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HYPECITY For developers & investment firms

What changed since you underwrote?

A tax memo is a snapshot with no expiry date printed on it. In the last 18 months, 19 of the 57 jurisdictions we track changed a cost that a foreign owner pays to hold or to exit. If you underwrote before that, some of your numbers are no longer the numbers.

Tick your jurisdictions. We will tell you which of them moved, which held, and which we honestly cannot answer yet. Free, no account required — an email is only needed if you want us to check again for you later.

costs moved
43
in the last 18 months
jurisdictions changed something
19 of 57
holding or exit costs
jurisdictions dated
57
every one can be answered

Your book

Tick every jurisdiction you hold or have underwritten. Nothing is stored and nothing is required of you.

United States (federal and state)
Other jurisdictions

A date beats a window. Your position did not start 18 months ago, it started when you signed — and that is the only date against which "still true" means anything.

Showing everything that moved, across every jurisdiction we hold. Pick your own above to narrow it to your book, and to see which of yours held still.

Moved

What moved across the whole corpus

Costs a non-resident foreign owner pays to hold or to exit, taking legal effect on or after 2025-04-01.

Nebraska

Transfer tax on sale 0.332%

Effective

Nebraska documentary stamp tax on the GRANTOR (seller): $3.32 per $1,000 of value (or fraction) = 0.332%, effective Jul 18 2026 (LB 1067 of 2026 — raised from $2.32, which had applied since Sep 3 2025 under LB78; $2.25 before that).

Source: NE DOR — documentary stamp tax rate history (live official)

July 18, 2026 through current: $3.32 per each $1,000 of value or fraction thereof ... LB 1067 (2026) reverts the documentary stamp tax to $2.32 on January 1, 2032.

Georgia

Capital gains tax on sale 4.99%

Effective

Georgia has no separate capital-gains schedule: gain on the sale of Georgia real property is ordinary income taxed at the flat 4.99% rate.

Source: Georgia Department of Revenue, Important Tax Updates

The Georgia income tax rate has been reduced to a flat rate of 4.99%.

Tax on rental income 4.99%

Effective

Georgia flat individual income tax, 4.99% from tax year 2026, applied to a non-resident's net Georgia-source rental income.

Source: Georgia Department of Revenue, Important Tax Updates

The Georgia income tax rate has been reduced to a flat rate of 4.99%.

Indiana

Capital gains tax on sale 2.95%

Effective

Indiana taxes a nonresident's gain on Indiana real property at the flat rate (2.95% TY2026) — IB #28 expressly assigns gains from the sale of real property located in Indiana to Indiana; no preferential capital-gains rate exists.

Source: Indiana DOR — Income Tax Information Bulletin #28

gains from the sale of capital assets are subject to tax only by the taxpayer's state of legal residence unless such income results from ... the sale of real or tangible personal property located in Indiana.

Tax on rental income 2.95%

Effective

Indiana flat individual income tax: 2.95% for TY2026 (3.0% TY2025; 2.90% scheduled 2027).

Source: Indiana DOR — Departmental Notice #1 (eff. Jan 1 2026)

For 2026, the state adjusted gross income tax rate for individuals is 2.95%.

Kentucky

Capital gains tax on sale 3.5%

Effective

Kentucky taxes capital gains as ordinary net income at the flat rate (3.5% from 2026) — KRS 141.020, read in full, contains no preferential capital-gains rate; KY net income builds on federal AGI.

Source: KRS 141.020 (official KY Legislature, live; single flat rate on net income)

For taxable years beginning on or after January 1, 2026, the tax shall be three and one-half percent (3.5%) of net income.

Tax on rental income 3.5%

Effective

Kentucky flat individual income tax on a nonresident's KY-source income (Form 740-NP): 3.5% for tax years from Jan 1 2026 (was 4% for 2024-2025; cut enacted 2025 HB 1).

Source: KRS 141.020 (official KY Legislature, live)

For taxable years beginning on or after January 1, 2026, the tax shall be three and one-half percent (3.5%) of net income.

Massachusetts

Tax on rental income 5% to 9%

Effective

Massachusetts taxes a non-resident's Massachusetts-source rental income at the 5% Part B rate, plus the 4% surtax on the portion of taxable income above the indexed threshold, giving a 9% effective top band.

Source: Mass.gov, Massachusetts Tax Rates (page updated 30 December 2025)

Tax year 2026: For income exceeding $1,107,750, there is an additional surtax of 4%.

Withholding at closing, non-resident seller 4%

Effective

Massachusetts withholding on the sale of Massachusetts real estate by a non-resident, 830 CMR 62B.2.4, effective for closings on or after 1 Nov 2025.

Source: 830 CMR 62B.2.4, Withholding on Sales of Massachusetts Real Estate (Massachusetts DOR)

the amount required to be withheld shall equal the Transferor's share of the Gross Sales Price multiplied by 4%. If the Transferor's share of the Gross Sales Price exceeds the taxable income threshold referenced in M.G.L. c. 62, s. 4(d) and the Transferor is subject to tax under M.G.L. c. 62, then an additional 4% shall be withheld from the portion of such Gross Sales Price exceeding the threshold.

Maine

Capital gains tax on sale 5.8% to 9.15%

Effective

Maine taxes capital gains as ordinary income (no preferential rate in 36 MRS 5111 or the MRS schedules; MRS's own withholding-reduction formula applies 7.15% to gains) — TY2026 schedule incl.

Source: Maine Revenue Services — 2026 individual income tax rates

Tax on rental income 5.8% to 9.15%

Effective

Maine graduated income tax on a nonresident's ME-source rental income (apportionment method, 36 MRS 5111(4)), TY2026 single schedule: 5.8% to $27,400; 6.75% to $64,850; 7.15% above — PLUS a NEW 2% surcharge on Maine taxable income over $1,000,000 (single) for...

Source: Maine Revenue Services — 2026 individual income tax rates (rev. 5/20/2026)

For tax years beginning on or after January 1, 2026, the tax calculated above is increased by a surcharge of 2% on the portion of the taxpayer's Maine taxable income greater than $1,000,000 if filing single

Transfer tax on sale 0.22% to 0.6%

Effective

Maine real estate transfer tax — the SELLER'S HALF (see the buyer-side rule for the structure): 0.22% base, 0.60% marginal on value above $1,000,000 since Nov 1 2025.

Source: 36 M.R.S. 4641-A (official ME Legislature, live)

The tax is imposed 1/2 on the grantor and 1/2 on the grantee.

Minnesota

Capital gains tax on sale 5.35% to 9.85%

Effective

Minnesota taxes capital gains as ordinary income at the graduated schedule (top 9.85%; Minn.

