Part 1 in a series of county budget coverage stories
By the time Miami-Dade commissioners wrapped up their first budget hearing at 4:33 a.m. Friday, the only people left in the chambers were the diehards. And a very tired staff who must have had a lot of cafecito.
But most of the 240 speakers during a five-hour public comment marathon had already made their point loud and clear: stop cutting the groups that hold this community together and the services that help the most vulnerable survive.
It was a chorus. From arts advocates to eviction defense lawyers, from domestic violence shelters to drug treatment programs, speaker after speaker begged the county to restore the dollars slashed from the hundreds of nonprofit Community-Based Organizations (CBOs) that teach kids to read, help the disabled get to the doctor, or give families one last chance before losing their homes.
Mayor Daniella Levine Cava, who had been walking back parts of her proposal since July, tried to sweeten the bitter pill early in the night, announcing that she had closed the $402 million gap with some “carryover funds” and reserves and walking back some of her more unpopular proposals. No more parking fees at county parks. No increase in the gas tax. The county would keep paying for air rescue services so it doesn’t come out of the fire district’s budget. This year, anyway (more on that later).
Read related: Mayor Daniella Levine Cava wants Fire District to pay for air rescue helicopters
“The voices of our residents shaped this process, and you guided us to where we are today,” Levine Cava said, trying her best to sound like everybody’s abuela. Sweet, but stern at the same time. “We heard you loud and clear.”
Actually, she counted votes, not voices. La Alcaldesa didn’t have the votes to pass the budget without removing the hike to the gas tax and restoring some of the non-profit monies to the CBOs. Not that it would be enough. Representatives from some organizations said that only 100% restoration of their grants would be acceptable. They sounded a little entitled. But you might be pissed too, if you took the time to go downtown, paid $20 for parking, and waited to speak for a whole 60 seconds just to see distracted commissioners on their phones and whispering to each other.
It was a 12-hour meeting so the snacks are expected. But some of the audience said later they felt invisible.
Levine Cava sounded very defensive throughout the meeting. Maybe she is sick of being attacked over a budget that is just as much the commission’s fault as her own. There is enough blame to go around. At one point Levine Cava even suggested that the commissioners give their discretionary funds — which total in the millions and usually go to pet projects and payback gifts — to the general fund to plug the rest of the holes.
Like that’s gonna happen. Commissioner Eileen Higgins was repeatedly very vocal about how gracious and generous she was for giving her district’s school red light camera money back to the general fund. All $17,000 of it! She dared her colleagues to do the same. Some of those districts have more schools so they have millions. But nobody took her up on it.
Read related: Miami-Dade County commission set for budget showdown, hearing Thursday
Commissioner Roberto Gonzalez ate up an hour and 10 minutes grilling practically every department director on very specific details about line items. Some of the questions were valid — How many positions do we need for “public engagment” and PR? How many functions overlap? But they also seem to be things he should have asked before the public hearing. Oh, wait… but then he couldn’t use it for an Instagram reel. Or maybe he was showing off for his brother in the audience.
Ditto for the surprise twist near the end when Commissioner Oliver Gilbert — who misses the protagonist role of chair — went on and on about how the county shouldn’t be paying for The Underline (more on that later).
Transit was a big issue, drawing several speakers to blast the commission for proposing increased rates for buses and Metrorail, increasing fees for specialized transportation services to the disabled and cancelling Metro Connect, which would save $11 million (more on all that later). A few speakers also urged the county to divest from Israel bonds (more on that later).
And trash fees were increased by a little less than 1%. That almost failed, with commissioners Danielle Cohen Higgins, René “Call Me Senator” Garcia, Gonzalez, Natalie Milian Orbis and chairman Anthony Rodriguez voting no. (A lot more on trash and garbage later).
Rodriguez said the budget had “come a long way” and patted himself on the back for keeping taxes low. Easy to say when you don’t need MetroConnect to get to your third job, or the grocery store.
But plenty of pain remains in the $12.9 billion budget.
Commissioner Marleine Bastien said it had not come far enough for the people of District 2, which she said has been neglected for too long. “Every year, the budget provides the opportunity to correct those wrongs. Every year, I see that we do not,” Bastien said, citing specifically road resurfacing and storm water drainage improvements that are needed, but not funded.
