RFP Development Partner Services

The Pinellas County Housing Authority (PCHA) is requesting proposals for development partner services to acquire, develop, revitalize, and rehabilitate affordable residential real estate throughout the Pinellas County Area—24 municipalities in Florida—with proposals due December 31, 2026. PCHA intends to engage all qualified respondents through Master Development Agreements (MDAs) with individual task-order values negotiated separately for each project; no base contract dollar value is predetermined.

Respondents must demonstrate a minimum of five years' experience in multifaceted community planning and development with public housing authorities and successful completion of at least three affordable mixed-finance developments containing 100 or more units. The required team includes a Florida-licensed architect with five years' design experience, a cost estimator certified by a recognized organization with Florida market experience, and a management agent with five years' experience managing 100 or more units under public housing and tax credit compliance guidelines.

The scope encompasses site control and planning, market analysis, design and approvals, financing, Low Income Housing Tax Credit (LIHTC) applications, construction oversight, property management, and long-term affordability solutions across mixed-finance communities, assisted living, rental housing, and homeownership developments. PCHA will commit public housing vouchers and Section 8 assistance, leveraged with LIHTC, bond financing, and other grants. Respondents must fund all pre-development expenses reimbursable without interest from closing proceeds, secure all equity and debt financing, provide financial and performance guarantees, and share developer fees and cash flow with PCHA. PCHA retains a right of first refusal and option to purchase at the end of the 15-year tax credit compliance period and will participate in cash flow at a rate equal to or greater than its share of developer fee, plus at least 50% of every dollar saved from construction contingency reserves.

Section 3 compliance is mandatory, requiring contractors to meet employment goals of 30% annually for public housing residents and Section 8 recipients, with contracting preferences established for Section 3 business concerns. Questions are due by August 25, 2025, with answers posted by August 26, 2025.