Lower Property Taxes.
Stronger NOI.
Experienced Leadership. Measurable Results.
JeffersonBroad Advisors provides Live Local Act Advisory and Consulting for Multifamily Owners and Developers. Our primary focus is the Middle Market Tax Exemption for stabilized assets. Our Pre-Development and Development services address Entitlement and the separate underwriting required for the exemption. We apply relationships and experience built since the Act’s enactment to anticipate requirements, inform acquisition and development underwriting, pursue property tax savings, and strengthen Net Operating Income (NOI).
Top-of-Market Assets. Material Property Tax Savings.
At Inspire Apartments, Thrive Lofts, and Evolve Townhomes, JeffersonBroad qualified 311 units and established $372,578 in combined annual property tax savings. Detailed lease and household analysis, independent market studies, and state and county applications established the benefit at the properties’ existing rents.
Established Relationships. Accountable Leadership.
Our practice has focused on the Live Local Act since its enactment. We have developed relationships with government and quasi-government stakeholders, land-use counsel, and industry professionals involved in shaping and implementing the law. That involvement informs how we evaluate an asset, resolve application questions, and direct the work required for approval.
Statutory Expertise That Stays Current
We follow the Act’s amendments and the guidance that gives them practical effect. Ownership receives a strategy grounded in the requirements that apply to its property, development approvals, and tax year.
State and County Knowledge
Understanding the statute is only part of the assignment. We understand how reviewing offices approach the program and what they need to evaluate an application. We build the eligibility case around those requirements and address questions directly with the appropriate offices.
One Point of Leadership
We bring together the independent appraisal, legal, land-use, and operating expertise the assignment requires. Our established professional relationships give ownership a coordinated team, with JeffersonBroad directing the work and maintaining accountability.
A Turnkey Engagement
Your team provides existing property information and required authorizations. We lead the analysis, coordinate the specialists, prepare the applications, manage agency questions, and oversee annual certification. Ownership gains a clear decision and an experienced firm responsible for carrying the assignment forward.
“I’ve worked with Justin for over a decade and have complete confidence in him.”Dennis Pemberton · Partner, Inspire Apartments
Understand the Benefit Before You Commit
Property taxes and insurance can increase despite strong asset performance. A Property Review addresses the property tax opportunity in your current rent roll, the units and leases that qualify, and what participation requires. We quantify the potential reduction in property tax expense, assess participation costs, and show the effect on Net Operating Income (NOI) and owner cash flow. You receive a written initial analysis before signing an engagement.
For Assets You Intend to Hold
The JeffersonBroad Tax-to-NOI Analysis© connects qualifying units to annual property tax savings, operating performance, and the work required to establish and maintain the benefit.
For Assets You Intend to Sell
The JeffersonBroad Tax-to-Value Analysis© evaluates the additional operating income a buyer can underwrite, the implications for asset value, and benefit continuity under future ownership.
Your team supplies existing property information. We complete the analysis and put a defined opportunity in front of ownership.
Throughout Your Ownership and Beyond
The exemption strategy should fit the way you intend to own, operate, refinance, or sell the asset. We evaluate the available benefit alongside qualification requirements, leasing flexibility, annual certification, and continuity under future ownership.
Evaluate the Operations You Already Have
Our review begins with the residents, leases, and rents already in place. Where they satisfy the applicable requirements, ownership can pursue the benefit without unnecessarily changing the property’s operating model.
Annual Qualification and Local Market Monitor©
Each tax year brings a renewed review of residents, leases, rent conditions, and application requirements. Our Local Market Monitor© identifies additional qualifying-unit and rent-growth opportunities. We update the analysis, independent market evidence, and state and county applications as the property evolves.
Evaluate Your Hold Period and Future Sale
We evaluate continuity under future ownership, the documentation a buyer needs, and the qualification and annual filing requirements. Where statutory continuity provisions apply, successive owners can continue the exemption by applying and qualifying each consecutive year.
Keep Future Decisions in View
Leasing strategy, participation commitments, disposition plans, and future rights and claims belong in the initial analysis. We coordinate with ownership and counsel so the exemption strategy fits the broader plan for the asset.
Services Overview
Establish the exemption for an operating asset, underwrite both Live Local Act opportunities before development, and renew the qualification analysis each tax year.
Establish Eligibility. Realize the Benefit.
Evaluate the current rent roll, household qualification, rents, and property tax exposure. We identify qualifying units, quantify the benefit, arrange the independent rental market study, and prepare state certification and county applications through review.
- Rent Roll, Household, and Lease Analysis
- Property Tax Savings and Net Operating Income
- Independent Rental Market Study
- State Certification and County Applications
- Application Review and Resolution
Underwrite the Development Rights and the Exemption Separately
Evaluate the Act’s development provisions and the separate Middle Market Tax Exemption before relying on projected savings. We connect acquisition and development underwriting, entitlement, qualifying-unit and rent assumptions, leasing, and the initial application within one strategy.
- Acquisition and Development Underwriting
- Entitlement and Affordability Commitments
- Independent Rent and Tax Exemption Analysis
- Leasing and Initial Application Planning
- Net Operating Income and Owner Cash Flow
A New Tax Year Requires a Renewed Qualification Analysis
Each year, we reassess the rent roll, household and unit qualification, leases, rent limits, independent market evidence, and state and county requirements. We evaluate additional qualifying-unit and rent-growth opportunities, update the savings analysis, and prepare the year’s certification and county applications. The engagement repeats much of the original analysis as the property and program evolve.
- Updated Household, Unit, and Lease Review
- Local Market Monitor© and Rental Market Studies
- Current Statutory and County Requirements
- Annual Savings and Net Operating Income Analysis
- State Certification and County Applications
- Agency Questions and Ownership Continuity
Two Benefits. One Underwritten Strategy.
The Live Local Act can expand a project’s development rights and create a separate opportunity for property tax relief. An entitlement approval or affordability commitment does not, by itself, establish eligibility for the Middle Market Tax Exemption. Both opportunities belong in the acquisition and development underwriting.
Development Rights and Entitlement
We evaluate the applicable residential-use, density, height, and parking provisions alongside the site’s parameters and approval strategy. Those rights inform the development program, affordability commitments, and feasibility of the project.
Our Pre-Development and Development services connect entitlement planning, rent assumptions, leasing, and the transition into the initial application.
Middle Market Tax Exemption Underwriting
We separately assess qualifying-unit assumptions, household requirements, rent limits, application requirements, and the anticipated tax benefit. Rent underwriting accounts for the lesser of the applicable Florida Housing ceiling or 90% of market rent established by the qualifying independent study.
Ownership can evaluate the effect on Net Operating Income before relying on exemption savings in an acquisition or development pro forma.
“But, It Sounds Too Good to Be True?”
What would participation mean for your rents, management team, annual obligations, and a future sale? Our guide addresses the decisions behind the opportunity, so ownership can evaluate the benefit and understand the requirements before moving forward.
- Development Rights and the Separate Tax Exemption
- Rent Flexibility and Management Responsibilities
- County Review, Annual Applications, and Future Ownership
Request the three-page guide to read online or keep as a PDF.
Discuss Your Property With Our Advisory and Consulting Team
Book a 20-minute conversation to discuss your asset or development, your ownership priorities, and the potential Live Local Act opportunity. We will establish the information needed for your complimentary initial Tax-to-NOI Analysis© or Tax-to-Value Analysis©.
20 Minutes · Google Meet
Prefer to Send Property Details First?
Request your Property Review below, and our team will respond to your inquiry.