$3.5M Commercial Permit Pulled on Vacant Little Haiti CLT Lot

A new 19,778-square-foot commercial building is permitted at 6601 NE Miami Place in Little Haiti, with a $3.5 million declared construction value, straight off The American Developer’s permit wire. Permit BD20023346001B001 was issued September 16 to contractor Edge Construction USA Inc, according to the City of Miami Building Department’s filing on the county’s open data hub.

The lot itself carries a different history. Miami-Dade’s property appraiser record lists the owner as BHP Community Land Trust Inc, doing business as the South Florida Community Land Trust, a nonprofit that county records show planned a 13-unit affordable homeownership project called Place Louverture at this address, built around Jacmel-inspired townhomes for first-time buyers. The parcel is still coded vacant land, commercial, with a $0 building value on the 2026 assessment roll, even with a new construction permit now in hand.

Why it matters

A ground-up commercial permit on a lot a nonprofit land trust earmarked for homeownership is a live test of what actually gets built on scarce Little Haiti sites. The declared value works out to about $177 per square foot of hard cost, a real, current data point for underwriting commercial construction in the corridor. Brokers and developers pricing nearby parcels now have a fresh, verifiable comparable, not a listing estimate.

The permit’s use is filed as commercial, not the residential townhomes the land trust previously announced for the same address. That gap is the story: either the plan for this site has changed, or the classification undersells what is going up. Either way, it is worth watching closely because the land is still owned by an affordable-housing nonprofit.

The numbers

The lot is 14,819 square feet per the county’s parcel layer, with a 2026 assessed land value of $740,950 and zero assessed building value. The new permit adds a 19,778-square-foot structure for $3.5 million in declared cost, or about $177 per square foot, well below typical ground-up commercial construction costs in Miami-Dade, which often run $250 to $400 per square foot for finished space. That gap suggests the declared figure may understate eventual total cost, common on early filings before trade permits are pulled.

Edge Construction USA Inc, the contractor of record, is a Fort Lauderdale general contractor active on roughly three dozen Florida jobs by public permit count, with recent work concentrated in healthcare and medical-office buildouts across Broward and Miami-Dade.

What’s next

Watch for a City of Miami plan set or use designation clarifying whether this is a standalone commercial building or an amendment to the land trust’s homeownership plan. The American Developer will track the county’s assessment roll for when the parcel’s building value moves off zero, the clearest signal construction has started.