Real Estate Law Unlocked

Tax structure at acquisition can determine whether a global family's U.S. real estate investment preserves value or creates avoidable exposure for years to come. Real Estate attorney Shawn Amuial joins Private Wealth Services and Tax attorneys Sean Tevel and Logan Gans to discuss how global families should structure U.S. real estate investments before closing. They stress that investors who buy first and seek tax advice later often find themselves facing costly – yet preventable – issues such as estate tax and Foreign Investment in Real Property Tax Act (FIRPTA) exposure coupled with state tax noncompliance. Proper planning, they add, turns on core facts such as residency, intended use, holding period and home jurisdiction treatment. For real estate lawyers, early coordination between transactional and tax counsel remains critical to protecting clients' assets and avoiding mistakes that are difficult to unwind.

Growth initiatives throughout California municipalities demonstrate how local housing policy can change a city's map while also running up against statewide legislation. In this episode of "Real Estate Law Unlocked," Los Angeles land use attorney Ryan Leaderman speaks with West Hollywood Mayor John Heilman about housing density, housing affordability, transit expansion and the tension between state mandates and local planning. Heilman points to West Hollywood's early rent control ordinance, inclusionary housing programs and support for affordable housing development as ways the city focused on opportunity from its founding, then explains how the upcoming K line extension and Senate Bill (SB) 79 could reconfigure where new development goes. He also describes how California's density bonus law and Housing Accountability Act introduce beneficial tools for local governments while also resulting in unintended roadblocks. This conversation highlights how local leaders manage growth while balancing competing interests.

When government offices shut down and need material or economic assistance after a natural disaster, a provision in Florida law can help developers protect project schedules. Real estate attorneys Erica Adams and Alessandria San Roman break down Florida Statute 252.363, a powerful but often overlooked tool that can assist developers when hurricanes, floods and other declared states of emergency disrupt permitting and construction. They explain what qualifies as a development order that can be extended under the statute and list the approval and permits that may be eligible, from certain building and environmental permits to buildout dates for developments of regional impact. They also point out key exclusions that can block an extension and highlight the practical mechanics of tolling and extensions, including how to calculate the paused time and how overlapping emergencies are handled. Ms. Adams and Ms. San Roman conclude by identifying common compliance pitfalls and advising developers to maintain calendar deadlines, review agency-specific requirements and file proactively to keep projects on track. ​

While Miami-Dade County development and South Florida's growing economy dominate headlines, just 40 minutes north lies another hotspot seeing a similar amount of success: Palm Beach County. In this podcast episode, Real Estate attorney Herman Lipkis sits down with Jordan Bargas, Executive Vice President of Development at Related Ross, for a forward-looking conversation on how Palm Beach is evolving from a lifestyle destination to a nationally watched growth market. After Mr. Bargas traces his path from Boca Raton to New York's Hudson Yards and back to Florida, he and Mr. Lipkis explore what "transformational development" looks like in practice: building an interconnected ecosystem of education, healthcare, mobility and entertainment that attracts employers, retains talent and propels long-term economic momentum. From investments in local schools and the Related Ross Foundation's community impact to the rise of technology and innovation hubs to the buzz around next-generation transportation such as air taxis, this episode offers an insightful lens not only on the forces reshaping West Palm Beach, but also the next wave of opportunity across Palm Beach County real estate.

What happens when one of South Florida's most seasoned developers looks past the skyline and sees the next wave of opportunity? Attorney Mamie Joeveer and CEO of Sunbeam Properties, Sunbeam Development and Sunbeam Television Andy Ansin dive into the exciting projects reshaping Broward County and greater Miami, highlighting the rise of mixed-use lifestyle destinations in Miramar and a major waterfront transformation in North Bay Village. Mr. Ansin also describes the market realities of land scarcity, affordability and transportation, as well as the growing influence of schools on where families and companies choose to put down roots. With decades of experience across Florida and Indiana, Mr. Ansin provides a grounded but forward-looking view of where the region is headed, why experience-driven development is winning and how smart real estate strategy can help define the future of South Florida communities.

When a handful of healthcare deals begins driving public policy, the ripple effects can reshape entire industries, including real estate. Real Estate attorney Jeffrey Calk and Healthcare Transactions attorney John Saran explore the fast-growing wave of state and federal legislation focusing on healthcare mergers and acquisitions (M&A) and drawing hospitals, physician groups, real estate investment trusts (REITs) and private equity investors into a far more complex regulatory regime. They share their experiences advising clients in this ever-changing field that blends healthcare and real estate, including how concerns about hospital consolidations, distressed health systems and sale-leaseback transactions have triggered a patchwork of proposed or enacted reporting rules, transaction approval requirements, deal moratoriums and financial safeguards. The conversation presents sharp, practical insights into why these regulatory and legislative development matter and how investors, providers and operators should respond to avoid being caught off guard.