Source: Minn. Stat. 290.033 — 1% NIIT incl. nonresident apportionment (live)

a tax is imposed on the net investment income of individuals, estates, and trusts in excess of $1,000,000 at a rate of one percent

Tax on rental income 5.35% to 9.85%

Effective

Minnesota graduated individual income tax, TY2026 single-filer brackets (DOR, inflation-indexed annually): 5.35% to $33,310; 6.8% to $109,430; 7.85% to $203,150; 9.85% above.

Source: MN DOR — income tax rates and brackets (TY2026, live)

These tables outline Minnesota's tax rates and brackets for tax year 2026.

Mississippi

Capital gains tax on sale 0% to 4%

Effective

Mississippi taxes a nonresident's gain on MS real property as ordinary income (the nonresident clause covers 'all property owned or sold'): first $10,000 exempt, 4.0% above (TY2026; declining per the HB 1 schedule).

Source: MS HB 1 (2025) as signed — official enrolled bill

the entire net income, from all property owned or sold, and from every business, trade or occupation carried on in this state by individuals ... not residents of the State of Mississippi

Tax on rental income 0% to 4%

Effective

Mississippi TY2026: first $10,000 of taxable income exempt, remainder at 4.0% (HB 1 of 2025, 'Build Up Mississippi Act'; TY2025 was 4.4%).

Source: MS HB 1 (2025) as signed — official enrolled bill

3. For calendar year 2026 ..., on such taxable income, the rate shall be four percent (4%) ... 7. For calendar year 2030 and all calendar years thereafter ... the rate shall be three percent (3%). ... A like tax is hereby imposed ... upon and with respect to the entire net income, from all property owned or sold ... by individuals ... not residents of the State of Mississippi.

Montana

Capital gains tax on sale 4.1%

Effective

Montana taxes net LONG-TERM capital gain at separate rates 3.0%/4.1% — but the 3.0% band is 'the first $47,500 LESS nonqualified taxable income' (single, TY2026): ordinary income fills the band first, and if ordinary income alone reaches the break, ALL net LTCG is taxed at 4.1%.

Source: HB 337 enrolled (Ch. 227, L. 2025) — LTCG bands (official archive)

on the first $95,000 less nonqualified taxable income of net long-term capital gains, 3.0% ... except that if the total nonqualified taxable income is $95,000 or greater, all of the net long-term capital gains are taxed at 4.1%

Tax on rental income 4.7% to 5.65%

Effective

Montana TY2026 ordinary schedule (HB 337 / Ch. 227 L.

Source: HB 337 enrolled (Ch. 227, L. 2025) — official archive of enrolled bill

on the first $95,000 of Montana taxable income or any part of that income, 4.7%; ... in excess of $95,000 ... 5.65% ... Sections 1 and [3] are effective January 1, 2026.

Rhode Island

Capital gains tax on sale 3.75% to 5.99%

Effective

Rhode Island taxes capital gains as ordinary income under the uniform schedule (top 5.99%) — no special rate exists in the Division's published schedules, which are expressly 'used by all filers'.

Source: RI Division of Taxation — ADV 2025-22 (uniform schedule used by all filers)

The changes were made to the Rhode Island Personal Income Tax's uniform tax rate schedule, which is used by all filers.

Tax on rental income 3.75% to 5.99%

Effective

Rhode Island uniform income tax schedule (same for RI-1040NR nonresidents), TY2026: 3.75% to $82,050; 4.75% to $186,450; 5.99% above.

Source: RI Division of Taxation — ADV 2025-22 inflation adjustments (TY2026 uniform schedule)

Uniform tax rate schedule for Tax Year 2026 (Personal Income Tax): $0-$82,050 — 3.75%; 82,050-186,450 — 3,076.88 + 4.75% of the amount over 82,050; 186,450 — 8,035.88 + 5.99% of the amount over 186,450

Transfer tax on sale 0.75% to 1.5%

Effective

Rhode Island real estate conveyance tax, paid by the SELLER unless agreed otherwise: Tier 1 $3.75/$500 (0.75%) on the ENTIRE consideration + Tier 2 (residential only) an ADDITIONAL $3.75/$500 (0.75%) on the portion over $800,000 — combined marginal 1.5% above $800k.

Source: RI Division of Taxation — Real Estate Conveyance Tax FAQ (live)

The tax is three dollars and seventy-five cents ($3.75) for each $500 (or fraction thereof), for the amount of consideration paid ... There is an additional tax of three dollars and seventy-five cents ($3.75) for each $500 (or fraction thereof) ... applied only to residential real property. ... The tax must be paid by the seller, grantor, assignor, transferor or person making the conveyance

Cyprus

Withholding on rent does not apply

Effective

No Cyprus income-tax withholding mechanism on rents paid to a nonresident individual landlord — the nonresident settles via the annual return (SDC withholding on rents was abolished with SDC-on-rents itself, N. 245(I)/2025, and never covered nonresidents).

Source: N. 245(I)/2025 — SDC amendments (rental SDC abolished; Gazette 5070 via CyLaw, primary)

me ti diagrafi ton oron 'misthio', 'misthoma', 'misthotis'

Capital gains tax on sale, non-resident 20%

Effective

Cyprus Capital Gains Tax: FLAT 20% on gains from disposal of Cyprus-situated immovable property — applies to ANY person, nonresidents fully in scope.

Source: CGT Law 52/1980 art. 4 (CyLaw consolidated, live)

epi pantos kerdous logo diatheseos idioktisias, epivalletai kai katavalletai foros kata syntelestin eikosi tois ekaton epi tou toioutou kerdous

Arkansas

Capital gains tax on sale 1.85%

Effective

Arkansas taxes only 50% of NET LONG-TERM capital gain (AR1000D); 100% of short-term gain taxed at ordinary rates; net capital gain ABOVE $10,000,000 is fully exempt (Act 1488 of 2013).

Source: AR DFA — Form AR1000D 2025 (official, read in full)

In Arkansas, only 50% of the net long-term capital gain is taxed. 100% of the short-term capital gain is taxed. ... Per Act 1488 of 2013, the amount of net capital gain in excess of ten million dollars ($10,000,000) from a gain realized on or after January 1, 2014, is exempt from state tax.

Tax on rental income 0% to 3.7%

Effective

Arkansas graduated income tax on a nonresident's AR-source rental income (AR1000NR apportionment), TY2026 schedule: top rate cut 3.9% -> 3.7% RETROACTIVE to Jan 1 2026 (HB1001 -> Act 1, First Extraordinary Session 2026, signed May 2026).

Source: HB1001 / Act 1 of 2026 1st Ex. Sess. (official AR Legislature PDF, read in full)

For tax years beginning on or after January 1, 2026: ... $26,400 [to] $94,700 3.7%

Arizona

South Carolina

Withholding on rent 5.21%

Effective

South Carolina withholds on RENT paid to a nonresident: persons paying $1,200+/year of rentals to a nonresident non-corporate taxpayer must withhold at the maximum individual rate (5.21% for TY2026).

