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MEMORANDUM
Office of Monroe County Land Authority
TO: Board of County Commissioners
FROM: Cynthia Guerra, MPA, CFM
Executive Director
DATE: September 30, 2025
SUBJECT: Monroe County Land Authority & County Monthly Acquisition/Disposition Report ending Î
September 30, 2025*
*Certain programs may not be reporting as of this date because of the way their revenues are
collected
MONTHLY ACTIVITY REPORT
The Monroe County Land Authority (MCLA) receives recurring revenue for property acquisitions from two
primary sources. Pursuant to section 380.0685, Florida Statutes, the Land Authority receives a park surcharge
on admission and overnight occupancy at state parks within the unincorporated area of Monroe County and
pursuant to section 125.0108, Florida Statutes, and sections 23-178 and 23-179, Monroe County Code, the Land
Authority receives a 50% share of the 1% tourist impact tax charged on lodging in the Keys.
In addition to these recurring revenues, the Land Authority has received land acquisition grants from the State of
Florida and the US Army Corps of Engineers in the past.
Beginning in FY22, MCLA successfully worked with the Florida Department of Environmental Protection
(FDEP) to allow MCLA to pre-acquire lands within Florida Forever and then resell the parcels to the State of
Florida. The chart demonstrates the ÐrevenueÑ MCLA is receiving as FDEP purchases the land from MCLA.
The goal was for MCLA to sell $5 Million of land per year to FDEP, based on the Stewardship Bill.
Unfortunately, FDEP is now in the process of discontinuing this pre-acquisition system due to a budget reduction.
FDEPÓs legislative appropriation for Florida Forever acquisitions was reduced from $100 million in Fiscal Year
2025 to $18 million in Fiscal Year 2026. On June 24, 2025, FDEP notified MCLA that all Florida Forever funding
is now obligated and there will be no funding available for the State to purchase pre-acquired land from MCLA
until the Legislature appropriates additional funds. The Land Authority will continue to make purchases within
Florida Forever areas and will pursue reinstating the partnership as soon as additional State funding is made
available. More detail on the partnership with FDEP is explained further in the report.
The following chart demonstrates the previous 11 years of park surcharge and tourist impact tax revenue for the
MCLA with the addition of the FDEP resales.
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The MCLA manages or partners in a variety of land acquisition and management programs. This report includes
fiscal year-to-date progress for Land Authority activities which may include the following programs:
MCLA Acquisitions/Dispositions
o City of Marathon
o Village of Islamorada
Density Reduction Acquisition Program
Less Than Fee Acquisition Program
Administrative Relief Program
Code Compliance Foreclosure Properties Reuse
Affordable Housing
Tourism-Based Sector Employee Housing Program
Community Development Block Grant Î Disaster Recovery (CDBG-DR) Voluntary Home Buyout
Program
Florida Forever Program
Density Reduction Resale Program
Conservation Land Stewardship Program
MCLA Acquisitions / Dispositions Contact: Mark Rosch 305-295-5180
The following table summarizes all acquisition projects where MCLA has acquired or assisted in the acquisition
of real property interests since MCLAÓs first acquisition in Fiscal Year 1988 through Fiscal Year 2024.
The following budget outlook table demonstrates land the MCLA is currently working on acquiring or selling
September 1, 2025, through September 30, 2025:
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$5,000,000
s
and state acquisitionsfuture sales to DEP under contract,and state acquisitions
FY 25 Florida Forever / Stewardship Acquisition GoalFY 25 State Expenditures to date$1,045,998FY 25 Goal Balance based on State Acquisition$3,954,002FY 25 Goal Balance based on Revenue
to date,$1,273,600FY 25 Goal Balance based on Revenue to date,$1,073,600
State of Florida Acquisition
$0$0
$19,000$69,000$60,000$28,000$42,000$60,000$28,000$28,000$28,000$28,000$14,000$14,000$14,000$14,000$25,000$19,000$49,000
$200,000$906,300$120,000
$200,000$250,000$110,000
($123,598)($123,598)($174,061)
$2,240,000$2,680,402$1,925,300
$3,293,248$2,995,590
($2,240,000)
($2,240,000)
a
The Landings at Sugarloaf Key MCLA Resol 03-2024Fried/Harris Ocean Park EstatesBCD of the Keys/Anglers Park($174,061)Roberts Estate/KinerchaWalker Estate/Big Torch Key AcreageLorenz,
et al./SandsGonzalez/ThompsonsBryan Estate/Palm VillaKovacMurano/Niles Channel SubdivisionDewitt/CrainsCrow / CrainsHager Estate / CrainsBordenGarcia/Sunset BayCromartie/CrainsNotgrass/CrainsMachado
Martinez/Sunset BayCano/Sunset BayVan Arsdel-Moore / CrainsMG FL Development, LLC / CrainsWeitzel/CrainsRivero/Sunset CoveNorth American Land Corp./North Sugarloaf Acres Section 2Anders/Port
Pine Heights 2nd Addition Estimated Sale Price
FY 25 Budget for ConstructionFY 25 Expenditures to dateFY 25 Constuction EncumbrancesFY 25 Potential BalanceFY 25 ROGO Reserve FL Keys ACSC FY 25 Expenditures to dateFY 25 Encumbered/Under