The 2026 FIFA World Cup is coming to Miami, and the implications will reach far beyond the stadium. Partner Isabel Diaz and Associate Alexa Duarte sit down with Alina Hudak, president and CEO of the FIFA World Cup 2026 Miami Host Committee to explore what it takes to deliver seven matches and more than 30 days of citywide activation. Ms. Hudak breaks down the projected billion-dollar economic impact, describes the process of building the foundation to highlight the city during this monumental event and explains how global exposure can translate into real estate demand, investment and long-term growth across South Florida.

The U.S. Supreme Court is set to revisit constitutional questions surrounding property tax forfeitures in Pung v. Isabella County, the latest state and local tax (SALT) case on its docket. In this episode of "Real Estate Law Unlocked," Partners Alexander Lycoyannis and Jennifer Karpchuk examine the background of the case and share their perspectives on how the justices may view the arguments from both parties. To frame the issues at stake, Ms. Karpchuk reviews the high court's 2023 decision in Tyler v. Hennepin County, which involved a similar fact pattern: A government entity seized a home over unpaid taxes, sold the property to satisfy the debt and retained the surplus proceeds. The court ruled unanimously for the property owner on her Fifth Amendment takings claim but did not address the Eighth Amendment excessive fines question, as the takings remedy fully addressed her harm. As Ms. Karpchuk explains, the ruling in Pung v. Isabella County could reshape property tax forfeiture law nationwide. Oral arguments are scheduled for February 25, 2026.

On this episode of "Real Estate Law Unlocked," Partners Miriam Soler Ramos and Andres Fernandez speak with Miami-Dade Clerk of the Court and Comptroller Juan Fernandez-Barquin and Miami-Dade General Counsel and Chief Deputy Clerk Luis Montaldo about the sweeping operational and financial changes triggered by Florida's Amendment 10. The conversation covers the transfer of key county finance functions to the clerk's office and what it means to serve as auditor, accountant, investor and custodian of Miami-Dade's $13 billion budget. Mr. Fernandez Barquin and Mr. Montaldo unpack the often-overlooked aspects of the clerk's role that go beyond traffic tickets and jury duty: official records (deeds, mortgages, judgments and plats), Value Adjustment Board property tax appeals, commission meeting records and other functions that touch daily government and real estate transactions. They also speak on the clerk's modernization agenda, including expanding digital access, combating deed fraud, and leveraging new technology and artificial intelligence-driven tools to facilitate online records access, as well as the challenges of implementing these updates within the constraints of legacy systems, multiagency infrastructure and funding limits.

On this episode of "Real Estate Law Unlocked," Deputy Real Estate Section leader Vivian de las Cuevas-Diaz sits down with Partners Joel Roberson and Andrew Siracuse to break down what the new year could have in store following passage of the landmark One Big Beautiful Bill Act in 2025. The conversation focuses on the often-overlooked implementation phase, in which executive agencies such as the U.S. Department of the Treasury fill in critical details through guidance and regulations. Drawing on deep Capitol Hill and lobbying experience, Mr. Siracuse and Mr. Roberson explain how stakeholders, including real estate owners, developers and hospitality clients, can effectively engage with the Treasury Department, White House and U.S. Congress to ensure the final rules align with legislative intent and business priorities. They also preview what to watch in 2026, including must-pass legislation and potential bipartisan vehicles and highlight key real estate-related provisions such as new bonus depreciation incentives, permanent opportunity zones and expanded low-income housing tax credits (LIHTC) and New Markets Tax Credits (NMTC), while warning that another reconciliation bill could revive revenue raisers like changes to 1031 exchanges, making early and strategic advocacy essential.

In this episode of "Real Estate Law Unlocked," Real Estate attorneys Jorge Escobar and Tomas Castellanos sit down with Brian Pearl, principal and founder of Global City Development, for an informal look at the current state and future of the South Florida real estate market. Mr. Pearl traces his path from Wall Street equity analyst to Miami developer, explaining how navigating the 2008 financial crisis shaped his approach to risk, capital structure and deal-making. He describes why he launched Global City to focus on socially oriented, high‑design housing for the middle class and students, including workforce projects near Florida International University, financed with creative tools such as private activity bonds. The conversation explores how developers are managing higher interest rates, why discipline and deal‑by‑deal judgment are critical in the current cycle and how Miami's continued densification will require both spectacular luxury projects and attainable housing that supports a year‑round community.

In this episode of "Real Estate Law Unlocked," Real Estate attorneys Pedro Gassant and Misch Cetoute break down the 2025 amendments to Florida's Live Local Act. They explain how newly added definitions of "commercial," "industrial" and "mixed-use" can unlock eligibility, even on properties historically zoned for agriculture, which enables administrative approvals at maximum local density and height when affordability thresholds are met. This conversation also clarifies what "mixed-use" means for professionals wanting to meet the requirements of the Live Local Act, as well as new provisions such as "YIGBY" (Yes in God's Backyard), which allows for faith-owned sites to seek approval for Live Local if 10 percent of their units are affordable. Mr. Gassant and Mr. Cetoute additionally talk about limits on using height bonuses and improved grandfathering of tax benefits.