luxury home prices in metro Tampa jumped 15.4% year over year, with Miami and West Palm Beach also leading the nation in luxury gains. Housing Affordability & Displacement: St. Johns County eviction filings hit 718 in 2025, the highest in at least seven years, as housing costs keep outpacing local incomes. Local Development: Jacksonville’s Regency Square Mall redevelopment is moving forward with demolition and stormwater work tied to new outparcels, including a Raising Cane’s. Commercial Real Estate Growth: Space Coast Pro Soccer closed on a 53.8-acre Melbourne site for a future USL stadium and mixed-use district, targeting play in 2028. Construction & Infrastructure: Lee County is buying the old Olsen Marine property on San Carlos Island for $1.7 million to support drainage, flood and road improvements. Real Estate Crime: A West Miami-Dade man was arrested over an alleged scheme to exploit an elderly woman and obtain a 50% stake in her home. Aviation/Business Expansion: VSE Corp. acquired Auburn’s Atech Turbine Components, expanding aviation repair capacity tied to Pratt & Whitney Canada. Policy & Governance: DeSantis appointed members to the Florida Concrete Masonry Education Council.

Coastal Property Rights: A long-running fight over beach access in Florida’s Panhandle is pushing lawmakers toward a constitutional amendment, as residents warn the patchwork of private signs and public sand rules could spread. Local Governance: Cape Coral is moving ahead with boardwalk upgrades at Yellow Fever Creek Preserve, using a Tourist Development Council grant to expand public access and environmental education. Housing & Affordability: Miami’s Alexis Calatayud is pitching affordability as her top issue, citing a $300M down-payment assistance program that helped 561 families buy first homes. Immigration & Higher Ed: Florida’s Board of Governors voted to bar undocumented students from the state’s public universities starting 2027-28. Tech, Surveillance & Politics: Flock AI camera opposition is heating up in campaigns nationwide, with Florida Senate candidates also taking aim at the surveillance network. Growth Milestone: North Port confirmed it has reached 100,000 residents, citing UF population estimates. Real Estate Deals: The Mega Group closed a $3.26M sale of a 12-unit apartment building in Salem, highlighting continued multifamily investment activity.

Central Florida Housing Staleness: A new four-county look at Orange, Seminole, Volusia and Lake finds 4,651 homes listed over 90 days, with 77.92% already seeing price cuts—most sellers are still waiting despite reductions. Space Coast Permitting: Space Florida has applied for stormwater permits for a future commercial aerospace facility at Kennedy Space Center, covering preliminary site work across 217 acres and requiring environmental mitigation for protected species. Luxury Development Watch: The Pendry Tampa and Pendry Residences on the Riverwalk is 75% sold, with a topping-off planned for Oct. 9 and an expected 2027 opening for the 38-story hotel-condo project. Miami-Dade Redevelopment Financing: Commissioners approved a $149M tax district for the Sunset Place redevelopment, creating the Downtown SoMi Community Development District to fund major infrastructure like a $49M parking structure. Data Center Backlash Politics: Florida Democratic nominee David Jolly says polls show broad opposition to AI data centers and vows a one-year moratorium if elected, as national pushback grows. Local Real Estate Costs: A guide on selling in Sun City 55+ communities highlights that resale fees and update costs can hit far harder than buyers expect. Human Impact Story: Former NFL cornerback Alphonso Smith Jr., 40, died in Florida after a troubling final social media message, underscoring the need for mental health support.

Short-Term Rental Rules: Hillsborough County approved new regulations for short-term vacation rentals in unincorporated areas, including a required county registration, a $200 annual fee, an on-call contact person, and a $50 “no-show” inspection fee—effective Jan. 1, 2027, with about 3,000 properties potentially affected. Multifamily Development: Sebring issued a building permit for the first phase of Central Park Apartments at 1390 Spinks Lane—an initial two-story, 16-unit building—with the broader project planned as a larger apartment community. Condo EV Charging Law: A Florida legal explainer breaks down when condo associations can’t block EV charging installations in assigned parking areas, and what conditions owners must meet (like separate metering and cost responsibility). Water & Growth Infrastructure: Groveland is moving ahead with reclaimed-water pressure upgrades, including a $1.8M new well and about a $4M pumping system upgrade, to handle peak-demand shortfalls. Community Facilities: Port Charlotte’s new Port Charlotte Beach recreation center is progressing after Hurricane Ian, with construction underway and an estimated December completion. Housing & Mental Health: Former NFL cornerback Alphonso Smith Jr., 40, was reported to have died by suicide in Florida shortly after a distressing Facebook post—an emotional reminder of the need for support and crisis resources.