Source: SCDOR — Nonresident withholding scenarios (12-8-540)

requires persons making payment to a nonresident taxpayer for rentals or royalties, at a rate of $1,200 or more a year... to withhold: The maximum individual tax rate

Capital gains tax on sale 5.21%

Effective

South Carolina taxes capital gains at ordinary rates (top 5.21% for TY2026), BUT SC Code 12-6-1150 grants a 44% deduction of net capital gain — effective top rate on long-term gain ~2.92%.

Source: SC Code 12-6-1150 — 44% net capital gain deduction

Individuals, estates, and trusts are allowed a deduction from South Carolina taxable income equal to forty-four percent of net capital gain

Estimated income tax due at closing 5.21%

Effective

South Carolina nonresident-seller withholding at closing: the BUYER withholds the maximum individual rate (5.21% for 2026 sales) of the GAIN when the seller provides an affidavit of gain (Form I-295); absent the affidavit, the same rate applies to the AMOUNT REALIZED.

Source: SC Code 12-8-580 — nonresident seller withholding

a percentage equal to the maximum individual tax rate of the gain recognized on the sale by a nonresident individual, partnership, trust, or estate and five percent for a nonresident corporation

Tax on rental income 1.99% to 5.21%

Effective

South Carolina individual income tax on a nonresident's SC-source rental income, TY2026 structure per H.4216 (signed 2026-03-30): 1.99% below $30,000; 5.21% at $30,000+ (statutory computation is 5.21% of taxable income minus $966 — modelled here as marginal bands, which matches the subtraction smoothing).

Source: SCDOR — Individual Income Tax (2025 top rate 6%)

The 2025 top marginal Individual Income Tax rate is 6% on taxable income.

Utah

Capital gains tax on sale 4.45%

Effective

Utah taxes capital gains at the same flat rate (4.45% TY2026) — 59-10-104 applies a single rate to all state taxable income; the capital-gain transactions credit applies only to qualified Utah small-business stock purchases, irrelevant to a residential sale.

Source: 2026 SB 60, Enrolled Copy — 59-10-104 single rate

the tax is an amount equal to the product of: (a) the resident individual's state taxable income for that taxable year; and (b) 4.45%.

Tax on rental income 4.45%

Effective

Utah flat individual income tax: 4.45% for TY2026 (2026 SB 60, retrospective to Jan 1 2026; was 4.5% for TY2025 under 2025 HB 106).

Source: 2026 SB 60, Enrolled Copy (official le.utah.gov)

(b) the resident individual's state taxable income for that taxable year; and (b) 4.45%. ... This bill has retrospective operation for a taxable year beginning on or after January 1, 2026.

West Virginia

Capital gains tax on sale 2.11% to 4.58%

Effective

West Virginia taxes capital gains as ordinary income (single schedule, no carve-out in the enrolled rate statutes; the Tax Division applies the 4.58% top rate to estimated gains in TSD 389).

Source: WV Tax Division — TSD 389 (rev. April 2026)

4.58% of the estimated capital gain derived from the sale or exchange

Tax on rental income 2.11% to 4.58%

Effective

West Virginia graduated income tax on WV-source income of nonresidents, TY2026 schedule (SB 392 signed 2026-03-31: 5% cut RETROACTIVE to Jan 1 2026, codified 11-21-4j eff.

Source: WV Tax Division — Personal Income Tax Reduction Bill (live)

Effective June 12, 2026, W. Va. Code 11-21-4j will be codified to reflect a 5% income tax cut for all West Virginians retroactive to January 1, 2026.

Transfer tax on sale 0.44%

Effective

West Virginia real property transfer excise: two stacked per-$500 taxes paid by the GRANTOR — tax (a) $1.10/$500 (0.22%, county-retained since Jul 1 2025) + county tax (b) base $0.55/$500, raisable by the county to $1.10 (post-1989 authority) or up to $1.65 (post-2017 authority) — practical range 0.33%-0.55% + a flat $20 Affordable Housing Fund fee.

Source: WV Code 11-22-2 (official page via 2025-10 archive — live host bot-blocked)

an excise tax upon the privilege of transferring title to real estate at the rate of $1.10 for each $500 value or fraction thereof ... there is imposed an additional county excise tax ... at the rate of 55 cents for each $500 value ... the county may increase the excise tax to an amount not to exceed $1.65 for each $500 value ... the tax shall be paid by the grantor

New York

Estimated income tax due at closing 10.9%

Effective

New York nonresident real-property sale withholding (Form IT-2663): nonresident individuals/estates/trusts must PREPAY estimated NY income tax on the GAIN at the state's highest marginal rate — 10.90% for 2026, preprinted on the form — before the deed can be recorded.

Source: NYS DTF — Form IT-2663 (2026), Nonresident Real Property Estimated Income Tax Payment Form

line 19 preprinted rate 0.1090

Oklahoma

Capital gains tax on sale 0% to 4.5%

Effective

Oklahoma taxes gains at ordinary rates (top 4.5% TY2026) — BUT the Oklahoma Capital Gain Deduction eliminates 100% of the gain on Oklahoma real property held AT LEAST 5 UNINTERRUPTED YEARS, and it is expressly available to nonresidents (Form 561-NR; 68 O.S.

Source: OTC — 2025 Form 561-NR (official, read in full)

The qualifying gain must result from: 1. The sale of the real or tangible personal property located within Oklahoma that has been owned for at least five uninterrupted years prior to the date of the transaction

Tax on rental income 0% to 4.5%

Effective

Oklahoma TY2026 single schedule (HB 2764, 68 O.S.

Source: HB 2764 enrolled (official OK Legislature PDF, read in full)

For tax year 2026 and for subsequent tax years ... (a) 0% tax on first $3,750.00 ... (b) 2.5% tax on the next $1,150.00 ... (c) 3.5% tax on next $2,300.00 ... and (d) 4.5% tax on the remainder. ... SECTION 4. This act shall become effective November 1, 2025.

Maryland

Withholding at closing, non-resident seller 8.75%

Effective

Maryland non-resident withholding at closing: 8.75% for non-resident individuals (8.25% for non-resident entities, not the modelled case), for all sales occurring after 30 June 2025 under the 2025 BRFA.

Source: Comptroller of Maryland, Tax Alert: Rate Change to Withholding on Sale of Real Property by a Nonresident

Effective July 1, 2025, the rate of withholding on nonresident sales of real property is 8.75% for nonresident individuals and 8.25% for nonresident entities.

Ahead

Already scheduled, not yet in force

Enacted with a future effective date. These are not wrong in your model today, and they will be. Nobody reports this half.

