# Crescent Heights Plans 1,030 Live Local Apartments on Biscayne in Edgewater

Published: 2026-09-23 · Updated: 2026-10-22 · Author: Jeremías Kastensmidt

_Crescent Heights' two-tower Live Local Act project at Biscayne Boulevard and NE 32nd Street now plans 1,030 apartments, 412 of them workforce units, after a September 2026 design review._

Crescent Heights is planning two apartment towers on the Edgewater block bounded by Biscayne Boulevard, NE 2nd Avenue and NE 32nd Street, using Florida's Live Local Act to build taller and denser than zoning normally allows in exchange for setting aside 40% of the units for households earning up to 120% of the area median income. The latest version, reviewed by the City of Miami's Urban Development Review Board in September 2026, has 1,030 rental units, according to Miami Today. These are apartments, not condos.

## How the plan has changed

The project has shrunk since it was first reported:

| | January 2026 (The Real Deal) | September 2026 (Miami Today) |
|---|---|---|
| Towers | 50 stories and 28 stories | 49 stories and 21 stories |
| Units | about 1,300 (780 market rate, 527 workforce) | 1,030, including 412 at up to 120% of AMI |
| Commercial space | about 99,000 sq ft | 105,011 sq ft |
| Parking | more than 1,000 spaces | 932 spaces in a podium |

Miami Today reported that the review board unanimously recommended approval with two conditions: rework the parking podium so it reads less like a garage, and plant real shade trees along Biscayne Boulevard. RSP Architects prepared the site plan. Crescent Heights also developed the NEMA Miami rental tower a few blocks south at 2900 Biscayne Boulevard.

## What Live Local means here

The Live Local Act, a 2023 Florida law, lets a developer that reserves at least 40% of a project's units as workforce housing for 30 years build without a rezoning to the highest density the city allows anywhere residential use is permitted, and to the tallest height allowed for a commercial or residential building within a mile. That is why a block that would otherwise be limited can carry a 49-story tower. For neighbors, it means large projects like this can move through review with less public discretion than a rezoning would allow.

## What it means for Edgewater condo owners

A thousand new apartments do not add condos for sale, but they do compete for tenants. For owners who rent out an Edgewater condo, a large rental tower with new amenities and a block of income-restricted units sets a reference point for what renters will pay nearby.

On the sales side, Own.Miami's {{neighborhood:edgewater}} market report, as of October 13, 2026, counts 467 condo closings in the last 12 months, up about 24% from the year before, at a median of $655,000 or $604 per square foot. With 532 condos for sale, the neighborhood carries about 14 months of supply, a buyer's market by our measure (more than nine months).

{{chart:neighborhood_ppsf edgewater}}


## Frequently asked questions

**How tall will the towers be?**

The latest plan has towers of 49 and 21 stories. The January 2026 version had 50 and 28 stories.

**Are these condos?**

No. The project is planned as rental apartments, using the Live Local Act to exceed normal height and density limits.

## Sources

- Biscayne Boulevard towers in Edgewater to add 1,030 residences: https://www.miamitodaynews.com/?p=87871

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Source: Own.Miami — https://own.miami · data as of 2026-10-22
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