“You have chosen for decades to underfund communities like mine, and I see that this budget continues this trend,” Bastien told her colleagues. “Enough is enough.”
Read related: Facing $400M budget shortfall, Miami-Dade cuts senior meals, lifeguards, more
Commissioner Milian Orbis, who was appointed to replace Kevin Cabrera — who must be thrilled to have missed this meeting as the new ambassador to Panama — was also upset about cuts in her district, saying that the Ludlam Trail funding had not been restored and asked for it to be put back in time for the second hearing Sept. 18.
Taking notes the whole time, Commissioner Raquel Regalado — who made it very clear she is ready to be the next county mayor — will have had another appropriations committee meeting to tackle more line items. Regalado, who forced a budget workshop at her committee meeting last month, worked hand in hand with Levine Cava to present the new “change memo” budget with the reduced reductions.
“None of it was done lightly and none of it was easy,” Regalado said, speaking around 1 a.m. like an accountant wired on Pilón. She promised to keep hunting for loose change in the couch cushions.
“I’m going to keep looking for more,” she said, referring to efficiencies to find — or projects and expenses to put off for another year. And she agreed with Gilbert about the budget being an every day thing. “We literally change our budget every time we sit on this dais.
“At the end of the day, it’s just a ledger. It’s not magic. It’s math,” she said.
Commission Vice Chair Kionne McGhee, the champion of the non-profits, held the gavel for a while, and offered a kinder, gentler and more encouraging master of ceremonies than King Rodriguez.
“I’m proud of you,” he told more than one speaker, thanking them. At one point, he told the crowd to hush because a woman was speaking. “Beth is about to land this plane. However… Beth needs respects.” He later asked a guy named Samuel if he was nervous. “Don’t be. Ready? Let’s do it.”
Was he pandering a little bit? Yeah. Does it still feel good after the chancletazos we get from A-Rod? Right again.
At some point in the meeting, both McGhee and Gilbert recused themselves because of their association with non-profits. But if everyone who served on a non-profit recused themselves, there’d never be a quorum for the budget vote. And maybe that’s why the CBO grants should not be handled like gifts in what’s become a cottage industry (more on that later).
Read related: Shady charity with political ties gets $450K from Miami-Dade Commission
There was also a little spat between Levine Cava and Commissioner Rene “Call Me Senator” Garcia. , who said she was “a little misleading the way you’re crafting this budget.” He said the public trust had been eroded by the consent change of numbers and the lack of direct answers on figures like the ones he asked for on budgeted unfilled positions. If the positions are unfilled for six months or longer, he reasoned, why can’t those salaries be put back into the general fund pot?
“It’s not an increase here. It’s not an increase there,” Garcia said. “It’s aggregate. And people are hurting.
“We need to shrink the size of government. We don’t have a revenue problem. We have an expenditure problem.”
La Alcaldesa was not shy about pushing back and said it was “not accurate” to say there were not cuts being made. More than 375 positions — including some lifeguards — had been eliminated or disappeared through attrition. The remaining open funded positions — which change on a regular basis as employees in a 31,000-person organization come and go — are needed to keep services at current levels and to keep overtime costs down.
“There are also positions in the commission budget that are vacant and you should look at those as well,” DLC told the chair.
Boom!
At one point it seemed like she almost got up from her seat to confront him. But the daggers her eyes were enough to make Garcia, realizing he sorta looked like a bully, apologize.
Read related: Buyer’s remorse: Kionne McGhee wants refund on $46M to FIFA World Cup
Meanwhile, what is there still money for? Miami-Dade is handing out $46 million in services and subsidies to FIFA for the World Cup parties. Gilbert said this was an “obligation” the county entered into when we lured the games here. But that does not seem as important an obligation as air rescue services, or feeding abuelitos, or providing more domestic violence beds (more on that later). And the Sheriff’s Office is being made whole to the tune of  more than $1 billion while slicing eviction defense funds from $2 million to $1 million. This after the mayor herself promised back in April to increase the eviction project to $3 million. Oops.