Florida: Transfer tax on sale 0.6%

Expires

After that date this cost falls back to whatever the level above it charges. An expiry is a change even though no new rate is enacted.

Miami-Dade County exception, single-family dwelling: 60 cents per $100 (0.60%) and the 45-cent surtax does NOT apply.

Source: Florida Department of Revenue — Documentary Stamp Tax (Miami-Dade rates)

Florida: Transfer tax on sale 1.05%

Expires

After that date this cost falls back to whatever the level above it charges. An expiry is a change even though no new rate is enacted.

Miami-Dade County, property type unknown or not a single-family dwelling: 60-cent base + 45-cent surtax per $100 = 1.05%.

Source: Florida Department of Revenue — Documentary Stamp Tax (Miami-Dade surtax)

Nebraska: Transfer tax on sale 0.332%

Expires

After that date this cost falls back to whatever the level above it charges. An expiry is a change even though no new rate is enacted.

Nebraska documentary stamp tax on the GRANTOR (seller): $3.32 per $1,000 of value (or fraction) = 0.332%, effective Jul 18 2026 (LB 1067 of 2026 — raised from $2.32, which had applied since Sep 3 2025 under LB78; $2.25 before that).

Source: NE DOR — documentary stamp tax rate history (live official)

Ahead, physically

Also under way nearby

Rail, transit, employer campuses, zoning and infrastructure not yet delivered in a jurisdiction you named. No score or price impact is claimed here, only what is scheduled, dated, and sourced.

Middlesex County

Rail — MBTA Green Line Extension Phase 2 — Mystic Valley Parkway (Route 16) Station, Paused, no date established.

A proposed additional infill light-rail station beyond the completed Green Line Extension (GLX) Phase 1 terminus at College Ave/Medford. Boston Region MPO's own records call this project "GLX Phase 2" (College Avenue to Route 16/Mystic Valley Parkway) -- not "Phase 3." The MPO voted dedicated funding for it in 2014 ($185M) plus $8.1M for design in FFY2016, but that funding was reallocated to cover Phase 1 cost overruns in 2015-2016. MassDOT/the MPO committed to continuing environmental review, and MAPC led a 2016-2017 community visioning study with MassDOT/MBTA and the cities of Medford and Somerville. As of the Boston Region MPO's current Long-Range Transportation Plan (Destination 2050, endorsed July 2023, amended Dec 2024), the project is not listed, funded, or programmed at all, and MPO reporting (2025) describes decreased member support, particularly from MAPC (formerly the project's leading champion). No funding source or construction timeline currently exists.

Source: Boston Region MPO -- "MPO Discussions about Green Line Extension to Route 16" (official MPO meeting/decision record, May 1, 2014)

Miami-Dade County

Road — I-395/SR 836/I-95 Design-Build Project ("Signature Bridge"), Under construction, no date established.

Reconstructs the I-395/SR 836/I-95 Midtown Interchange with a six-arch signature bridge and adds express lanes; the corridor connects downtown Miami to Miami Beach via the MacArthur Causeway.

Source: FDOT project website: I-395/SR 836/I-95 Design-Build Project (i395-miami.com)

Montgomery County

Masterplan — White Flint 2 Sector Plan, Announced, no date established.

Sector plan amendment (companion to the original White Flint Sector Plan) redirecting transformation of the White Flint Mall/Rockville Pike corridor from auto-oriented retail into a walkable, transit-served mixed-use district.

Source: Montgomery Planning (M-NCPPC)

Salt Lake County

Stadium — Delta Center renovation / Sports, Entertainment, Culture and Convention District, Under construction, no date established.

unverified from a primary source. A secondary source (Wikipedia) describes an arena renovation and surrounding sports/entertainment district; this is reported here only as an unconfirmed pointer, not established fact.

Source: Smith Entertainment Group, "Delta Center Transformation Update"

Cook County

Masterplan — One Central (Landmark Development megaproject, near McCormick Place), Announced, no date established.

Proposed transit-oriented mixed-use megadevelopment (Civic Build transit/infrastructure, Private Build, and Vertical Build residential/hotel/office towers) capping existing Metra tracks; as of the state's own commissioned review, the transit assumptions underlying the proposal (Metra/Amtrak service extensions, a new CTA Red Line station, a St. Charles flyover) had not been committed to by any of the relevant transit agencies.

Source: Illinois Department of Commerce and Economic Opportunity (DCEO) / KPMG LLP, ONE Central Feasibility Study, May 2025

San Mateo County

Masterplan — Willow Village Master Plan (Meta campus redevelopment, Belle Haven), Paused, no date established.

Entitles redevelopment of Meta-owned land into up to 1.25 million sq ft office, up to 200,000 sq ft retail, a 193-room hotel, and up to 1,730 housing units (312 below-market-rate, 119 senior), plus parks including a 3.5-acre park and 2-acre elevated linear park

Source: City of Menlo Park, Willow Village approved-project page

Miami-Dade County, Florida

Rail — Northeast Corridor Rapid Transit Project (Downtown Miami to Aventura commuter rail on the FEC line), Announced, no date established.

Introduces commuter rail service on the existing FEC freight corridor through dense eastern Miami-Dade neighbourhoods, adding five to six new stations in areas that currently have no rail station. This is the single largest new-station-count rail project inside the county.

Source: Miami-Dade County, SMART Plan - Northeast Corridor

Miami-Dade County, Florida

Rail — North Corridor Rapid Transit (NW 27th Avenue Metrorail extension), Announced, no date established.

Extends the county's existing Metrorail heavy-rail system roughly 10 miles north along NW 27th Avenue into Opa-locka and Miami Gardens, serving Miami Dade College North Campus, Opa-locka Executive Airport and Hard Rock Stadium.

Source: Miami-Dade County, SMART Plan - North Corridor

Miami-Dade County, Florida

Masterplan — Miami Worldcenter, Under construction, no date established.

Converts surface parking lots in downtown Miami into a 10-block mixed-use district. As of May 2025 the promoter reported approximately 300,000 square feet of street-level retail, restaurant and entertainment space open plus World Square, a 20,000-square-foot outdoor public plaza and park. The masterplan contemplates 16 high-rise residential and hospitality towers, with additional towers under construction or in planning.

Source: CIM Group press release, CIM Group and Partners Announce the Grand Opening of Miami Worldcenter (May 27, 2025)

Travis County, Texas

Road — I-35 Cap and Stitch Program (City of Austin funded roadway elements and cap deck design), Funded, no date established.

Commits City of Austin money, via advance funding agreements with TxDOT, to build decks (caps) and narrower crossings (stitches) over the lowered I-35 mainlanes as part of the I-35 Capital Express Central project. The caps create new developable or public deck surface over the highway through downtown Austin. Austin City Council approved the resolutions on 2025-05-22.