contractFY 25 Revenue to dateFY 25 Future Sales to DEP under ContractFY 25 Est. Future Sales to DEP NOT under Contract*HFHLK Dorn Road/Rainbow Beach*Luong/Palm Villa********************
Outside Key West - ConstructionOutside Key West - ROGO Reserve FundOutside Key West - MCLA Pre-Acquired: Sale to State of Florid
$0$0$0
($29,221)($15,203)($61,368)($29,221)($29,229)($29,221)($26,166)($15,203)($44,227)($16,336)($29,397)($15,336)($15,336)($15,203)($20,345)($50,517)
$500,000$500,000
$145,647
($137,523)
($121,761)($482,416)($112,611)($163,111)
$2,558,043$9,975,167
($8,170,457)($2,000,000)($8,000,000)($8,000,000)
($5,274,804)
$18,728,500$15,732,386
Budget Outlook as of 9/30/25
C
(45 or 54 new units) Poinciana MCLA Resol 01-2025 & 35-2025 (45 or 54 new units) Poinciana MCLA Resol 01-2025 & 35-2025
Sturrup/Bahia Mar EstatesBordenGarcia/Sunset BayMachadoMartinez/Sunset BayCromartie/CrainsRivero/Sunset CoveWeitzel/Crains
KWHABahama Villiage Lofts MCLA Resol 03-2025($6,170,457)KWHAFL Keys ACSCrawdaddy, Inc./Bahia Mar Estates (Lots 10 & 11)($277,473)Ansell/Southern Pines$49,496Scott/Hibiscus Park($253,548)Easter/Sands$
49,496Bromley/Sands($41,253)Ansell/Crains$19,496KeysBlock&StuccoCorp/Sands($238,373)Atkinson/Sugarloaf Key Acreage$599,496Hussey/Big Pine Key Acreage$1,045,998Hernandez-Lopez/Ramrod
Shores Marina Section($106,404)ShepherdHillHolt/Summerland Ests Re-Sub No. 2$14,496Bo-Jo, Inc/Largo Hi-Lands($392,648)Ronning/Ramrod Shores 1st Addition$18,496Rodriguez/Sugarloaf Key($159,678)Smith/
The Ladies Acre 1st Addition$24,496Crawdaddy, Inc./Bahia Mar Estates (Lots 8 & 9)($279,186)Borders/Pine Crest$37,49630919 Edward Rd, LLC/Darios($455,106)Novacek/Summerland Estates Re-sub
No. 2$114,496Fried/Tavernier, Key Largo($243,548)Ramirez/Summerland Key Properties$83,496Quehl/Cudjoe Acres($76,242)Marino/Summerland Key Properties$59,496ShereManach/Ramrod Key Acreage($202,377)Cra
wdaddy, Inc./Bahia Mar Estates (Lots 10 & 11)$274,496Roberts Estate/Kinercha($202,115)MarshallJostock/Bay Haven Section 3$44,496Pettit/Eden Pines Colony Third Addition($56,617)Rose/Crains$33,496Seabu
rn/Cahill Pines & Palms($102,348)CatesReynolds/Cudjoe Key Acreage$239,496Walker Estate/Big Torch Key Acreage($916,738)Tropical Isles, Inc./Long Beach Estates$276,487Gonzalez/Thompsons($70,419)Rodrigu
ez/Sugarloaf Key$155,496Pabotoy/Pamela Villa($137,736)Quehl/Cudjoe Acres$72,496Ward/Indian Mound Estates($117,300)ShereManach/Ramrod Key Acreage$199,496HFHLKDorn Road/Rainbow Beach($17,895)Crawdaddy,
Inc./Bahia Mar Estates (Lots 8 & 9)$274,496Beever/Cahill Pines and Palms($102,348)Bromley/Sands$39,496KovacMurano/Niles Channel Subdivision($61,376)Little Torch Key 3 LLC/Windward Beach
Estates($1,046)Baginski/Sands($268,923)Dewitt/CrainsAsselstine/CrainsHager Estate/CrainsLorenz, et al./SandsBryan Estate/Palm VillaCrow / CrainsParadise Point Estates, Inc./Paradise
PointNotgrass/CrainsCano/Sunset BayVan Arsdel-Moore/CrainsMG FL Development, LLC/CrainsNorth American Land Corp./North Sugarloaf Acres Section 2Anders/Port Pine Heights 2nd AdditionOrtiz/Bowen's
Addition to Riviera Village
FY 25 Expenditures to dateFY 25 Encumbered by MCLA ResolFY 25 Potential BalanceFY 25 Budget for ConstructionFY 25 Construction Expenditures to dateFY 25 Construction EncumbrancesFY 25
Potential BalanceFY 25 Budget for general acquisitionsFY 25 Expenditures to dateFY 25 Encumbered/Under contractFY 25 ContingencyFY 25 End of Year Cash
FY 25 Budget for general acquisitionsFY 25 Potential Balance
Inside Key West - General AcquisitionsInside Key West - Construction
Outside Key West - General AcquisitionsFY 25 Potential BalanceGeneral Reserves
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MCLA Acquisitions Î City of Marathon Contact: Cynthia Guerra 305-295-5180
The City of Marathon adopted Resolution 2016-48 requesting the purchase of 432 parcels as conservation land.
Most of these parcels are inside the Florida Forever project boundary. The City has agreed to manage any of the
parcels MCLA acquires that are not ultimately conveyed to the State of Florida. To assist in the acquisition
process, the City has provided habitat, density, and Transfer of Development Rights information for the 432
parcels. On December 12, 2023, the Marathon City Council approved an Interlocal Agreement between the City
and MCLA to allow the City to contribute funds toward MCLA purchases if the price is above appraised value
or to allow the City to fully fund the purchase if the City is acquiring the property and MCLAÓs staff is acting as
the CityÓs agent. The MCLA Governing Board approved the agreement on December 13, 2023. In FY 24, MCLA
purchased 6 parcels of conservation land in Marathon. Of these acquisitions, 5 parcels were inside the Florida
Forever project in Marathon, so MCLA resold those parcels to the State. The remaining parcel was outside
Florida Forever, so MCLA conveyed that parcel to the City. To date for FY 25, MCLA has purchased 15 parcels
of conservation land in Marathon.
