Historic preservation in Homestead works on two levels. Locally, the City of Homestead has a Historic Preservation Board whose stated mission is to recognize and preserve the sites of significant events and the unique architectural character of Homestead, and it has formally designated properties as historic. Nationally, several Homestead buildings and the downtown district are listed on the National Register of Historic Places, which is an honor and a planning tool but places no restrictions on private owners who use their own money. If you own, buy or plan work on an older building here, the key question is whether it carries a local designation, because that is usually what triggers design review. This page explains the difference and the steps to take.
Local designation versus the National Register
| Local designation (city or county) | National Register of Historic Places | |
|---|---|---|
| Who decides | The City of Homestead's Historic Preservation Board; for unincorporated areas, Miami-Dade County's historic preservation program | The National Park Service, after review by the state historic preservation office |
| What it does | Recognizes the property under local law; exterior changes and demolition may need local review and approval | Recognizes significance; listing alone does not restrict what a private owner does with private funds |
| When review applies | Typically before a building permit is issued for exterior work on a designated property | Only when a project uses federal funding, licenses or permits |
| Possible benefits | Eligibility for local incentive programs where they exist | Eligibility for the federal 20 percent rehabilitation tax credit for income-producing buildings |
A building can be locally designated, nationally listed, both or neither. The downtown district was listed on the National Register in 2007, and the city notes that the historic town hall is on both the local and the national registers.
How to find out whether a property is historic
- Ask the city. Contact the City of Homestead's planning and zoning staff, who support the Historic Preservation Board, and ask whether the property is locally designated or inside a designated district.
- Check the county list. For properties outside city limits, such as in the Redland, Miami-Dade County publishes a list of designated historic properties through its historic preservation office.
- Check the National Register. See the list on National Register sites in South Miami-Dade, or search the National Park Service's National Register database.
- Check the state inventory. The Florida Master Site File records historic structures that have been surveyed, even if they are not designated. Being recorded is not the same as being protected.
- Read the title documents. Some properties carry preservation easements or covenants recorded with the deed, often after grants were used for restoration.
Planning work on a designated building
In most Florida cities with local preservation ordinances, exterior work on a designated property needs a certificate of appropriateness, a preservation approval that must be obtained before the building permit. Ask the city what applies in Homestead and how long review takes. In general, expect review for:
- Demolition or relocation of a building
- Additions and new construction on a designated site or in a district
- Changes to windows, doors, roofs, porches and storefronts visible from the street
- New signs and awnings on commercial buildings downtown
- Fences, walls and paving in front yards
Routine maintenance and repairs with matching materials often need little or no preservation review, but confirm before starting. Interior work is usually not reviewed under local preservation rules, although regular building permits still apply.
Hurricane rules and historic buildings
Homestead is in Miami-Dade County, which falls within the Florida Building Code's High Velocity Hurricane Zone. Replacement windows, doors, shutters and roofing generally need approved, tested products. That can create tension with preservation goals, since original wood windows or historic roofing may not meet current standards. The Florida Building Code includes provisions for historic buildings, and preservation staff and building officials can often find solutions, such as impact-rated windows with profiles close to the originals or removable shutters. Ask both offices early. The background is in the page on Hurricane Andrew and Homestead.
Incentives to know about
| Incentive | Who it can help | Key condition |
|---|---|---|
| Federal historic rehabilitation tax credit | Owners of income-producing buildings such as shops, offices or rentals | The building must be a certified historic structure and the work must meet federal rehabilitation standards |
| Florida historic property tax exemption | Owners improving historic properties | State law lets counties and cities adopt an ordinance exempting the value of qualifying improvements; it applies only where a local government has adopted one |
| Community redevelopment programs | Downtown property and business owners | The city's community redevelopment agency has offered grant programs; eligibility and funding vary |
| State historic preservation grants | Usually public bodies and nonprofits | Competitive and subject to annual funding |
Programs and rules change, and tax credits involve detailed applications. Talk to a qualified professional before relying on any incentive.
Lessons from Homestead's own landmarks
The town's best-known buildings show how preservation actually happens. In 1980 the city council approved demolishing the 1917 town hall to make room for parking. Residents objected, about $61,000 was raised in donations, and a state grant of more than $170,000 paid for restoration, so the demolition was canceled. The building was listed on the National Register in 1997 and now houses the history museum. The Seminole Theatre, closed in 1979 and damaged in 1992, was donated to the city in 1993, designated a local historic site in 1995, and reopened in 2015 with help from a 2014 city bond for downtown. Both stories are part of the self-guided walk through historic downtown.
Practical checklist for owners and buyers
- Confirm designation status in writing before you buy or plan work.
- Photograph the building's current condition, inside and out.
- Keep original materials where you can; repair before replacing.
- Talk to preservation staff before you hire a contractor or order windows.
- Budget extra time for review on exterior projects.
- Research the building's past; see the guide to researching house and family history.
Official information on the National Register program is available from the National Park Service. This page is general information, not legal advice; confirm current rules with the city or county before starting any project.
Frequently Asked Questions
Does Homestead have a historic preservation board?
Yes. The City of Homestead has a Historic Preservation Board whose stated mission is to recognize and preserve the sites of significant events and the unique architectural character of the city.
Does National Register listing restrict what I can do with my property?
Listing alone does not restrict a private owner using private money. Review applies when federal funding, licenses or permits are involved. Local designation, however, can require approval for exterior changes.
Do I need approval to change windows on a historic building?
If the building is locally designated, exterior changes such as new windows usually need preservation review before a permit is issued. In Miami-Dade, replacement windows also generally need approved hurricane-rated products.
Are there tax breaks for historic buildings in Florida?
Income-producing certified historic buildings may qualify for the federal 20 percent rehabilitation tax credit. Florida law also allows counties and cities to adopt property tax exemptions for improvements to historic properties.
Who handles historic preservation in the Redland?
The Redland is unincorporated, so properties there fall under Miami-Dade County's historic preservation program rather than the City of Homestead's board.