By the end of the night, Levine Cava admitted many of her fixes were “unsustainable” — and projected shortfalls don’t get prettier.
Round Two is set for next Thursday, Sept. 18, at the Stephen P. Clark Center, 111 NW First Street. It can also be seen online at the city’s website and on YouTube. If last week’s first hearing was any indication, y’all better pack a pillow.
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We already know that Miami-Dade Commission Vice Chairman Kionne L. McGhee is not happy about the mayor’s proposed $12.9 billion 2025-26 budget of service cuts and fee hikes — especially not when the county’s most vulnerable residents are going to pay the price. Especially when the nonprofits brace for extinction while the county still has $46 million earmarked for FIFA World Cup subsidies.
McGhee has already called for the county to claw back the $46 million committed to FIFA World Cup related activities in light of a $402 million budget shortfall that could cause a slash in spending that includes $40 in grants for non-profits.
On Tuesday, McGhee announced an urgent community meeting on the purposed cuts to community organizations, which are a lifeline that fills the gaps the county services can’t get to. What we can call a crisis roundtable will begin at 9:30 a.m. Friday, Aug. 8 at Kristi House, 1265 NW 12th Ave., where McGhee aims to bring together leaders from some of the nonprofits whose funding was cut in Mayor Daniella Levine Cava’s austerity plan.
Read related: Facing $400M budget shortfall, Miami-Dade cuts senior meals, lifeguards, more
That budget, as Ladra has already told you, tries to plug a $402 million hole with a nasty combo of service cuts and fee hikes meant to keep property tax rates flat (which still means a small increase due to rising property values). It slashes funding to arts groups, park programs, senior meals and services — and about $40 million in grants for community-based organizations that provide everything from mental health treatment to trauma care for abused children.
And McGhee has had enough.
“Miami-Dade’s nonprofit organizations provide life-saving, transformational services to thousands of residents every single day,” McGhee said in a statement. “I intend to ensure their voices are heard and that we work together to preserve the critical support systems that hold our community together.”
Read related: Buyer’s remorse: Kionne McGhee wants refund on $46M to FIFA World Cup
The commissioner chose Kristi House, a nonprofit that has become a municipal darling in the fight against child abuse and sexual violence, because he wants to emphasize how deep the cuts will hurt. The organization will nearly half a million dollars short because of the county’s budget cuts. Kristi House CEO Amanda Altman didn’t mince words at the public budget town hall Wednesday in Arcola Lakes.
“What am I supposed to tell the 354 children Kristi House will have to turn away this year because the county decided they weren’t worth fighting for,” she asked Levine Cava, according to to a story by the Miami Herald (Doug Hanks has been to all the town halls).
Kristi House
“These proposed cuts threaten to dismantle services that children and families depend on,” Altman said in a statement released by McGhee’s office, which then included, “We’re incredibly grateful to Vice Chairman McGhee for shining a spotlight on this urgent crisis.”
There it is. McGhee isn’t termed out until 2028, but he has been making a lot of public statements lately and it seems he is trying to position himself as a Democrat candidate for Congress or state senate.
But, also, he’s not wrong. This is a crisis that will have untold consequences. And while the mayor defends her cuts and fee hikes at her budget town halls, this week, those meetings have focused more on blaming the constitutional offices than finding a solution.
Like maybe not giving FIFA boosters $46 million.
And while Chairman Anthony Rodriguez is busy fluffing pillows for the DOGE squad and touting “efficiency” and “transparency,” McGhee is fighting for the people who actually need government support. Rodriguez wants to cut budget fat — McGhee wants to stop cutting flesh and bone.
Read related: Anthony Rodriguez rolls out red carpet for state DOGE, calls it ‘collaboration’
If the county can find $46 million for FIFA, it can find $3 million to keep families in their homes. If it can fund fan zones and broadcast infrastructure, it can fund trauma counseling and summer lunches.
This isn’t just a budget crisis. It’s a moral one.
Help Ladra stay on top of the Miami-Dade budget issues, as we head into the public hearings in September, with a contribution to Political Cortadito. Thank you for your support.