MCLA Acquisitions Î Village of Islamorada Contact: Cynthia Guerra 305-295-5180
The Village of Islamorada passed Resolution 23-02-11 which requested the purchase of 68 parcels within the
Village of Islamorada, wholly within the Florida Forever list. Islamorada has agreed to maintain any purchase
made by the MCLA within the Village of Islamorada if MCLA purchases them and the State of Florida does not
purchase them after they are pre-acquired. The resolution also provides acreage, assessed values, zoning,
development rights, and habitat information useful to appraisers. Islamorada also passed Resolution 23-07-59
adding additional land to their acquisition priorities. On December 12, 2023, Islamorada Council reviewed a
proposed Interlocal Agreement between Islamorada and MCLA to allow them to fund purchases over and above
appraised value or outright purchases, with Land Authority staff acting as agents. The MCLA Governing Board
approved the agreement on December 13, 2023.Land Authority staff worked on several purchases with
Islamorada in FY 24, but there were no acquisitions. To date, no parcels have been acquired in the Village of
Islamorada in FY 25. In early 2025, Village staff conducted outreach to vacant property owners, and MCLA is
working with the Village on that effort.
Density Reduction Acquisition Program Contact: Paunece Scull 305-295-5180
The Density Reduction Program goal is to purchase lands that do not consist of significant habitat for the purpose
of retiring the associated density (Transferable Development Rights or TDRs).
Since 2016 through the end of FY 24, the BOCC purchased 27 density reduction properties at a cost of $2,032,721.
FY 25 Progress: As of September 30, 2025, the BOCC has purchased 2 density reduction properties at a cost of
$812,045. Additionally, the BOCC has received 1 density reduction property as a transfer from the Land
Authority.
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Less Than Fee Acquisition Program Contact: Paunece Scull 305-295-5180
The Less than Fee ProgramÓs goal is to purchase Development Rights from owners of lots zoned IS, IS-M and
URM adjacent to the sellerÓs primary residence. Property owners can continue to use the land for accessory, non-
habitable space structures permitted by county land use regulations, such as a pool, open yard, or garage.
Since 2018 through September 30, 2025, the County acquired 104 Less than Fee Development Rights from 104
lots and spent a total of $5,438,631.
Less Than Fee Acquisitions by Year
Number of Lots
Fiscal Year
40
2019
33
2020
2
2021
In response to the pandemic, LTF
activities were suspended in April 2020,
and authorized to resume in October
2021.
3
2022
5
2023
21
2024
0
2025
Total: 104
FY 2025 Progress: Funds for FY 2025 are limited. As of September 30, 2025, there have been:
0 contracts signed by Sellers,
0 contracts approved by the Board, and
0 contracts closed.
ROGO Administrative Relief Program Contact: Mark Rosch 305-295-5180
Monroe County has a ROGO administrative relief program. Applicants who have been unsuccessful in obtaining
a ROGO allocation after competing in the ROGO system for four years may apply to the County for administrative
relief. Prior to processing an Administrative Relief purchase, County staff ask MCLA staff whether the site is a
priority purchase. If MCLA responds affirmatively, then County staff request the BOCC to review the
administrative relief application and if the BOCC determines the appropriate form of administrative relief is a
purchase offer, MCLA offers to purchase the property. Acquisitions of this type are funded from the ROGO
Reserve Fund in the MCLA budget. Applicants who decline MCLAÓs purchase offer may remain in the ROGO
system and continue to compete for an allocation.
In FY 24 the BOCC referred a total of 5 properties (with requests for 6 allocations) to MCLA for purchase offers.
Of this total, 2 properties were purchased by MCLA, 2 properties are currently under contract for purchase, and
1 applicant (1 property with a request for 2 allocations) declined MCLAÓs purchase offer. To date for FY25 the
BOCC has not referred any ROGO administrative relief properties to MCLA for purchase.
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Code Compliance Foreclosure Properties Reuse Contact: Cynthia Guerra 305-295-5180
The Monroe County Code Compliance Department forecloses on long-term code liens through a process
designated by the County Commission. After foreclosure, the land may be suitable for multiple uses within
County Departments or may also be useful for conservation purposes or density reduction. It could also be eligible
for the resale program. Because the Land Authority manages several of these programs on behalf of the County,
the County Commission agreed through interlocal agreement to have the Land Authority coordinate the review
and use of these sites. To date for FY 25, the County has acquired 3 parcels of conservation land through Code
Compliance actions. One of these parcels was acquired through foreclosure auction and two of the parcels were
acquired through a settlement agreement. These parcels were be added to the CountyÓs Conservation Lands
Inventory for management as conservation land in perpetuity. Also in September, the Land Authority assisted
the county in closing permits associated with a code case on a parcel located on Little Torch Key that was acquired
in 2022 at foreclosure auction and is intended for use as workforce housing.
Affordable Housing Contact: Cynthia Guerra 305-295-5180
Key West
Peary Court Î MCLA assisted in this project by providing $12.5 million to maintain affordable housing. In
2022, KWHA provided a report indicating that some of the units did not meet the MCLA affordability criteria
because the family income exceeded the maximum allowed income. MCLA staff, working with legal counsel,
wrote a memorandum to Key West staff explaining the non-compliance issue and wrote a letter to the owner
notifying him of the 4 non-compliant units explaining that the leases of those 4 units should not be renewed unless
the families occupying the units meet the income requirements found in the Statues. MCLA staff met with Peary
Court owners and their attorney, and they proposed a revision to the deed restriction that would allow them to use
three new code provisions the City of Key West adopted into their most recent Land Development Code, since
the original deed restrictions were put in place in 2016. MCLA staff requested the property owners seek a
resolution of support from the City of Key West Commission related to this request, prior to it being brought to
the MCLA Governing Board. Key West staff have indicated they expect this to be reviewed by the Key West
Commission, but it hasnÓt happened to date.
