People Places, LLC

10/15/2026

Some of the discussion following our last post about the documented benefits of CRA-supported private investment quickly shifted from how the program works to Frank’s personal participation in it. That seems like a good reason to add some context.

CRA grants are not special arrangements for one developer. They’re an economic development tool available to qualifying property owners and businesses to help make redevelopment feasible when construction costs exceed what current rents and property values can support.

People Places is one of many recipients. Across our New Port Richey projects, we’ve invested more than $17 million in construction and major rehabilitation, excluding acquisition costs. Our estimated CRA assistance totals around $800,000—less than 5% of that private investment.

Those projects have returned vacant, underused, and long-marketed properties to productive use, substantially increased taxable value, and created property-tax revenue that continues to increase year after year.

But tax revenue is only part of the return.

Our projects were among the early significant private investments made after decades of decline and disinvestment downtown. They helped demonstrate that redevelopment in New Port Richey was possible and were followed by other major investments, including projects such as The Hacienda Hotel and Stonehaven, each supported by its own public-private partnership.

That investment has also created space for local entrepreneurs to realize their dreams of opening businesses, created hundreds of new jobs, and brought more activity downtown.

That’s the purpose of CRA funding: use a relatively small amount of public investment to help make much larger private investments possible.

The return is a stronger tax base, more private investment, more business opportunity, and a downtown that continues to build momentum.

If readers are interested in learning more about how a CRA functions, ways you can get involved and share your thoughts with the City as they set the development plan through 2050, click here: https://www.cityofnewportrichey.org/Departments/Economic-Development/Community-Redevelopment-Agency-CRA

10/07/2026

Why should taxpayers help pay to improve a privately owned building when the owner stands to profit from the investment?

It’s one of the most common objections to public-private redevelopment. At first glance, it can seem like public money is simply subsidizing a private asset and making it more valuable for the owner.

The economic development case rests on what happens beyond that property line. And research increasingly shows the return can extend much further.

Along St. Petersburg’s Central Avenue, older storefronts had an 89% occupancy rate compared with 75% in newer buildings, and historic districts have shown stronger residential property-value performance. PlaceEconomics:https://www.placeeconomics.com/wp-content/uploads/2024/06/St.-Pete-Report-5_7-reduced.pdf

In Lake Wales, the planned restoration of the historic Walesbilt Hotel is projected to add more than $21.8 million in value to nearby properties while attracting roughly 19,500 visitors annually. Lake Wales: https://lakewalesfl.gov/m/newsflash/home/detail/2098

And a Main Street America study found that 90% of businesses surveyed after storefront improvements reported higher sales, averaging a 20% increase. Restaurants saw some of the strongest results. Main Street America: https://mainstreet.org/the-latest/news/measuring-the-economic-impact-of-storefront-improvements

Some restoration projects can run into the multi-million dollar range, making it nearly impossible for property owners to even consider on their own. But, can you imagine the impact the restoration of a prominent property like The Clark building would have on our City?

Without public-private partnerships, these buildings may never achieve the potential economic value they could otherwise be providing; and their decay over time can become a major contributor to economic decline.

Currently, eligible historic projects can potentially combine the 20% federal Historic Rehabilitation Tax Credit with local incentives. Here in New Port Richey, CRA programs can reimburse up to 50% of qualifying façade and interior improvements, subject to program limits and approval.

That’s the broader case for using public dollars to help revitalize privately owned buildings in historic districts. The investment may begin with one property owner, but the benefit doesn’t necessarily stop at the property line.

Research has documented stronger business sales, higher nearby property values, more visitors, increased tax revenue, and additional private investment around successful rehabilitation projects. We have seen this effect in our own downtown.

A rising tide lifts all boats—and downtown, one improved building can help lift an entire neighborhood.

*Image is an AI generated visualization of an existing building in downtown New Port Richey.

10/06/2026

Pasco County has lost one of its early trailblazers, Jay B Starkey Jr. He was a man of his time in the best sense—kind-hearted, joyful, and deeply devoted to his family.

Jay B’s life reflected a profound commitment to Pasco County; to the land, to public service, and to the responsibility of leaving people and places better than you found them. Those values were passed on to his children and continue to influence the way Frank approaches his own work and service today.

We’re grateful for the legacy he has left for us all. Our hearts go out to Frank and the Starkey family.

Please visit the link below to learn more about Jay B's story and for information on his service.

He once owned 16,000 acres of land in Pasco County. Part of it is now preserved, while much of the rest are fast-growing neighborhoods.

10/05/2026

Who doesn't love the happy surprise of coming across whimsical, art in unexpected places? 🌻

10/05/2026

If you have thoughts on the future of NPR, here's your chance to be heard.

First, study up on what the current comp plan already includes. You can find that here (links at the bottom of the page):
https://www.cityofnewportrichey.org/Business/Development/Planning-Division

Then you can find the survey here:
https://www.cityofnewportrichey.org/Business/Development/Community-Development

What do you want the future of New Port Richey to look like?