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‘Miami-Dade’s soul is not for sale,’ commissioner says
Faced with a $402 million shortfall and serious cuts to county services and programs, Miami-Dade Commissioner Kionne McGhee wants to take back the $46 million that has been approved in cash incentives and in-kind services to FIFA World Cup for the activities surrounding the matches that will be here in 2026.
McGhee has asked the administration to halt any World Cup funding to pre-empt what he called “devastating budget cuts” — including senior meals, child nutrition programs, and even rape kit testing services — in Mayor Daniella Levine Cava‘s proposed 2025-26 budget.
“This is not fiscal responsibility — it is moral failure. Entertainment cannot come before humanity,” McGhee said.
He was one of the commissioners who voted for the expenditure of $21 million in cash and $25 million in in-kind services like police and fire rescue. But now, he’s got buyer’s remorse.
Read related: Miami-Dade could cut back services, give millions to FIFA for World Cup
“I was proud to support bringing the World Cup to Miami-Dade, believing it would showcase our world-class community and drive economic growth,” McGhee said in a statement. “But the Mayor’s proposed budget, which guts critical nonprofits and our county’s Community Action Agency, changes everything.
“When our residents are facing the loss of programs that keep communities alive, safe, and dignified, spending millions on FIFA stadiums and events becomes indefensible. I can no longer support it.”
McGhee cited severe recent cuts to:

Senior support services (meals, transportation, healthcare)
Summer lunch programs for food-insecure children
Trauma counseling and mental health resources
Testing of backlogged rape kits for survivors
Cultural arts grants sustaining local artists and educators
Non-profits providing direct aid to vulnerable families

Meanwhile, there are $46 million earmarked for FIFA “while seniors lose meal deliveries, children go hungry without summer lunches, rape kits gather dust untested, and trauma survivors are turned away from counseling,” McGhee said.
Read related: Facing $400M budget shortfall, Miami-Dade cuts senior meals, lifeguards, more
The FIFA allocation was sponsored by Commissioner Oliver Gilbert, whose district includes Miami Gardens, home to the Hard Rock Stadium that will host seven matches, including a quarter-final and the third-place game, between June 15 and July 18, 2026. 
Lobbyist Rodney Barreto, whose firm represents the Dolphins and who serves as co-chair of the World Cup hosting committee, told The Miami Herald that economic boost from the events will more than make up for it. “The hotel tax revenue produced will be more than enough to justify the item,” Barreto said.
But that was before international visitors started canceling their travel plans because of the aggressive U.S. anti-immigration movements and rhetoric. And les mauvaises langues, or las malas lenguas across the pond, are saying that FIFA is seriously considering moving the U.S. matches to Canada or Mexico, which are also hosting games, simply to avoid the entry visa nightmare and potential detention of players, staff and fans.
McGhee is serious about his demands. He doesn’t just want the immediate suspension of all funding for World-Cup related activities or projects, he wants the full $46 million refunded and he wants the unspent dollars redirected to restore grants for non-profits.
One more small thing: McGhee also wants a public audit of World Cup expenditures to date to “ensure swift return of taxpayer funds.”
“Until the Mayor’s proposed budget fully restores the $46 million to the organizations saving lives in our neighborhoods — not stadiums — I will oppose every dime spent on FIFA. Miami-Dade’s soul is not for sale.
“We choose communities over stadiums, people over spectacle, and compassion over glamour.”
He will have to get at least seven other commissioners to go along if he wants to reverse the vote. And only three voted against the subsidy already: Commissioners Marleine Bastien, Juan Carlos Bermudez and Roberto Gonzalez, who also voted against the flat tax rate proposed with the millage. But that vote for the FIFA allocation was in May, so it was before the budget cuts were announce.
Maybe someone else will have some post-decision dissonance with the gift.
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There’s a new battle potentially brewing between residents and the county government over a possible new waste facility — and, no, its not the will-they-or-won’t-they incinerator to replace the one that burned down in Doral.
A storage company with a 5-acre property in West Kendall wants county approval of a zoning change to build a waste transfer station off Southwest 136th Street and 127th Avenue — and residents nearby are, predictably, up in arms. They hope that, because the site is less than two miles from Miami Executive Airport (formerly Kendall Tamiami Airport), the federal government’s regulations will stop it.