In summary, generally, the proposed changes allow: income would be qualified by counting individual income
(in the case of roommates), with a caveat that the grand total of all income must still be below the Land Authority
maximum income of 160% of area median; units would be rented to Monroe County residents (either already as
residents or those moving into the County for work) as evidenced by driverÓs license, voter registration, and an
employer verification as opposed to proving 70% of income is earned through employment within Monroe
County; and units would be rented to income qualified workers within Monroe but allow them to remain tenants
if they retire or become disabled. On December 4, 2023, Key House Housing Authority issued a memo that Peary
Court is in compliance with the 2016 deed restrictions. MCLA is still awaiting information from the City as to
whether they want to amend the deed restrictions.
KWHA Poinciana Housing Project (aka Poinciana Plaza 45-54 units) Î The Key West Housing Authority
(KWHA) is developing between 45 and 54 new units at Poinciana Plaza in the City of Key West. The number of
units depends on variances for setbacks or other required approvals. The City of Key West requested $10,000,000
through Resolution 24-137 of construction funding from the Land Authority Key West fund. The Advisory
Committee voted to recommend approval for the project in September 2024 and the Governing Board approved
Resolution 01-2025 authorizing the funding on October 16, 2024.
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The Governing Board approved an amendment to Resolution 01-2025 at the August Governing Board Meeting
to correct some erroneous language related to the lenderÓs loan commitment letter which will allow for the first
$2,000,000 disbursement. With the approved new Resolution 33-2025 in place, MCLA was able to disburse
$2,000,000 in September 2025. KWHA has received and provided to the MCLA a written loan commitment
from a lender for the loan amount and a proforma showing the entire project cost, certified by a licensed design
engineer or architect, which was required prior to the first disbursement. KWHA also executed the Land Use
Restriction Agreement (LURA) restricting use of the subject property to affordable housing in accordance with
section 380.0666(3)(a), Florida Statutes in perpetuity. And the LURA which was recorded.
MCLA will disburse the remaining $8,000,000 when KWHA provides MCLA with written confirmation from
the City of Key West indicating permits are ready for issuance for between 45 and 54 new units. This funding is
in the Land AuthorityÓs FY26 approved budget.
KW Poinciana Plaza (Poinciana Housing Complex-Permanent Homeless Housing aka Continuum of Care)
Î The City of Key West through their Continuum of Care partner is developing a 20-bedroom, affordable rental
project with a common area and kitchen for every 4 bedrooms, at Poinciana Plaza in the City of Key West. They
requested $2,800,000 of funding from the Land Authority Key West fund. The City of Key West adopted
Resolution 24-137 requesting $2,800,000 for construction funding, which will be disbursed to the City when the
City provides written confirmation that permits for the 20 supportive housing units, comprised of 20-bedroom
development are ready for issuance.
Upon acceptance of funds, the City shall sign and record a Land Use Restriction Agreement (LURA) restricting
use of the subject property to affordable housing in accordance with section 380.0666(3)(a), Florida Statutes in
perpetuity. The City Commission's request for $2,800,000 is within the proposed MCLA FY26 Budget, pending
funding availability. The Advisory Committee voted to recommend approval in September and the Governing
Board approved Resolution 02-2025 authorizing the funding on October 16, 2024.
KW The Lofts at Bahama Village
The City of Key West is developing 28 new units at The Lofts located at 318 Fort Street in Key West with Bahama
Village on Fort, LTD, consisting of 18 two-bedroom units and 10 three-bedroom units. Key West adopted
Resolutions requesting funding as follows:
Resolution 22-290: $4,028,250
Resolution 23-289: $ 900,000
Resolution 24-185: $1,242,207
$6,170,457
Each unit will be subsidized based on unit type and income level as follows:
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INDIVIDUAL SUBSIDY AMOUNT PER UNIT TYPE
Initial Maximum
Subsidy Non-Subsidized
# of
Purchase Income Level Purchase Bedroom Size Total Subsidy
Units Investment/Unit Cost/Unit
Price/Unit Price/Unit
2 $80,578.00 $80,578.00 $161,156.00 Very-Low 60% 0.75 x AMI* 2-Bedroom $161,156
1 $89,484.00 $89,485.00 $178,969.00 Very-Low 60% 0.75 x AMI* 3-Bedroom $89,485
7 $161,156.00 $107,438.00 $268,594.00 Low 61%-80% 1.5 x AMI* 2-Bedroom $752,066
4 $178,969.00 $119,312.00 $298,281.00 Low 61%-80% 1.5 x AMI* 3-Bedroom $477,248
Median/Middle
9 $376,031.00 $322,313.00 $698,344.00 3.5 x AMI* 2-Bedroom $2,900,817
81%-140%
Median/Middle
5 $417,594.00 $357,937.00 $775,531.00 3.5 x AMI* 3-Bedroom $1,789,685
81%-140%
TOTAL $6,170,457
The Advisory Committee voted to recommend approval in September, 2024, and the Governing Board approved
Resolution 03-2025 authorizing the funding on October 16, 2024. Conditions to release the funds per Resolution
03-2025 required the City of Key West to provide the recorded Declaration of Condominium and also execute
and record the property Land Use Restriction Agreement (LURA) restricting use of the subject property to
affordable housing in accordance with section 380.0666(3)(a), Florida Statutes in perpetuity. In September 2025,
those conditions were met and the funds were disbursed to the City of Key West. Individual units are deed
restricted in perpetuity at income limits less than 160% of Area Median Income and will each have their own
LURA. Key West may deed restrict the units further, based on the income levels they wish to serve as shown
above in the table. Subsidy amounts are assumable by a future purchaser of a condominium unit, upon proof of
income eligibility.
