Life Time Signs 20-Year Lease for New Miami Facility
The operator joins a massive 1,307-unit residential project, shifting the competitive density for other area gyms.
Updated on Oct. 28, 2026 in Openings & Closings
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Life Time has signed a 20-year lease for a space at 3180 Biscayne Boulevard in Miami as part of a new mixed-use project. The development by Crescent Heights will feature 1,307 apartment units.
Why it matters
The project uses the Florida Live Local Act to expedite approval processes, mandating that 40 percent of the units be designated for workforce housing. This strategy signals how developers are leveraging state incentives to build high-density commercial and residential hubs in competitive markets.
The development plans include 1,307 apartment units and 98,729 square feet of commercial space on a 2.6-acre site. The project, which requires 40 percent of units to be workforce housing, includes 1,163 parking spots.
The players
Life Time
A national luxury athletic club operator with a focus on high-end fitness, nutrition, and wellness services.
Crescent Heights
A major real estate developer known for high-rise, mixed-use projects in urban markets.
Anatomy
A local fitness operator currently managing a 15,000-square-foot facility in the Edgewater area.
The details
The development utilizes the Florida Live Local Act to secure faster permitting, a critical operational advantage for large-scale urban projects. Life Time secured a 20-year commitment for its space, including four five-year extension options, providing the operator with long-term stability in the Edgewater neighborhood. The commercial space is designed to support high-density residential foot traffic while meeting state requirements for inclusionary housing.
Timeline
2024: Crescent Heights completed the 40-story Forma tower in Edgewater.
January 2026: Developer filed plans to build two towers at the site.
October 2026: Life Time signed the lease agreement for the Biscayne Boulevard property.
Market Landscape
This development follows the pattern set by the Florida Live Local Act, which incentivizes density in exchange for mandated workforce housing. It marks a significant expansion of health-focused commercial footprints in Edgewater as developers compete for high-value urban space.
Operators in the Miami commercial real estate space should evaluate how the Florida Live Local Act impacts zoning and site acquisition costs. Owners should also benchmark their own facility footprints against the rising density of high-service, mixed-use developments currently entering the Edgewater area.
The takeaway
Large-scale mixed-use developments are increasingly dictating the available inventory for fitness and wellness operators. Review your current lease terms and expansion criteria to see if upcoming mixed-use projects offer potential synergy or significant competitive pressure in your trade area.
Further reading
Explore ongoing shifts in the local retail and fitness market within the Miami Openings & Closings section.
Source note: This article includes information reported by Commercial Observer.
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