But that didn’t work so well for the Miami residents who were against Miami Freedom Park, the mega real estate complex which is just a soccer kick from Miami International Airport (even though the issues are different). So they are organizing and trying to fight the proposal.
Read related: As Miami-Dade stalls again on incinerator, state legislators take it on
Secure Storage of Miami, Inc., owned by Jorge Pernas and Delfin Pernas, according to Florida Division of Corporation records, has a zoning application at the county to change the zoning from IU-C (industrial conditional) to IU-3 (industrial unlimited), which would apparently allow for the waste holding facility near several residential communities and next to an existing railway for trains to ship the garbage to landfills in the north. Miami-Dade has been increasingly shipping our solid waste in trains and will do so for the foreseeable future as the commission decides where and how — and even if — to rebuild the waste-to-energy incinerator destroyed in a fire more than two years ago.
Secure Storage purchased the West Kendall property in 1980 for $125,000. Today, the property — which looks like it is being used as a storage lot for trucks and construction or industrial equipment — has an assessed value of $464,000 and a market value of $1.4 million.
That would likely go up a lot if the property’s zoning is changed.
The proposal went before the county’s Community Council 11 on March 24 and was unanimously denied. But the property owner has appealed that decision, and the application is going through the county’s Regulatory and Economic Resources Department for review. It could end up back before the community council — it was denied without prejudice — or in front of the county commission for an appeal of their decision.
The letter of intent sent to the county by the applicant’s attorney in January does not state what they plan to do with the property if the zoning change is approved. Seems sneaky. Because a report on a “cursory review” by the Miami-Dade Aviation Department, dated April 14, says the intent rather clearly.
“While there are no plans associated with the zoning hearing request, according to RER’s Staff Report to Community Council No. 11, the applicant is seeking a zone change to IU-3 in order to operate a solid waste transfer facility, with the transfer being conducted to rail cars for outbound transportation,” Ammad Riaz, chief of aviation planning, wrote to RER Development Services Assistant Director Eric Silva.
Riaz also said that property is within the airport’s “critical approach zone” and the applicant needs a determination from the Federal Aviation Administration, which can take up to four months. He also said that one of the prohibited uses is “landfills…and any associated uses that attract or sustain birds and bird movements.”
That’s one of the worries residents have, as well. “These type of facilities attract birds and can cause plane accidents,” said Julio Forte, who lives in nearby Venezia Lakes. “Think of the catastrophe we could have on the ground.”
It’s not that far-fetched, considering all the aircraft accidents that there have been lately.
“This site will bring a foul smell, health hazards, and will lower our property values as no one will want to live near a waste station,” Forte said. Other residents who have expressed concern live in Three Lakes, Azzura, Courts at Tuscany and Caribe at Bonita Lakes, among others.
Many have health concerns.
“The Environmental Protection Agency, the Urban Institute, the National Institute of Health, they all have studies that say these things produce chemicals that lead to respiratory problems, asthma, birth defects, heavy metal poisoning,” Forte told Political Cortadito. “This is a well-established community and we’ve been here for over 20 years. Nobody moved here to have a dump site next door and be exposed to all those things.”
Forte, who also says there are 18 schools within a five mile radius, says it is more egregious than the rebuilding the incinerator in Doral — which has gotten major resistance — because that was there before the nearby homes were built and bought. “But we were here first,” said Forte, who has taken to social media to get his neighbors to help him “prevent this project from being built.”
So has Maria Teresa Acevedo, the owner at Pacheco International Realty and a resident of the Three Lakes neighborhood. She is worried about the potential contamination of Three Lakes and the endangerment of local wildlife. Zoo Miami is also nearby, she said. And there will also be increased noise, pollution, industrial activity, heavy truck traffic and road safety issues on streets that are not designed for industrial use.
“This site was never part of the original proposal and was suddenly introduced, leaving residents uninformed and out of the decision-making process,” Acevedo said. She and Forte have urged their neighbors to write emails to Miami-Dade Commissioners Kionne McGhee, whose district the property is in, Roberto Gonzalez, whose district includes the airport, and Raquel Regalado, who has constituents who live nearby.