Monroe County
Scattered Sites/MC Employee Housing Î BOCC funded $1 Million for construction in FY23 to build 4 housing
units. On 1/18/23, MCLA Governing Board approved conveyance of 4 lots on Big Pine Key: (RE# 00300180-
000100, 190 Sands Road; RE# 00300180-000200, 180 Sands Road; RE# 00300180-001700, 170 Sands Road;
and RE# 00300180-001800, 160 Sands Road) to the County and 1 ROGO exemption from Suarez property to
Monroe County for use in this program. County planning staff submitted a minor conditional use application to
transfer the market rate ROGO exemptions from their current location to the 4 lots on Big Pine referenced above.
This application was heard by the Development Review Committee on March 28, 2023. The ROGO exemptions
were transferred to the Sands Road lots, the lots have been conveyed to the County and are awaiting a plan for
funding the residential development.
The Landings at Sugarloaf Î A development firm acquired the parcel for development of a large housing
development. The neighborhood objected and was able to settle with the developer on development of a project
subject to a Settlement Agreement. MCLA was solicited to assist and it was determined that construction funding
was an appropriate option to support the project, rather than the more typical land purchase and lease, because
the land is encumbered by the settlement agreement that would create unwanted liabilities for the County and
Land Authority.
On January 31, 2024, the BOCC approved Resolution 037-2024 nominating the project for construction funding
and the Governing Board approved Resolution 03-2024 for up to $2,240,000 in construction funding for 56
affordable housing units. The Governing Board also approved hiring Hana Eskra to assist in review of the
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development proforma and First Housing Development Corporation to conduct a Subsidy Layering Report.
Approval of the proforma and the report will be required for the Land Authority to get Governing Board approval
of a final determined amount of construction funding needed. The BOCC approved Resolution 114-2025 on
February 19, 2025 which extended the reservation of 56 affordable housing ROGO allocations (55 low income
and 1 moderate income) until December 31, 2025.
The Land Authority received a proforma and a Subsidy Layering Report from the underwriter First Housing
Development Corporation. Along with the proforma, the developer included a request to increase financial
support from $2,240,000 to $6,720,000. The Land AuthorityÓs consultant professional on workforce and
affordable housing reviewed the Subsidy Layering Report and the proforma, and based on this information, the
consultant concurred the increased loan amount requested is justified to support the development of the affordable
housing units at Sugarloaf Landings. The Governing Board approved Resolution 34-2025 on August 20,2025 for
the additional funding. The Land Authority will encumber $3,460,000 in FY26, and encumber $3,260,000 in
FY27 pending availability of FY27 funds, for a total of $6,720,000 in a zero interest, 50-year construction funding
loan for the project. The FY27 encumbrance may be moved to future years depending on fund availability.
Habitat for Humanity (Cudjoe Shores 4 plex, Lower Keys) Î MCLA provided a $400,000 loan to Habitat for
them to purchase a site to construct 4 affordable housing units. Habitat has selected families for the homes and
received Certificate of Occupancy #1145178 on November 20, 2024. Habitat conveyed the property to Monroe
County and has entered into a 99-year lease subject to a Land Use Restriction Agreement ensures compliance
with affordable housing requirements. With the transfer of the land to the County, execution of the lease, and
receipt of the Certificate of Occupancy, Habitat for Humanity has completed all the requirements to be released
from the mortgage. The Satisfaction of Mortgage was completed on November 4, 2023. Families were able to
enjoy the 2024 holiday season in their new homes. This project is completed.
Habitat for Humanity (Lower Keys) (Conch Republic 4 sites) Î MCLA purchased 4 sites for $468,000 with 4
ROGO exemptions and conveyed them to the County. These sites were approved on the 12/13/23 BOCC agenda
to lease to Habitat. Habitat has purchased 4 modular homes. Site preparation for the modular homes has either
begun or will begin before June. Families have been selected for all of the sites, which include:
Site 6: RE # 00308490-000000; 31530 Avenue D, (corner of 5th Street and Avenue D); bay side of Big
Pine Key near MM 31; Block 22, Lot 11, Big Pine Cove (PB 3-131). Site preparation began in July and
the new owners are projected to be in residence in November.
Site 7: RE #00300250-000000; 30936 Nathalie Street; bayside of Big Pine Key, MM 31; Block 3, Lot 5,
Sam-N-Joe Subdivision (PB 3-76). Site preparation began in March and the new owners should be in
residence in September.
Site 9: RE #00222830-000000; 28269 Julia Avenue; MM 28, bay side of Little Torch Key; Block 1, Lot
8, Amended Plat of Ladies Acre. County building permit issued 12/9/24 and the modular is onsite. The
new owners should be in residence in September.
Site 10: RE #00222830-000100; 28249 Julia Avenue; MM 28, bay side of Little Torch Key; Block 1, Lot
9, Amended Plat of Ladies Acre. County building permit issued 10/21/24 and the modular is onsite. The
new owners should be in residence in September.