This is your opportunity to help shape it. Join fellow residents for an interactive Community Visioning Workshop and work together to identify the goals and priorities that can help guide the City of New Port Richey’s 2050 Comprehensive Plan — a long-term guide for future growth, planning and city decision-making.

📅 October 8 at 6 PM
📍 Magnolia Room, New Port Richey Public Library

Your voice matters beyond the workshop, too. Share your ideas through the 2050 Comprehensive Plan Update Public Input Survey and help build a shared vision that can serve as a guide for the city officials shaping New Port Richey’s future.

Follow the link to: www.cityofnewportrichey.org/Business/Development/Community-Development

ℹ️ Learn more about the 2050 Comprehensive Plan Update
📝 Take the Public Input Survey
👉 RSVP for the Community Visioning Workshop

10/05/2026

It's exciting to see new creative event formats happening downtown that offer unique experiences for our community. 📖🤓

Okay, Inchstone Books family! The secret is officially OUT.

We’ve been building something big: Inchstone Books is bringing the New Port Richey Book Festival to Downtown New Port Richey on December 13th!

We’re filling downtown with featured authors, panels, signings, workshops, a curated Holiday Bookish Market, sensory-friendly experiences, family fun and holiday magic. If you're an author or vendor interested - applications are now open! Link in comments!

From here on out, the big reveals are happening at NPR Book Fest. Go follow, share the announcement, and save December 13. We cannot wait to show you what we’ve been working on. See less

10/05/2026

People Places was pleased to participate in the sold-out September ULI Tampa Bay StimULI Breakfast, Three Projects, Three Scales: Mixed-Use Development Across Pasco County. The panel brought together three developers with distinctly different projects and perspectives.

We enjoyed hearing from fellow panelists Hannah Mae Merten of Moffit at Speros [ https://www.moffitt.org/lp/speros/ ] and Ross Halle of Avalon Park Group [ https://avalonparkwesleychapel.com/ ], especially their thoughtful approaches to preserving East Pasco’s natural beauty.

Frank shared the small-scale developer’s perspective on infill opportunities in our older cities, where historic street grids, existing infrastructure, and underused properties offer tremendous potential for reinvestment.

Thanks to ULI Tampa Bay and moderator Michelle Adeeb for bringing us together for a great conversation and exchange of ideas.

10/01/2026

What could happen if we approached development by asking how many community needs one project might address?

In New York City, an underused piece of publicly owned land became 174 affordable apartments, a new public library, a childcare center, a STEM education center, a community kitchen, and space for neighbors to gather.

The interesting part is how they made it happen.

A philanthropic contribution through Robin Hood helped secure more than $90 million in public funding. The project brought together public agencies, private developers, nonprofit organizations, philanthropic partners, and community members through years of planning and collaboration.

New York City is very different from New Port Richey. But the approach offers something worth considering here.

Development is getting more expensive. Based on our experience evaluating new commercial construction locally, projects may require rents approaching $30 per square foot annually to make financial sense. That's a difficult proposition for many of the small, neighborhood-serving businesses we'd like to see succeed.

Meanwhile, the cost of housing, childcare, and other everyday necessities continues to put pressure on Florida households.

These challenges give us good reason to rethink how we approach development.

What opportunities might emerge if we brought public, private, nonprofit, and philanthropic partners together earlier in the process? Could shared resources, creative financing, and meaningful community participation allow a single development to address several needs while remaining financially viable?

And we should be thinking beyond city limits. Downtown New Port Richey has an opportunity to serve the surrounding communities that depend on it, too.

What needs are going unmet in our community, and how could we approach development differently to help meet them?

Maybe that means housing alongside childcare, affordable commercial space for businesses serving everyday needs, or facilities that allow nonprofit organizations to expand their services.

Perhaps our neighbors have entirely different ideas.

The important part is understanding what people actually need, not what we think they want, and being willing to explore different ways to make those projects possible.

Take a look at this project and the partnerships behind it. It's a useful example of what can happen when a community works together and takes a creative approach to leveraging its resources.

Read about the New Stories development and the partnership that made it possible.

The Development Kicks Off A Chapter of ‘New Stories’ for Inwood with a Modernized State-Of-The-Art Public Library, a Child Care Center and 174 Units of Deeply Affordable Housing

09/30/2026

Thank you, Habitat for Humanity Tampa Bay Gulfside!

The team at People Places is proud to be working alongside a leader who's kindness, compassion, and thoughtfulness guides his commitment to investing in people and the communities they live in.

⭐ Habitat Board Member Spotlight ⭐

This week, we're proud to highlight Frank Starkey, Vice Board Chair and President of People Places, LLC.

Frank's passion for creating vibrant communities and expanding access to housing has made him an invaluable member of Habitat's Board of Directors. As Vice Board Chair, he brings thoughtful leadership, industry expertise, and a deep commitment to ensuring more families have the opportunity to achieve the dream of homeownership.

His dedication to Habitat's mission helps drive meaningful impact across our region, supporting the work of building safe, affordable homes and stronger communities for generations to come.

Thank you, Frank, for your service, leadership, and unwavering commitment to helping families build brighter futures through homeownership. 🏠💙