South Florida has implemented some of the nation’s strictest climate resiliency and environmental requirements, even as development in the area continues to boom.
For developers entering the market, local expertise is a necessity, and the quickest way to get a project off the ground is by partnering early with teams that already know the market’s intricacies, said Patrick Senne, regional director of business development at Colliers Engineering & Design.
The region’s review and approvals process, which newcomers to South Florida might find frustrating, is designed to protect assets worth billions of dollars.
“Approvals move at the speed of trust,” Senne said. “By cutting corners, developers risk not just losing time but jeopardizing an entire project.”
The South Florida market presents an extraordinary opportunity. The city has become a gateway for global capital, drawing investors not just from Latin America but also from Europe and Asia, Senne said.
“South Florida offers a killer lifestyle, cultural vibrancy and good weather,” he said. “It’s a population magnet.”
The influx of people and capital drives demand for luxury residential development, office, retail, education, healthcare and the infrastructure to support it all.
“For developers wanting to capitalize on the opportunity, collaboration with municipal staff, regulatory agencies and community groups is essential,” he said. “Having everyone aligned on a vision from Day 1 is key for seamless project execution.”
Senne will speak at Bisnow’s South Florida Construction and Development Summit in Coral Gables on Nov. 13. Bisnow caught up with him to talk about what differentiates the South Florida construction and development market and what new entrants into the market should keep in mind.
Click here to attend the summit.
Bisnow: What do you think people should know about the South Florida market?
Senne: It’s one of the fastest-evolving development markets in the country. It’s got population growth, corporate relocations and global capital inflow, and it’s multicultural. All of that taken together will continue to drive demand for South Florida real estate, including across many asset classes.
Bisnow: How has the market changed in recent years?
Senne: It has matured. Both developers and municipalities are no longer chasing volume. The focus is on quality, resiliency and long-term community integration.
Bisnow: And how does that translate in the construction and engineering world?
Senne: For a firm like ours, that means we’re not just drawing plans. We’re shaping projects to meet higher regulatory expectations, environmental challenges and heightened public scrutiny.
The market’s focus today is on creative execution and delivering on visions while staying practical about cost, timelines and approvals.
The global capital I mentioned earlier? It’s not coming here for anything other than high-end product. That’s overlaid with regulations coming out of Tallahassee, including the Live Local Act, which has to be considered for every residential project going forward, and the sweeping new water resource management rules from Florida’s Division of Water Resource Management, which will affect all new site development.
Bisnow: Where do you see the most development activity heading into 2026?
Senne: Because of the Live Local Act, I would say that would be workforce and mixed-income housing. Incentives are driving renewed interest in infill multifamily housing, particularly in Miami-Dade and Broward counties.
With our ports and airports expanding, including airport rail connections, I would expect to see a ramp-up in industrial and logistics projects. Especially along I-95 and major inland corridors, you’ll see modern industrial projects.
Folks should also expect to see more coastal defenses and stormwater improvements. And in neighborhoods like Wynwood, Little River and Doral, you’re likely to see more adaptive reuse projects.
Bisnow: What makes the South Florida market unique?
Senne: With Miami as a global capital gateway, it’s a hub for Latin America, but also Europe and, increasingly, Asia. That gives our projects a lot of international character and the region its own flair.
Bisnow: And what are its challenges?
Senne: The further south you go, the more you run into the land scarcity issue and rising costs for infill markets. There are also complex, variable permitting processes across different municipalities and clearances required by various agencies. No one should say, “I guarantee I’m going to get this permitted.”
In addition, the region has some of the highest climate resiliency requirements in the country.
Bisnow: What advice do you have for new players coming into the region?
Senne: Localize quickly. Understand where you are doing business. Get your team assembled to make sure you understand municipal development approval workflows, community dynamics and regional permitting nuances. Know that if you ignore stormwater, coastal risk and infrastructure requirements, you’re not going to survive the review. Understand that the rules are there for a reason and embrace it.
If you try to circumvent the process, it will typically be much more expensive financially, and more importantly, it will be a blow to your reputation.
Build your relationships early, whether that’s with municipalities, agencies or community stakeholders. Fast-tracking isn’t about cutting corners. It’s about smarter planning upfront to make a successful project.
One of the things I’m most proud of is the multidisciplinary team of experts we have in South Florida, which blends public sector experience and deep knowledge of municipal review with private sector insight and engineering and planning expertise.
Register here for Bisnow’s Nov. 13 event.
This article was produced in collaboration between Colliers Engineering & Design and Studio B. Bisnow news staff was not involved in the production of this content.
Studio B is Bisnow’s in-house content and design studio. To learn more about how Studio B can help your team, reach out to studio@bisnow.com.