The following sites were also acquired by MCLA and then conveyed to BOCC for Habitat development. Site
ular homes has begun or will begin before July. Families have been selected for all of
preparation for the mod
these sites, which were on the 12/13/23 BOCC agenda to lease to Habitat:
RE# 00305070-000000, 31142 Avenue F, bayside of Big Pine Key near mile marker 31, Lot 13, Block
36, Sands Subd. (PB 1-65). County building permit issued 9/13/24 and the modular is onsite. The new
owners should be in residence in September.
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RE# 00305850-000000, 31371 Avenue F, bayside of Big Pine Key near mile marker 31, Lot 7, Block 41,
Sands Subdivision (PB 1-65). County building permit issued 8/29/24 and the modular is onsite and there
are temporary rental tenants in residence.
RE# 00305880-000000, 31372 Avenue G, bayside of Big Pine Key near mile marker 31, Lot 10, Block
41, Sands Subdivision (PB 1-65). County building permit issued 9/13/24 and the modular is onsite. The
new owners should be in residence in September.
RE# 00307000-000000; 31250 Avenue I; bay side of Big Pine Key near mile marker 31, Lot 9, Block 49,
Sands Subdivision (PB 1-65). A variance was approved and the permit was issued in July so site
preparation will begin soon.
Additional sites have been acquired by MCLA have been conveyed and leased and are programmed for permitting
and development in the coming months, including:
RE# 00300580-0000000, 252 Sands Rd, bayside of Big Pine Key near mile marker 31, Lot 18, Block 2,
Darios Subdivision (PB3-92)
RE# 00111360-000500, 81 County Rd, bayside of Big Pine Key near mile marker 31, meets and bounds
in Section 26 Township 66 Range 29
RE# 00302940-000000, 31373 Avenue C, bayside of Big Pine Key near mile marker 31, Lot 8, Block 24,
Sands Subdivision (PB1-65)
RE# 00308540-000000, 31568 Ave D, bayside of Big Pine Key near mile marker 31, Lot 16, Block 22,
Big Pine Cove (PB1-131)
RE# 00308540-000100, 31562 Ave D, bayside of Big Pine Key near mile marker 31, Lot 15, Block 22,
Big Pine Cove (PB1-131)
RE# 00308540-000200, 31574 Ave D, bayside of Big Pine Key near mile marker 31, Lot 7, Block 22, Big
Pine Cove (PB1-131)
RE# 00300390-000000 and 00300390-000100, 30919 Edwards Rd A & B, bayside of Big Pine Key near
mile marker 31, Lot 9, Block 1, Sands Subdivision (PB3-92)
Habitat for Humanity (Middle Keys): Habitat for Humanity Middle Keys requested MCLA purchase a duplex
lot for future affordable housing development. MCLA staff obtained a contract from seller Lam and the property
purchase was on the April 17, 2024 agenda. The Marathon City Council approved Resolution 2024-45 approving
a long-term lease between the City and Habitat for Humanity of the Middle Keys for the development of 2
affordable housing units on the property. The parcel was conveyed to Marathon, and the warranty deed and LURA
were recorded on August 23, 2024. MCLA has been negotiating on additional parcel in Marathon.
Habitat for Humanity (Upper Keys): In June 2023, the Board of County Commissioners reserved 10 low
income category affordable ROGO allocations for Habitat for Humanity Upper Keys. Upper Keys Habitat then
requested MCLA purchase 10 lots for affordable housing development. In 2024, the Governing Board approved
purchases which be leased to Upper Keys Habitat to redevelop with 9 affordable housing units. MCLA will
convey sites to BOCC and then BOCC will lease to Habitat. One more parcel is being sought to complete the
inventory.
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Tourism-Based Sector Employee Housing Program Contact: Cynthia Guerra 305-295-5180
Monroe County has successfully identified $35M of surplus Tourist and Development Council (TDC) funds that
can be used to purchase or develop housing units to provide affordable housing for employees of tourism-related
businesses. The law that allows these funds to be used for this purpose require a maximum income of 120% of
the area median income. The Interlocal Agreement between Monroe County and MCLA was modified in
November 2024 to allow the MCLA to assist the County in the implementation of the program. MCLAÓs primary
role will be to assist in the acquisition of land and residential structures. MCLA is working with the County
Administrator and the Monroe County Housing Authority to identify parcels to acquire. The first two TDC
projects were approved by the Board on May 21, 2025, one on County-owned land in Marathon and another on
private land in Cudjoe. The Land Authority negotiated a purchase agreement for the Cudjoe project, which was
approved by the Board on May 21, 2025 and should close in November.
Community Development Block Grant / Disaster Recovery (CDBG-DR) Voluntary Home Buyout
Program Contact: Cynthia Guerra 305-295-5180
The Voluntary Home Buyout Program (VHBP) was created in 2020 to purchase property damaged by Hurricane
Irma using a $15 million grant from the State of Florida after Hurricane Irma, to eliminate future flood risk and
to assist vulnerable populations in low-moderate income areas. In total, 87 VHBP applications were received by
staff and the CountyÓs consultants, Tetra Tech. Of the 87 applicants, 21 eligible applicants sold their parcels to
the County through VHBP closings, and the remaining 66 either voluntarily withdrew or were deemed ineligible.
The acquisitions expended just over $12.4 million of the $15 million grant with the remaining moneys being used
for surveys, appraisals, demolition, environmental reviews, title reviews, closings and grant administration. The
grant agreement ended on June 3, 2025. Land Authority staff detailed the grant closeout at the April 2025 Board
meeting. A closeout package was submitted to the State on May 28, 2025. This grant program is complete.
