From opportunity zones to foreign-trade zones, South Florida has programs that change a deal's math. Here's the map.
A federal program that rewards long-term investment of capital gains into designated lower-income census tracts — several of which cover active industrial corridors in South Florida.
From stocks, a business sale, real estate — the source doesn't matter. You have 180 days to act on it.
The gain goes into a QOF — a fund vehicle (which can be your own) that invests in property or businesses inside a designated zone, with substantial-improvement requirements for existing buildings.
Tax on the original gain is deferred, and — the headline benefit — appreciation on the OZ investment itself becomes tax-free after a ten-year hold.
Federal legislation in 2025 made the program permanent and reworked deferral mechanics and zone designations beginning in 2027. If you're planning an OZ investment now, current-law timing matters — confirm the details with your tax advisor before committing a gain.
South Florida's ports and airports anchor federal trade programs that industrial occupiers can plug into.
Sites affiliated with the local FTZ (the seaports and airports anchor several) where imported goods can be stored, assembled, or processed with duties deferred, reduced, or — for re-exports — eliminated. Importers with real volume should price this into site selection.
Customs-bonded facilities defer duties until goods enter U.S. commerce — a narrower tool than an FTZ, but simpler to set up for pure storage.
Port authorities and their counties periodically offer incentives tied to cargo volume and logistics jobs. Worth a call when your operation moves meaningful freight.
Municipal and county programs are smaller but real — and often stack.
Not incentive "programs," but tax tools that materially change after-tax returns on industrial property.
An engineering study reclassifies parts of a building from 39-year depreciation into 5, 7, and 15-year buckets — pulling deductions forward. Most valuable in the early years of ownership and on improvement-heavy properties.
Lets qualifying shorter-life components be deducted immediately rather than over years — currently restored to 100% for qualifying property under 2025 federal law. Pairs directly with a cost-segregation study.
Accelerated deductions reduce basis and can be recaptured at sale (a 1031 exchange can defer that too). The order of operations matters — model it with your CPA before, not after.
Every program here has qualification rules, deadlines, and paperwork, and most change over time. Use this page to know what to ask about — and your CPA, attorney, and the administering agency to confirm what applies.
Incentives are address-specific. Give us the property and the plan, and we'll flag which programs are actually in play.