Source: City of Austin, May 22, 2025 Austin City Council Regular Meeting agenda, Item 42

TX

Rail — Texas Central Dallas to Houston high-speed rail, Announced, no date established.

A proposed dedicated high-speed passenger railway with no grade crossings between Dallas and Houston, with a stated end-to-end journey time of under 90 minutes and three stations.

Source: Texas Central, Learn The Facts page

Maricopa County

Rail — I-10 West Extension (light rail), Paused, no date established.

Would have extended light rail 10 miles from central Phoenix to west Phoenix. Its status is now uncertain because the January 27, 2026 City Council vote killed the Capitol Extension, which was to serve as this line's connector into the existing downtown system; Valley Metro's own project page repeats the same 're-evaluate/prioritize Indian School Road corridor' status language used on the cancelled CAPEX page, without a separate formal cancellation notice for this project specifically.

Source: Valley Metro official project page

Los Angeles County

Transit — Inglewood Transit Connector — Automated People Mover component, Paused, no date established.

An automated guideway transit line intended to connect the Inglewood sports and entertainment district to Metro rail; originally targeted to open in time for the LA28 Olympics, it was formally rephased in 2025 into a near-term program of bus lanes, mobility hubs, and streetscape work, with the automated people mover itself deferred to an unspecified '2028+' date contingent on funding.

Source: Inglewood Transit Connector, official project website — Project Overview

Cyprus

Other — Paphos Marina (Kissonerga), Announced, no date established.

New marina with capacity for up to 1,000 leisure vessels, on a roughly 166,000 sqm site, under a 55-year concession lease with two development options (the larger including a dedicated cruise-ship berthing area). Ends a stalled process dating to the late 1990s.

Source: Cyprus Mail, "Paphos marina bids due as project enters decisive phase"

TX

Rail — Texas High-Speed Rail (Dallas-Houston corridor, formerly Texas Central), Paused, no date established.

On April 14, 2025, the U.S. Department of Transportation terminated a $63.9 million Corridor Identification and Development Program grant that had been funding pre-construction planning work for the line, ending federal financial support; the project's private backers have stated they intend to continue without federal money.

Source: The Texas Tribune: "Trump officials cut planning grant for Texas high-speed rail between Dallas and Houston"

Douglas County

Rail — RTD Southwest Rail Extension (D Line Extension to C-470•Lucent, Highlands Ranch), Announced, no date established.

Would extend the existing Southwest light-rail line 2.5 miles further into Highlands Ranch. This is one of RTD's original 2004 voter-approved FasTracks corridors that remains unbuilt and unfunded two decades later.

Source: RTD-Denver: Southwest Rail Extension (D Line Extension) project page

Salt Lake County

Transit — TRAX Orange Line Extension (Airport to U of U Research Park), Announced, no date established.

Proposed new TRAX light-rail line with 8 new stations, developed with UDOT, plus modified Blue and Green line termini for simplified single-seat service, per UTA's Long-Range Transit Plan 2024.

Source: Utah Transit Authority - TRAX Forward project page

Harris County

Masterplan — Bridgeland master-planned community, Under construction, no date established.

Ongoing large-scale master-planned community development; Bridgeland Central (the 925-acre urban core) is actively building out, including retail (Village Green, opened late 2024) and office space (One Bridgeland Green, opened November 2025).

Source: Bridgeland.com, "Toro District: A New Era for Bridgeland"

King County

Rail — Ballard Link Extension, Announced, no date established.

In the May 28, 2026 updated ST3 System Plan, only the initial segment to Seattle Center is funded; the Seattle Center to Market Street (Ballard) segment is explicitly listed as not currently affordable within existing resources amid a system-wide $34.5 billion 20-year funding gap, though 100% design work is to continue for the full line.

Source: Sound Transit news release (ST3 System Plan update)

Adams County

Masterplan — Aurora Highlands / Aerotropolis master-planned community and Aerotropolis Regional Transportation Authority (ARTA), Under construction, no date established.

Master-planned mixed-use community (homes, retail, corporate/medical campuses) built out under a special-district financing structure (ARTA) that funds the roads and infrastructure needed to develop land south of the airport; ARTA's coverage area has been periodically expanded by supplemental intergovernmental agreements, most recently considered by Aurora City Council in November 2024.

Source: City of Aurora: Regular Meeting of the Aurora City Council agenda, November 4, 2024

Suffolk County

Transit — MassDOT I-90 Allston Multimodal Project / West Station, Announced, no date established.

Proposes to realign I-90 through Allston (an at-grade 'highway viaduct' configuration under current planning), relocate Soldiers Field Road, and construct a new West Station infill commuter-rail stop intended to serve the Enterprise Research Campus and future Beacon Park Yard development. Still in environmental review; no construction has begun and no construction start date has been set.

Source: MassDOT, Allston Multimodal Transportation Project (primary; blocks automated fetchers, loads in a normal browser)

Mecklenburg County

Stadium — Bank of America Stadium Renovation, Under construction, no date established.

Modernization of Bank of America Stadium and related facilities: plumbing, electrical, air conditioning, scoreboards, lighting, upgraded seating and a new upper-deck fan zone, financed through city-backed special obligation bonds approved by the state's Local Government Commission.

Source: North Carolina Department of State Treasurer, press release

Salt Lake County

Masterplan — Northwest Quadrant Master Development Plan (Utah Inland Port Authority), Under construction, no date established.

A board-adopted, since-amended Master Development Plan/Project Area Plan (now on a filed 'Amendment 2') governs logistics and industrial development across the Northwest Quadrant. UIPA completed a new Northwest Quadrant Baseline Study in late 2025 and held public meetings on November 5 and 8, 2025 to present findings and development scenarios ahead of further plan updates.

Source: Utah Inland Port Authority - Northwest Quadrant project page

UT

Rail — FrontRunner 2X (FrontRunner Strategic Double Track), Approved, no date established.

Adds double-tracking at 11 locations, one new station (Bluffdale City), and 10 new trainsets along the ~82-83 mile Ogden-Provo FrontRunner commuter-rail corridor; raises peak service from every 30 min to every 15 min and off-peak from 60 to 30 min (~55% capacity increase). Public-facing/UTA brand name is "FrontRunner 2X" (site: frontrunner2x.utah.gov); FTA program name is "FrontRunner Strategic Double Track." Distinct from the separate "FrontRunner Forward" phasing-plan study previously conflated with this record.

Source: FrontRunner 2X - official UTA/UDOT project site (home)

Miami-Dade County, Florida

Airport — Miami International Airport Modernization in Action (M.I.A.) capital improvement programme, Under construction, announced 2019-06-04.