Twenty-one VHBP purchase contracts were approved by BOCC. All these transactions have closed, expending
a total of $12,438,105.31 for VHBP acquisitions. The 21 transactions have retired 22.49 development rights (21
market rate ROGO Exemptions and 1.49 Transferable Development Right). All of the market rate ROGO
Exemptions available from VHBP transactions are being moved to the Administrative Relief Pool for market rate
allocations. Of the $15 million awarded, $14,654,938 was spent.
Florida Forever Program Contact: Mark Rosch 305-295-5180
The State of Florida has made substantial investments in the Florida Keys purchasing conservation land pursuant
to the Florida Forever Program. This program is administered by the Florida Department of Environmental
Protection (FDEP). The State has established three Florida Forever projects in the Keys:
¤ North Key Largo Hammocks
¤ Coupon Bight / Key Deer
¤ Florida Keys Ecosystem
As the end of ROGO approaches, the StateÓs long-standing acquisition efforts have been essential to reduce future
liability. The County and the Land Authority have advocated that FDEP should aggressively pursue land
acquisition in the Keys because over 3,500 privately-owned vacant, undeveloped parcels lie within the Florida
Forever project boundaries.
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The Land Authority has been assisting in this effort by serving as a local partner with FDEP, pursuant to a
memorandum of agreement between FDEP and the County. In this role, the Land Authority has been locating
suitable properties with willing sellers for FDEP, obtaining due diligence products for FDEP, and pre-acquiring
conservation land for resale to the State. Since July 1, 2016, with the passage of the Florida Keys Stewardship
Bill, FDEP has spent approximately $15,485,840 and retired 185.9 development rights as of September 30, 2025.
The goal has been for FDEP to spend $5 million annually on acquisition in the Florida Forever boundary.
The table below demonstrates the annual expenditures by FDEP, since passage of the Florida Keys Stewardship
Bill through September 30, 2025:
STATE FISCAL STATE PURCHASES STATE PURCHASES OF TOTAL STATE
YEAR FROM PRIVATE PRE-ACQUIRED LAND PURCHASES*
SELLERS* FROM MCLA*
2017 $0 $0 $0
2018 $709,246 $0 $709,246
2019 $2,037,381 $0 $2,037,381
2020 $1,177,841 $0 $1,177,841
2021 $695,492 $0 $695,492
2022 $89,732 $607,323 $697,055
2023 $210,828 $2,924,856 $3,135,684
2024 $0 $2,338,813 $2,338,813
2025 YTD $1,045,998 $3,648,330 $4,694,328
TOTAL $5,966,518 $9,519,322 $15,485,840
*Includes soft costs such as Appraisals, surveying, etc.
Since the goal of FDEP spending $5 million annually under the Stewardship Bill has not been achieved by the
State making direct purchases from private sellers, Land Authority and FDEP staff established a system during
2022 where MCLA pre-acquires land in Florida Forever projects for resale to the State. As of September 30,
2025, this system has successfully resulted in the State purchasing $9,519,322 of pre-acquired property from
MCLA since July 1, 2016 and $5,966,518 in direct purchases since July 1, 2016 for a total of $15,485,840. The
following demonstrates the pre-acquisitions.
MCLA/Radenhausen/Port Pine Heights 2nd Addition Î Closed $ 46,123
MCLA/Messera Selman/Cutthroat Harbor Estates Î Closed $ 561,200
MCLA/Carbonell/No Name Key Î Closed $ 103,555
MCLA/Epifano/Crains Î Closed $ 38,686
MCLA/Jattan/Sands Î Closed $ 50,752
MCLA/Koleda/Southern Pines, Kinercha, Sands - Closed $ 979,841
MCLA/Vero Atlantic 2/Crains - Closed $ 215,891
MCLA/Ackert - Closed $ 50,752
MCLA/CarawanHacker Î Closed $ 57,507
MCLA/Coto -Closed $ 20,455
MCLA/Adams Î Closed $ 19,755
MCLA/Wagner Î Closed $ 40,697
MCLA/Silva Î Closed $ 76,747
MCLA/PilafianHOPE Î Closed $ 39,561
MCLA/Morris Î Closed $ 318,065
MCLA/Alessandrini Î Closed $ 129,681
MCLA/McCullough Î Closed $ 126,326
MCLA/Garcia Î Closed $ 97,172
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MCLA/Sea Air Holdings - Closed $ 19,755
MCLA/DaCosta Î Closed $ 233,122
MCLA/Glidden Î Closed $ 51,677
MCLA/Klimeck Î Closed $ 51,677
MCLA/Knowles -Closed $ 79,322
MCLA/Valle Î Closed $ 20,505
MCLA/Gerson Î Closed $ 51,677
MCLA/Barnes Î Closed $ 51,677
MCLA/Pilafian KLP Î Closed $ 99,539
MCLA/Murphy Î Closed $ 51,677
MCLA/HFHLK Hilda Î Closed $ 16,953
MCLA/GilC Î Closed $ 85,866
MCLA/Dalsin Î Closed $ 173,038
MCLA/Suarez - Closed $ 113,052
MCLA/QuincosesRuiz - Closed $ 101,147
MCLA/HFH Rocky Rd - Closed $ 200,697
MCLA/Specht - Closed $ 60,925
MCLA/HFH Cudjoe Acres - Closed $ 81,255
MCLA/LopezRaymond - Closed $ 20,505
MCLA/HFH Kings Row - Closed $ 38,820
MCLA/GonzalezMY - Closed $ 68,973
MCLA/McSwain - Closed $ 121,697
MCLA/HFH Mad Bob Rd - Closed $ 105,485
MCLA/Nall - Closed $ 50,602
MCLA/Page - Closed $ 51,677
MCLA/GilBessonValdivia - Closed $ 68,973
MCLA/Little Î Closed $ 67,162
MCLA/Weiss - Closed $ 26,539
MCLA/Albury Î Closed $ 59,366
MCLA/Pass Î Closed $ 325,235
MCLA/Ruiz Trust - Closed $ 56,705