Forte said the only way the neighbors learned about it was because someone saw a sign leaning over on the corner of 127th. “Nobody in the surrounding community knew about it.”
Lack of notice and outreach to residents was the main reason the community council denied the zoning change request, said Cristhian Mancera, chairman of the Community Council No. 11. “There was no time to study the impact,” Mancera said. “We were unanimous against it because of the concerns from the community. So they can meet with residents.
“These people bought their homes, some for $500,000, and now they’re going to have a garbage warehouse there?”
He said the applicant’s multiple attorneys promised a fence and air fresheners to mitigate the stench — really? How many rearview mirror hanging Christmas trees would they need for that? — but seemed to act as if the council didn’t matter and the zoning change was a foregone conclusion.
“There was no commitment to listen or pay attention to the community,” Mancera told Political Cortadito. “Their answer was, ‘Why meet with those folks?’”‘
Read related: Op Ed by KFHA’s Michael Rosenberg: ‘Kendall Talk!’ makes Kendall strong
The denial has given the community time to organize.
Three out of every four people who attended the Kendall Talk! town hall Tuesday hosted by the Kendall Federation of Homeowner Associations earlier this month were there to hear and talk about the waste transfer station proposal, said KFHA President Michael Rosenberg. “They don’t want a garbage dump in front of their house,” he said.
Among the people in the standing-room-only crowd, was a staffer with the office of Miami-Dade Commissioner Roberto Gonzalez. He may have known this topic was going to come up. He calls the county airport in his district “my airport” on occasion. Or she could have been there to hear what people had to say about fluoride in the water.
David Gonzalez, the commissioner’s communications director, said that there had been some emails sent to the district, but that the commissioner could not talk about it with any resident because of the Jennings Rule, which prohibits ex-parte communications by electeds on quasi-judicial matters, like a zoning change.
Calls to Kionne McGhee and his chief of staff were not returned. Deputy Chief of Staff Janie Olvera told Ladra she didn’t know anything about a waste transfer station.
But commissioners will likely hear about it soon, during public comments. Forte said he and a large group of neighbors are ready to go to whatever meeting when the appeal will be heard — to fight it.
“This is just bad for everybody, all concerned,” he told Political Cortadito. “It’s criminal that they would even consider putting a site like this in the middle of a community.”

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Magnum Brickell, Quail Roost Station add 600+ units
As the White House considers major cuts to federal housing programs, like Section 8, for next year’s budget, according to the New York Times, Miami-Dade is making strides in providing more affordable units through transit-oriented developments.
Miami-Dade Mayor Daniella Levine Cava and Commissioner Kionne McGhee will celebrate the grand opening Thursday of the first phase of Quail Roost Station, a 200-unit development that brings affordable housing for seniors to Cutler Bay (in the featured photo above).
Next week, the same duo will preside over the groundbreaking of the new and improved Homestead Gardens Phase I, the first part of a new affordable housing community being developed through the conversion of an existing aging affordable complex that was built in Homestead in 1977.
This comes on the heels last week of the opening of Magnus Brickell, touted as the largest single-phase mixed-income venture in the county — at least so far. The 465-residences are available for rent at blended affordable housing, workforce housing and market-rate housing rates, and is a public-private partnership between Related Urban, the county’s housing and community development department and Miami-Dade Public Schools.
And last month, developers broke ground on the 47-acre Upland Park, a transit-oriented, mixed use project that is expected to transform the Dolphin Park-and-Ride terminal into a major multimodal transit hub. It will have more than 2,000 mid-rise and garden-style apartments, 282,000 square feet of retail and 414,000 square feet of commercial space near Doral.
“Upland Park is a prime example of how we are continuing to build a better community for all and a future-ready Miami-Dade County,” Levine Cava said last month. “Located alongside the 836 Expressway, which features a dedicated bus lane, this development will provide residents with seamless and efficient transit options, further integrating smart mobility solutions into our growing region.”
Read related: Doral seeks input on update to city transit plan, expanded trolley service
There are at least three more transit-oriented projects in the pipeline including Meridian Point at Goulds Station, which broke ground in January and will be funded with $2.6 million in surtax funds. The development offers 113 apartments in two, buildings — a seven-story, 80-unit building and a three-story 33-unit “garden building” — for families with incomes ranging from 30% to 80% of the Area Median Income (AMI). Sixty-eight units are reserved for families currently residing at the nearby Cutler Manor Apartments, which is slated for redevelopment into a mixed-income affordable community.