Multi-year airport-wide rebuild and expansion programme: total redevelopment of the Central Terminal, a new South Terminal concourse, renovated Concourse D gates, a new hotel, replacement of more than 200 elevators, escalators and moving walkways, and replacement of 94 of MIA's 126 passenger boarding bridges.

Source: Miami International Airport, MIA Future Ready

Miami-Dade County, Florida

Transit — Beach Corridor (Metromover extension to Design District and Miami Beach connection), Announced, announced 2020-01-30.

Adds an elevated fixed-guideway transit trunkline between Downtown Miami and Miami Beach, extends the existing Metromover north along Miami Avenue to NW 41st Street, and dedicates lanes on Washington Avenue in Miami Beach. Currently a study-stage project with a selected Locally Preferred Alternative, not a funded construction programme.

Source: Miami-Dade County, SMART Plan - Beach Corridor

Maricopa County

Employer campus — TSMC Arizona (Fab 21 Phase 1, 2 and 3), Under construction, announced 2020-05-15.

A multi-fab semiconductor manufacturing campus in north Phoenix: Phase 1 (5nm-class N4 node) began high-volume production in Q4 2024; Phase 2 finished its building structure in 2025 with N3 volume production targeted for second-half 2027; Phase 3 broke ground in April 2025 targeting N2/A16 (2nm/1.6nm-class) volume production by the end of the decade. TSMC states the combined Arizona investment is now the largest foreign direct investment in a greenfield project in American history.

Source: TSMC press release (pr.tsmc.com)

San Mateo County

Zoning change — Genentech Campus Master Plan (2020) and 2025 Master Plan Boundary Amendment, Approved, announced 2020-11-24.

The 2020 Master Plan entitles up to 9 million sq ft of building space on the campus (from roughly 4.7-5 million sq ft existing); a 2025 amendment adds three additional parcels (333 Point San Bruno Blvd, 525 DNA Way, 383-393 East Grand Ave) and city rights-of-way into the Master Plan District boundary to support a subsequent lab-modernization phase

Source: City of South San Francisco Legistar, File #25-722 (2025 zoning map amendment ordinance)

Dubai (Emirate)

Masterplan — Dubai 2040 Urban Master Plan, Announced, announced 2021-03-13.

The seventh structural urban plan for Dubai since 1960. Targets population growth from 3.3 million (2020) to 5.8 million by 2040; designates five urban centres for concentrated investment; targets nature reserves covering 60% of the emirate's area, a 400% increase in public beach length, a 134% increase in tourism/hotel land, commercial land expanding to 168 sq km, and a 25% increase in education/health land. Phase II, approved 12 December 2022, adds a '20-minute city' policy targeting 80% of daily needs reachable within 20 minutes on foot or by bicycle, plus densification around transit stations.

Source: Dubai Media Office (mediaoffice.ae) — "Mohammed bin Rashid launches Dubai 2040 Urban Master Plan"

Miami-Dade County, Florida

Masterplan — Strategic Miami Area Rapid Transit (SMART) Plan / SMART Program, Under construction, construction under way since 2021-06-04.

Adopted countywide framework designating six rapid transit corridors for premium transit implementation. It is the umbrella plan under which the Beach, North, Northeast and South Dade corridor projects are advanced. Adoption of the plan itself commits no construction.

Source: Miami-Dade Transportation Planning Organization, The SMART Plan

Clark County

Masterplan — Transform Clark County Master Plan (countywide Comprehensive Master Plan rewrite), Adopted, announced 2021-11-17.

Countywide rewrite of land-use policy, growth strategy, and neighborhood/transit priorities governing unincorporated Clark County. The county treats the plan as a living document with elements updated on a rolling basis; the current published master plan PDF is dated July 8, 2026.

Source: Clark County Comprehensive Master Plan page (Advanced Planning Division)

Williamson County, Texas

Employer campus — Samsung Electronics Taylor semiconductor fabrication campus, Under construction, announced 2021-11-24.

Builds two new leading-edge logic fabs and an R&D fab in Taylor, plus an expansion of Samsung's existing Austin facility. The federal award announcement states the funds will support approximately 12,000 construction jobs and more than 3,500 manufacturing jobs within the next five years.

Source: NIST (U.S. Department of Commerce), Biden-Harris Administration Announces CHIPS Incentives Award with Samsung Electronics, December 20, 2024

Orange County, Florida

Masterplan — Lake Nona Planned Development, City of Orlando Ordinance 2022-53 (ZON2022-10006), Announced, announced 2022-05-17.

Amends and restates the land development regulations of the Lake Nona Planned Development zoning district, allowing phased use and development of 9,044.20 acres with up to 20,817 residential units, 2,355,248 square feet of commercial, retail and service use, 14,110,989 square feet of Airport Support uses, 8,516,689 square feet of Office use, 3,658 Hotel/Resort Villas, plus community park areas, fire stations, schools and other civic and accessory uses, subject to modification through an equivalency matrix. This is the entitlement envelope for the Lake Nona area, not a construction commitment.

Source: City of Orlando Ordinance No. 2022-53, Lake Nona PD (ZON2022-10006), text extracted directly from the ordinance PDF served by the City's agenda system

New York County

Rail — Penn Station Transformation (formerly MTA Penn Station Reconstruction), Announced, announced 2022-06-09.

Full reconstruction of the Penn Station concourse (single-level concourse, more natural light, more stairs/escalators/elevators) and, under the 2025 Amtrak-led plan, a master-developer procurement process for the surrounding site; construction has not started under either version of the plan

Source: Governor Kathy Hochul press release, June 9 2022

Dubai (Emirate)

Masterplan — Dubai Islands (formerly Deira Islands, Nakheel masterplan), Under construction, announced 2022-08-22.

Rebrand and new masterplan (from 'Deira Islands' to 'Dubai Islands') for a five-island, 17 sq km archipelago with over 20 km of beaches, about 2 sq km of parks/open space and golf courses, and more than 80 planned hotels and resorts, explicitly aligned with the Dubai 2040 Urban Master Plan.

Source: Nakheel (nakheel.com) — "Nakheel unveils master plan vision for Dubai Islands"

Cyprus

Education — University of Limassol Palodia Campus, Announced, announced 2023-05-08.

New main university campus on a 231,393 sqm site (118,992 sqm built area) with academic buildings and student residences, intended to relocate/expand the University of Limassol (successor to CIIM).

Source: UHA (project architect), University of Limassol Palodia campus project page

Dubai (Emirate)

Masterplan — Palm Jebel Ali (Nakheel mixed-use waterfront masterplan), Under construction, announced 2023-05-31.

