Swezy's $24.3M Princeton Manor runs on his own GC license

A Miami-Dade building permit issued July 23 at 13830 SW 250th Street carries a job value of $24,316,800. It looks like a new $24 million apartment filing in south Miami-Dade. It is not. Permit 2026060264 is a subpermit under master permit 2026019194, which the county issued on January 9, and the master’s value repeats on every line beneath it. Princeton Manor has been under construction for months.

Why it matters

The owner on the permit is Princeton Manor LLC. The contractor is R S Construction of Dade Inc. Those read as two arm’s-length parties until you pull the license. Florida DBPR lists CGC040308 as qualified by Lewis Vincent Swezy at 7735 NW 146 Street #306 in Miami Lakes. That is the same address the Property Appraiser carries as the mailing address for 22 Princeton LLC, the record owner of the land, and it is the address of Centennial Management, the affordable housing firm Swezy founded. A $24.3 million general contract never reached the open market, because the developer holds the license.

For contractors chasing work in the South Florida market below Kendall, that is the honest shape of the opportunity. The dominant builder of affordable product in south Dade is vertically integrated. The bid list does not start at the GC tier. It starts at the trades.

The numbers

Folio 30-6927-000-0040 is a 4.19-acre tract still coded vacant commercial land, sitting in unincorporated Miami-Dade with a Homestead mailing zip, not inside the city. The permit covers 128,035 square feet of apartments under use code 520, five units or more, residential. That is about $190 a foot of declared job value, which for garden-scale affordable rental is a number worth filing away. Modis Architects is architect of record. The application went in on April 11, 2025 and the master permit issued January 9, 2026, so 273 days of county review before a shovel moved.

What’s next

Track the trade permits, not the headline. Becai Electric pulled electrical February 10 and Y&T Plumbing followed February 12. Z Roofing and Waterproofing took a flat roof permit June 22, and I&M Corporation, doing business as Best Air Solutions, pulled mechanical July 20. Roofing and HVAC inside eight weeks of each other puts this job at dry-in and moving into interiors. No certificate of completion is recorded against any of the seven permits at the folio.