“These developments provide public transportation connections to employment centers, schools, arts and culture, and healthcare, making it easier for residents to access essential services and opportunities,” Levine Cava has said.
In Downtown Miami
Located in the heart of Brickell, the Magnus project, at 201 SW 10th St., is unique for workforce housing in that it features top-tier amenities such as an expansive sun deck, resort-style swimming pool, state-of-the-art fitness center, pet-friendly spaces, a podcast studio, Wi-Fi-enabled co-working spaces, and panoramic views of the iconic Brickell skyline.
All for rents starting at under $300 a month!
That’s the starting rate for some, depending on resident income, of the 93 affordable or low-income housing units that were built under the Rental Assistance Demonstration program of the U.S. Department of Housing and Urban Development, said Claudia Gonzalez, a spokesperson for Miami-Dade Commissioner Eileen Higgins, who attended the opening. “In RAD, units move to a Section 8 platform with a long-term contract that, by law, must be renewed in perpetuity,” the HUD website says. “A Use Agreement is also recorded under RAD further enforcing HUD’s long-term interest. This ensures that the units remain permanently affordable to low-income households.”
The building also has 70 workforce housing units for folks making 120% Area Medium Income (AMI) and below — so maximum salary for residents is $95,400 for one person — which seems like a lot — and $108,960 combined for two people, which sounds much more “workforce” to Ladra than $95K for one. The AMI is set yearly by US HUD and is currently at $79,400 in Miami-Dade.
Rents are listed between $2,783 and $4,720 on the realtor.com website. The marketplace rates are what allows such quality affordable housing, officials say.
“This project is about creating homes for families who need them the most,” Commissioner Higgins said in a statement. “With 93 units for very low-income residents and 70 for workforce families, we are taking a big step toward ensuring that everyone in our community, regardless of income, has access to a place they can truly call home.
“Located just steps away from transit options, Magnus Brickell connects residents to better job opportunities, healthcare, and schools. And with a new K-8 school right next door, it’s the perfect place for children and families to thrive,” said Higgins, who is running (maybe) for Miami mayor. “This is what progress looks like, and I’m excited for what’s to come.”
Read related: Miami-Dade Commissioner Eileen Higgins could join Miami Mayor’s race
She was a little too effusive of the developers: “We extend our heartfelt thanks to Related Group for being exceptional partners in this endeavor,” Higgins said in her statement. “Their dedication to getting things done is inspiring, and we look forward to continuing our work together on future projects that will further address our County’s housing needs.”
In South Miami-Dade
Quail Roost Station is a six-phase redevelopment plan alongside the Bus Rapid Transit busway parallel to U.S. 1. Approved by the county commission WHEN, it is supposed to be an example transit oriented development for seniors. It is connected via a covered walkway to the brand-new BRT station on Southwest 184th Street, one of the new 14 BRT stations along the South Dade TransitWay, where service is scheduled to start this summer. Phase one is done and phase two broke ground in August 2024 with expected completion by end of this year.
Located on approximately 2.3 or 8.5 acres on SW 184th Street, just west of U.S. 1, Quail Roost Station, at 18505 Homestead Ave., will eventually provide 200 units for seniors and their families. According to a Miami-Dade County press release, there will be 33 studios, 132 one-bedrooms, 23 two-bedrooms, 8 three-bedrooms, 3 four-bedrooms, and 1 five-bedroom apartments. The property features a community room, business center, fitness center, and on-site laundry facilities.
There may also be adult literacy classes, employment assistance, and financial management program classes will also be offered to residents on site.
All affordable housing units are set at 22% to 80% of the Area Median Income (AMI). That means that rental prices, today, would range from $737 – $2,065.
Studies have consistently shown that residents of affordable and workforce housing use public transit at a higher rate than the general population.