A new masterplan (superseding the original 2002-era Palm Jebel Ali project) for a 13.4 sq km archipelago, twice the size of Palm Jumeirah, adding approximately 110 km of coastline, sized to house approximately 35,000 families, with over 80 hotels and resorts, and a stated target of 30% of energy needs from renewable sources; explicitly framed as aligned with the Dubai 2040 Urban Master Plan and Dubai Economic Agenda D33. First villas were launched for sale in September 2023.

Source: Nakheel (nakheel.com) — "Mohammed bin Rashid approves new futuristic masterplan for Palm Jebel Ali"

Orange County

Masterplan — Sunbridge (Tavistock master-planned expansion east of Lake Nona), Adopted, announced 2024-04-01.

Orlando's city council voted to annex a first phase of roughly 6,273 acres (with a second ~5,000-acre phase planned) of what is planned as a Lake Nona-style master-planned community by Lake Nona's developer, Tavistock; secondary reporting describes a planned program of up to 7,370 residential units, 5.4 million sq ft of office space, 2.9 million sq ft of industrial space and 880,000 sq ft of retail, with homebuilder Taylor Morrison reported (as of November 2024) to be preparing to launch the first residential neighborhood.

Source: City of Orlando Council Agenda Item / Annexation and Development Agreement (Sunbridge and Camino South)

Orange County, Florida

Retail / entertainment — Westcourt Orlando (Downtown Orlando Sports and Entertainment District), Announced, announced 2024-04-22.

A mixed-use district of roughly 1,000,000 square feet on the 8.5-acre block adjacent to the Kia Center arena, comprising approximately 125,000 sq ft of entertainment and dining retail, a 265-key lifestyle hotel, 269 high-rise residential units, approximately 300,000 sq ft of Class A office, a 3,500-capacity live event venue and 1,140 onsite parking spaces.

Source: JMA Ventures project page, Westcourt Orlando (developer's own record)

Dubai (Emirate)

Airport — Al Maktoum International Airport expansion (Dubai South), Under construction, construction under way since 2024-04-28.

AED 128 billion (~US$35bn) expansion of Al Maktoum International Airport (DWC) within Dubai South: new passenger terminal building, 5 parallel runways, and (per 2026 reporting) 2 terminals / 7 concourses / ~430 aircraft stands, designed for up to 260 million passengers/year at full build-out (phase 1 targeted at 150 million passengers/year). Designs were approved and construction of the terminal building commenced under directive of Sheikh Mohammed bin Rashid Al Maktoum, announced by the Dubai Media Office on 28 April 2024. Phase 1 is targeted to open in 2032 (year only; per Dubai Crown Prince Sheikh Hamdan bin Mohammed, reported June 2026) -- this is the promoter's own forecast, not a fixed contractual date. The Media Office release also cited an "estimated workforce and residential requirement for over a million people living and working in Dubai South" as the airport scales up. The widely repeated "1 million residents / 500,000 jobs" figures for Dubai South as a whole trace to a 2018 statement by Khalifa Al Zaffin (Executive Chairman, Dubai Aviation City Corporation / Dubai South) at a Government of Dubai Media Office event -- not a single published masterplan document -- and should be read as a long-standing target restated over time, not a dated commitment.

Source: Dubai Media Office (mediaoffice.ae) -- official Government of Dubai press release

Miami-Dade County, Florida

Flood control — Miami-Dade Back Bay Coastal Storm Risk Management project, Announced, announced 2024-08-26.

A voluntary, nonstructural coastal storm risk programme: elevation of up to 2,052 residential buildings to approximately the 0.5 percent annual exceedance probability level, floodproofing of up to 403 nonresidential commercial buildings to four feet above ground, and floodproofing of up to 27 critical infrastructure facilities to four feet above ground. Participating owners must grant a restrictive easement or covenant running with the land that prevents redevelopment of the elevated space, and must sign a Participation Agreement.

Source: U.S. Army Corps of Engineers, Chief of Engineers report, Miami-Dade Back Bay, Miami-Dade County, Florida, Coastal Storm Risk Management (Aug. 26, 2024)

Dubai (Emirate)

Masterplan — Expo City Dubai Master Plan (Expo Hills, Expo Fields, Expo Business, Expo Downtown, Expo Forest), Announced, announced 2024-10-03.

Approves a five-district structure for the former Expo 2020 site — Expo Hills, Expo Fields, Expo Business, Expo Downtown, and Expo Forest — designed to house more than 35,000 residents and 40,000 professionals across 3.5 sq km. Includes an expansion of the Dubai Exhibition Centre (stated aim: triple the exhibitions sector's economic contribution by 2033), relocation of DP World's global headquarters (Terra Tower, described as the tallest building on site) to the site, a Route 2020 Metro extension (15 km, 7 stations) already serving the area, and a 'Dubai Logistics Corridor' targeting under-one-hour transfer between Jebel Ali Port and Al Maktoum International Airport. Net-zero target: 2050.

Source: Dubai Media Office (mediaoffice.ae) — "Mohammed bin Rashid approves new master plan for Expo City"

Orange County

Hospital / health — Nemours Children's Hospital, Florida - $300 Million Expansion, Funded, announced 2024-12-17.

Nemours' own capital commitment funds three new buildings on its existing Lake Nona hospital campus: a 110,000-sq-ft hospital expansion doubling the Emergency Department and adding imaging space and inpatient beds; a 75,000-sq-ft surgery/orthopedics building with six new operating rooms, an International Center for Limb Lengthening and a Gait and Motion Analysis Lab; and a 75,000-sq-ft administrative building with an 800-space parking garage.

Source: PR Newswire (Nemours Children's Health press release)

Orange County, Florida

Transit — Sunshine Corridor / SunRail connector to Orlando International Airport (FDOT FPID 429215-2), Announced, announced 2025-04-24.

A proposed east-west premium transit connection linking the existing north-south SunRail commuter rail system to the Intermodal Terminal Facility at Orlando International Airport, advanced to a Project Development and Environment (PD&E) study.

Source: FDOT Central Florida Roads project record 429215-2

Orange County, Florida

Zoning change — Orange County Vision 2050 Comprehensive Plan and Orange Code, Paused, announced 2025-06-03.

Replacement of Orange County's comprehensive plan and land development code. Adopted by the Board of County Commissioners, then declared null and void by the Florida Department of Commerce, which identified 14 policies as more restrictive or burdensome than those in effect before 1 August 2024. County staff are amending the flagged policies; the prior plan governs meanwhile.

Source: Orange County government newsroom, 'Orange County Seeks to Bring Vision 2050 Into Compliance with New State Law' (August 2025)

Miami-Dade County, Florida

Zoning change — City of Miami Transit Station Neighborhood Districts (Ordinances 14384 and 14385), Adopted, announced 2025-07-24.

