Miami-Dade's Live Local pipeline: 11,992 units, 356-day waits

Miami-Dade County publishes the one document that settles whether the Live Local Act is actually moving housing through its own zoning counter, and almost nobody reads it as data. Every figure below comes from the county’s Live Local Development List, last updated July 7, 2026, which we pulled and tabulated on July 27.

The list carries 27 applications totaling 11,992 residential units. Of those, 5,861 units, or 48.9 percent, are flagged affordable or workforce. Fourteen applications have cleared plan review, accounting for 8,323 units. Thirteen are still under review, holding 3,669 units.

Why it matters

The statute’s selling point is administrative approval, meaning no hearing and no commission vote. The county’s own dates say that is not the same as fast. Across the 14 completed cases, the median elapsed time from application to plan review complete is 356 days. The fastest took 99 days. The slowest took 1,117. The oldest file still pending had been open 403 days as of the county’s July 7 update.

The numbers

Concentration is the headline for anyone site-hunting. Commission District 2, in northeast unincorporated Miami-Dade, holds 7 of the 27 applications and 5,250 units, or 43.8 percent of the entire county pipeline. Districts 7, 6, and 3 follow at 1,421, 1,271, and 1,039 units. Five of the 13 districts have a single application, and two have none.

One application distorts everything. A2024000071, filed July 2024 in District 2 and completed in July 2025, is 4,040 units on its own, 33.7 percent of the county total. Strip it out and the median Live Local project here is roughly 300 units.

Filing volume tripled in 2025, to 11 applications from 3 in 2024. Five have been filed in 2026 through June 25, an essentially flat run rate rather than an acceleration.

What’s next

The read for a developer testing this on a county-jurisdiction site: the pathway is real and it is being granted, but budget a year of carry, not a quarter, and expect the schedule to hold at roughly half your units as affordable or workforce. Note also that this list covers filings with the county. Municipalities inside Miami-Dade, including Miami Beach, run separate Live Local queues that this table does not touch.