LIV Grows South Florida Footprint With Luxury Project

LandSouth Construction is the development’s general contractor.

Property at 96 Westview Place, Port Charlotte, Fla.
Livano Charlotte Harbor is expected to come online in early 2026. Image courtesy of LandSouth Construction

LIV Development has broken ground on Livano Charlotte Harbor, a 333-unit luxury project in Port Charlotte, Fla. The developer purchased the project’s 22-acre site for $8.4 million, according to Business Observer of Florida.

LandSouth Construction is the development’s general contractor, while Charlotte Dempster will serve as construction administrator. Charlan Brock Architects provided architectural services. Completion is expected in early 2026.

Livano is set to encompass one- to three-bedroom floorplans ranging between 831 and 1594 square feet spread across seven four-story buildings. Apartments are slated to feature quartz countertops with under-mounted sinks, semi-private balconies and patios and stainless-steel appliances. Community amenities will include a gym, a swimming pool, a dog park, fire pits and grilling stations, pergolas, as well as a boat house.


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In addition, a total of 7 acres will be dedicated to retail and businesses, according to Gulfshore Business. The area will comprise Livano Workplace—a private office building—and Livano Marketplace, a community marketplace including a Trapeze Coffee bar.

Located at 100 Tamiami Trail, the Charlotte County project is 7 miles south of U.S. Route 41 and less than 1 mile east of Myakka River. Port Charlotte’s city center is 10 miles eastward, while Fort Myers, Fla., is roughly 40 miles to the southeast.

Employers such as SeaBreeze Electric, Charlotte State Bank & Trust and Peace River Regional Med Center are within a 12-mile radius of the development. Less than 5 miles away, Centennial Park features four baseball fields and soccer fields, as well as a golf course.

Southwest Florida Coast’s roaring supply pipeline

The Southwest Florida Coast ranked third in Multi-Housing News’ Top 10 Emerging Multifamily Markets, having 16,166 units under construction as of December—the largest supply pipeline of the list—and a delivery count of 5,463 units in 2023, according to Yardi Matrix data.

Developers broke ground on 8,700 units in the region last year, the same data provider shows. Two of the projects are coming online under the Livano brand—a 234-unit development in Lutz, Fla., expected to open in the second quarter of 2025, and a 348-unit project in Spring Hill, Fla., set to launch this fall.