“With this transit-oriented community, we are not just building a structure, we’re building a future that honors our older adults,” Levine Cava said in a statement when the county broke ground last August. “Quail Roost Station will stand as a testament to our commitment to creating spaces where older adults can thrive, and where accessibility, connection, and care come together.
Miami-Dade Mayor Daniella Levine Cava and Commissioner Kionne McGhee at last year’s groundbreaking for Quail Roost Station.
“This is more than just a development. It’s a promise to support and enrich the lives of those who have laid the foundation for our community,” Levine Cava said.
McGhee, who was not an early fan of BRT, could not be reached for comment.
Read related: Kionne McGhee pulls the brakes on Miami-Dade BRT for South corridor
Miami-based Atlantic Pacific Communities has a deal to lease the site from, the county, which in 2020 approved $5 million in monies from the Documentary Stamp Surtax Program, named for the stamp of approval applied to local property transfers.
“Quail Roost Station is another signal that transit-oriented communities, which are also affordable communities, are on the rise and very much needed,” said Kenneth Naylor, president of development for Atlantic Pacific Communities, in a statement.
In the city of Homestead
Homestead Gardens Phase I apartments will consist of 162 residences at 1542 SW 4th Street, where the old Homestead Gardens (or Gardens of Homestead)  is now. Half the units are under the RAD program, which replaces existing public housing units one-for-one with Section 8 “project-based voucher units meant for returning public housing residents and qualifying residents with incomes of 30% and 50% of the AMI in Miami-Dade County. The other half will be affordable and mixed-income housing units.
This residential community, expected to open by the end of 2026, will be built with sustainable materials and systems and will be green certified. Amenities will include a community room for residents — which will have a heating kitchen — a gym, bicycle storage room, outdoor playground and community gardens. All apartments will include central air conditioning systems and washer and dryers.
What? No podcast studio?
This project is the first of three phases that Miami-Dade County and DBC Procida are working on to redevelop the 150 units of Miami-Dade County managed affordable public housing located at the existing Homestead Gardens campus. These photos show the old, outdated complex and the new, modern one.

Homestead Gardens got $2 million from county surtax funding and $2 million from the county HOME program funds. The project also includes Low-Income Housing Tax Credit equity sourced through National Equity Fund, a construction loan from Bank of America, and Freddie Mac permanent financing through Greystone.
Elsewhere in Miami-Dade
Platform 3750 is at 3750 South Dixie Highway, on 2.1 acres leased from the county near the Douglas Road Metrorail Station. Developed by Hollywood-based Cornerstone Group and its partners, it has 113 market rate and 78 affordable apartments, 222,950 square feet of retail space, and 27,500 square feet of office space. It is eight stories tall and includes a pedestrian bridge to the Metrorail station. Amenities also include a rooftop pool and an interior drop off area, an on-site Aldi and an on-site Starbuck’s. Commissioners approved giving that project $6.5 million from the county’s surtax dollars.
District 7 has added 850 affordable housing units to the inventory in the last four years, said Commissioner Raquel Regalado. Another 800 or so have been or are being rehabilitated. “We all know that it’s getting more difficult of rising land costs, rising labor costs and construction materials,” Regalado said. “But ensuring families have access to safe, stable, and affordable homes is key to strengthening our community.”

Metro Grande III Apartments, located at 2005 West Okeechobee Road, near the Okeechobee Metrorail Station in Hialeah, has 202 senior housing units, 84 workforce housing units and 3,189 square feet of retail. Cornerstone Group also leased this property from the county, which committed $2 million from the surtax monies to fund it. Miami-Dade has wanted to turn this 1.5 acres into housing for more than two decades.
These projects not only address the housing crisis in Miami-Dade, officials say, they are also offering commercial and community space that address the needs of the area’s residents.

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After he won his fake “agritourism” item — which is really a free-for-all at the Redland for food trucks and wedding parties — Miami-Dade Commissioner Kionne McGhee had an impromptu rally at County Hall with his supporters and called other constituents liars and interlopers for opposing his measure.

“Some of the things you heard on the record here, they were not true,” he tells a press room full of people wearing red t-shirts to support his measure, riling them up for a photo op. “They were making up stuff. And I’m sitting there like, ‘Wow, like, you can really make up stuff.’”

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