Reported to amend the City of Miami Comprehensive Plan to add a TOD Nodes future land use category and to amend Article 3 of the Miami 21 zoning code to create Transit Station Neighborhood Districts, allowing qualifying properties inside TOD Nodes to petition to develop under the more permissive T6-12 or T6-24b transect standards. If confirmed, this is the single most consequential entitlement change in the city for sites near Metrorail, Metromover, Brightline and the planned Northeast Corridor stations.

Source: City of Miami, official Legistar-generated ordinance text, File ID 17599 (Miami 21 text amendment adding Sec. 3.19 Transit Station Neighborhood Development) -- mirrored by coconutgrovespotlight.com because miami.gov/legistar/municode block automated fetch

Cyprus

Road — Paphos-Polis Chrysochous Motorway (A7), Ayia Marinouda-Stroumbi section, Announced, announced 2025-08-08.

New motorway section with five bridges, two tunnels, four overpasses and twelve underpasses; initially two lanes with provision for four; connects to the Limassol-Paphos motorway near Ayia Marinouda and includes a planned Tsada interchange.

Source: Cyprus Mail, "Two bids submitted for €125m Paphos-Polis highway project"

New York County

Zoning change — Midtown South Mixed-Use Plan (rezoning), Approved, announced 2025-08-14.

Replaces manufacturing-only zoning across 42 blocks with new mixed-use residential districts (including newly created R11/R12 districts), enabling by-right high-density residential development; City Council gave final approval Aug 14, 2025 after City Planning Commission approval in June 2025

Source: New York City Council press release, Aug 14 2025

Dubai (Emirate)

Masterplan — Dubai Creek Harbour — Dubai Square, Under construction, announced 2025-12-05.

Emaar's own press release confirms construction is underway on Dubai Square, a 2.6 million sq m retail/hospitality/commercial destination billed as the world's first drive-through mall, anchoring the wider AED180 billion, 11 million sq m Dubai Creek Harbour masterplan (stated as three times the size of Downtown Dubai).

Source: Emaar Properties official press release — "Emaar unveils 'Dubai Square': The world's first drive-through mall" (distributed via Euroland investor-relations CDN)

Miami-Dade County

Port — PortMiami Cruise Terminal G (Royal Caribbean Group), Under construction, construction under way since 2026-01-08.

New purpose-built cruise terminal (Terminal G) at PortMiami for Royal Caribbean Group (serving Royal Caribbean International, Celebrity Cruises, and Silversea), designed to LEED certification standards with capacity for up to 7,000 passengers and support for Icon-class vessels. Includes a multi-level parking garage and an intermodal facility. Design-build delivery by Lemartec-NV2A Joint Venture, architecture by Perez & Perez Architects & Planners. Groundbreaking held Jan 8, 2026 with Miami-Dade Mayor Daniella Levine Cava, PortMiami Director/CEO Hydi Webb, and Royal Caribbean Group Chairman/CEO Jason Liberty.

Source: Miami-Dade County official press release: Mayor Levine Cava, Royal Caribbean Group, and partners celebrate groundbreaking of new Cruise Terminal G at PortMiami

Los Angeles County

Rail — Sepulveda Transit Corridor — Locally Preferred Alternative (Modified Alternative 5), Announced, announced 2026-01-22.

Metro's Planning and Programming Committee, at its January 14, 2026 meeting, recommended approving Modified Alternative 5 — an underground heavy-rail line between Van Nuys and Westwood/UCLA with a connection to the Metro G Line and East San Fernando Valley Light Rail Line at Van Nuys Boulevard — as the Locally Preferred Alternative, and authorized further design work on an Initial Operating Segment. No Final EIR, funding plan, or construction timeline has yet been adopted.

Source: Metro Board Report, File ID 2025-1062, Planning and Programming Committee, January 14, 2026 (Sepulveda Transit Corridor Draft EIR and Locally Preferred Alternative)

Maricopa County, Arizona

Transit — West Phoenix Extension (light rail), Announced, announced 2026-01-27.

A proposed 10-mile light rail extension connecting west Phoenix to the existing Valley Metro Rail system, running along Indian School Road to a terminus at the Desert Sky Transit Center. This is the current project of record for west-Phoenix light rail, prioritized by Phoenix City Council on 2026-01-27 after termination of the Capitol Extension (which would have connected via I-10).

Source: City of Phoenix, Public Transit newsroom: CAPEX Light Rail Extension Vote Result (published Jan. 28, 2026)

Maricopa County, Arizona

Transit — West Phoenix high-capacity transit corridor along Indian School Road, Announced, announced 2026-01-27.

On 2026-01-27 the Phoenix City Council directed that high-capacity transit options for west Phoenix be re-evaluated and that the proposed West Phoenix corridor along Indian School Road be prioritised, in place of the terminated Capitol Extension. At this stage this is a planning direction: mode, alignment and length are not settled.

Source: City of Phoenix, Public Transit newsroom: CAPEX Light Rail Extension Vote Result (January 28, 2026)

Orange County

Zoning change — Dowden Central Community Development District (Lake Nona, ~380 acres), Announced, announced 2026-03-16.

The Orlando City Commission approved an ordinance establishing a nearly 380-acre Community Development District (a special-purpose entity that finances and manages roads, drainage, utilities, parks and security for new development) on land petitioned by Beachline South Residential LLC, alongside a related planned-development amendment reported to add residential entitlements and an affordable-housing set-aside of roughly 10% of new units (about 723 homes).

Source: City of Orlando City Council minutes, March 16 2026, item 12.a (Ordinance 2026-2 adopted on second reading)

Maricopa County

Road — Loop 303 Southward Extension (Van Buren Street to MC 85), Under construction, construction under way since 2026-06-15.

Builds 4 new miles of elevated freeway (three general-purpose lanes each direction between Van Buren and Lower Buckeye, two each direction between Lower Buckeye and MC 85), a full diamond interchange at Yuma Road, a half-diamond at Lower Buckeye/Elwood, completion of the Van Buren interchange's southern half, and frontage roads; sets up a future connection to the planned State Route 30. A related eastern segment (Loop 202 to 97th Avenue) is slated to begin construction in fiscal year 2027, and the SR 30 segment connecting to Loop 303 is slated for fiscal year 2033.

Source: Arizona Department of Transportation (ADOT) news release

Cyprus

Education — Cyprus University of Technology (TEPAK) student housing and campus upgrade, Limassol and Paphos, Under construction, targeted for 2026-07-30 (Cyprus University of Technology and European Investment Bank's own target, not a confirmed date).

Construction and renovation of over 81,000 sqm of academic and administrative space, plus 703 new student dormitory rooms (500 in Limassol, 203 in Paphos); the Limassol campus upgrade includes a solar power plant.

Source: European Investment Bank, "Cyprus University of Technology gets €125 million in EIB support for campus upgrades"

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