MCLA/Boyd Î Closed $ 20,505
MCLA/Nelson - Closed $ 203,887
MCLA/Tailored Homes, LLC Î Closed $ 56,705
MCLA/Yingst Î Closed $ 81,844
MCLA/Weinstein Î Closed $ 68,973
MCLA/Espinosa Î Closed $ 17,422
MCLA/HFHLK/Biggar Î Closed $ 345,588
MCLA/Sakowski Î Closed $ 142,041
MCLA/Ansell Southern Pines Î Closed $ 51,677
MCLA/Easter Î Closed $ 51,677
MCLA/Ansell Crains Î Closed $ 44,841
MCLA/Atkinson Î Closed $ 634,002
MCLA/ShepherdHillHolt Î Closed $ 16,497
MCLA/Ronning -Closed $ 20,505
MCLA/Smith Î Closed $ 26,864
MCLA/Borders Î Closed $ 39,936
MCLA/Novacek -Closed $ 141,857
MCLA/Ramirez Î Closed $ 85,866
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MCLA/Marino Î Closed $ 61,733
MCLA/Crawdaddy Lots 10 & 11Î Closed $ 278,874
MCLA/MarshallJostock Î Closed $ 47,800
MCLA/Rose Î Closed $ 58,919
MCLA/CatesReynolds - Closed $ 334,141
MCLA/Tropical Isles, Inc. - Closed $ 340,051
MCLA/Garcia/Gomez/Rodriguez - Closed $ 158,700
MCLA/Quehl - Closed $ 74,805
MCLA/ShereManach - Closed $ 203,221
MCLA/Crawdaddy Lots 8 & 9 Î Closed $ 278,874
MCLA/Bromley Î Closed $ 41,622
$ 9,519,322
The pre-acquisition system has been effective in increasing the pace of State closings. As of September 30, 2025,
MCLA has either purchased or has a contract to purchase the following properties that are Ðin the pipelineÑ for
ultimate resale to the State:
Roberts Estate/Kinercha
HFHLK Dorn Rd/Rainbow Beach
Luong/Palm Villa
Walker Estate/Big Torch Key
Lorenz/Sands
Gonzalez/Thompsons
Bryan/Pam Villa
KovacMurano/Niles Channel
Dewitt/Crains
Crow/Crains
Hager Estate/Crains
BordenGarcia/Crains
Cromartie/Crains
Notgrass/Crains
MachadoSquitieri/Crains
Cano/Sunset Bay
Van Arsdel-Moore/Crains
MG FL Development LLC/Crains
Weitzel/Crains
Rivero/Sunset Cove
North American Land Corp/N Sugarloaf Acres
Anders/Port Pine Heights
Unfortunately, FDEP is now in the process of discontinuing this pre-acquisition system due to a budget reduction.
FDEPÓs legislative appropriation for Florida Forever acquisitions was reduced from $100 million in Fiscal Year
2025 to $18 million in Fiscal Year 2026. On June 24, 2025, FDEP notified MCLA that all Florida Forever funding
is now obligated and there will be no funding available for the State to purchase pre-acquired land from MCLA
until the Legislature appropriates additional funds. The Land Authority will continue to make purchases within
Florida Forever areas and will pursue reinstating the partnership as soon as additional State funding is made
available.
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Density Reduction Resale Program Contact: Paunece Scull 305-295-5180
The Monroe County Land Authority manages the CountyÓs density reduction efforts. When buildable lots are
acquired under the Density Reduction Program, they may be resold to homeowners of contiguous properties or
to Property Owner Associations, without the ability of the purchaser to ask for a Rate of Growth Ordinance
(ROGO) allocation to build a residential unit with all density stripped from the land.
The County Commission adopted an ordinance establishing a ÐResale ProgramÑ on January 21, 2022.
Duck Key
To date, 12 parcels have been resold on Duck Key. They were originally acquired for $940,853 with development
rights. The County successfully resold them without development rights for $486,992, an average of $40,583 per
Transferrable Development Right (TDR).
Tropical Bay Estates
Following the ordinance, the BOCC adopted a resolution authorizing the resale of 9 lots in Tropical Bay Estates
under this program. Of the 9 lots, staff only received bids on 2 lots. These lots were originally acquired for $95,051
with development rights. Both bids were approved by the BOCC on May 18, 2022, and closed in June and July
2022 for a total of $60,100, an average of $30,050 per Transferrable Development Right (TDR).
Conservation Land Stewardship Program Contact: Beth Bergh 305-289-6313
The Monroe County Conservation Land Stewardship Program manages conservation properties owned by the
Monroe County Land Authority as well as those conservation properties owned by the Board of County
Commissioners (like lots dedicated to the County for conservation). Additionally, the program manages state-
owned conservation properties where the County is the designated land manager, via lease agreements. Currently,
the Land Stewardship staff manages approximately 3,924 County parcels (MCLA & BOCC combined) and 734
state-owned parcels.
Management activities on the conservation properties include invasive exotic plant removal, habitat restoration,
native planting projects, cleanup of solid waste, and hazard tree trimming.
The following table shows updated land management statistics for the month of April 2025:
# of
# of
Acreage Acreage of # of State-
BOCC MCLA
MONTH YEAR of BOCC MCLA owned parcels
Parcels
Parcels
parcels Parcels managed
Managed Managed
April 2025 1,184 683 2,740 1,063 734
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