CREI Holdings Files Li'l Abner IV, 250 Units Near Sweetwater

CREI Holdings has filed plans for Li’l Abner IV, an eight-story, 250-unit workforce and affordable building at 11033 NW 2nd Terrace, on a 5.2-acre site the Miami-based developer describes as part of its Li’l Abner initiative advancing in Sweetwater, according to Florida YIMBY.

Why it matters

This is the fourth phase CREI has filed on a site that once held a mobile home park now fully demolished, and it is the first to use the Live Local Act’s density and height incentives rather than the local zoning process the developer used for phases I through III. For a mid-size South Florida developer, that shift is the story: Live Local lets CREI add a fourth building without going back through the same commission approval its 316-unit Li’l Abner III needed in 2022. The project’s unit mix, 150 workforce apartments and 100 affordable units, tracks Miami-Dade’s own definitions, workforce housing for households earning 60 to 140 percent of area median income and affordable housing for households up to 120 percent of AMI, a wider band than a single fixed percentage.

The numbers

Phase IV rises eight stories with 288 parking spaces and a pool among the amenities, on a footprint next to CREI’s earlier Li’l Abner buildings. Those prior phases show the pipeline’s real scale: Li’l Abner I opened in 2013 with 87 units, Li’l Abner II completed in April 2023 with 244 units, and Li’l Abner III was approved at 316 units in November 2022 before its unit count grew to 328 when CREI closed a $67 million Centennial Bank construction loan in March 2024, targeting completion in the second quarter of 2026. Miami-Dade County’s area median income stood at $87,200 as of 2025, the figure against which both the workforce and affordable bands in phase IV are set. Combined, the four phases are what CREI has described as approaching 1,000 units on a single Miami corridor.

What’s next

CREI has not yet secured financing or a construction timeline for Li’l Abner IV, and the filing under the Live Local Act still needs to clear Miami-Dade’s review before it advances. With Li’l Abner III due to deliver next year, watch for CREI to sequence phase IV’s construction start behind it, the pattern it has followed across the first three buildings on this site.