Delray Beach credits historic preservation for downtown renaissance; tax abatement and awards highlight revival

Delray Beach officials and homeowners credit a focus on historic preservation with driving a downtown “renaissance” that began after the 1980s recession and continues into 2025, city historic preservation staff member Michelle Hoyland said.

The effort traces to planning actions in the late 1980s and early 1990s. “It was identified in the 1989 comp plan that there needed to be a revitalization and that there was a lot of value in preserving our sense of place,” said Michelle Hoyland, historic preservation specialist in the City of Delray Beach Development Services Department. That planning led to the creation of four historic districts in 1989 and, later, to designation of a fifth district, the West Settlers Historic District north of West Atlantic Avenue.

Why it matters: preservation rules, incentives and local advocacy helped shape investment patterns downtown and near the beach, officials said. The city also promotes property owners’ work through programs and awards, and the incentives can affect homeowners’ finances and renovation decisions.

Hoyland described how community opposition to commercial redevelopment of Old School Square helped spark preservation efforts. “Old School Square as an entirety the entire block was included as part of the Old School Square Historic District,” she said, and that preservation emphasis was a foundation for broader downtown investment.

Preservation interacts with private investment. Hoyland recounted an example of a homeowner on Swinton Avenue who restored a bungalow and researched the property’s history with the Spady Museum and the historical society. She said homeowners often find pride in restoring historic properties and that preserved neighborhoods make Delray Beach attractive to buyers and visitors.

The city also points to an economic incentive tied to renovations. “The tax exemption program … holds your taxes in place for 10 years,” Hoyland said, describing the program as an abatement that is transferable to a subsequent owner. She said the program is intended to help owners absorb renovation costs that would otherwise raise assessed values and property taxes.

Hoyland said the West Settlers Historic District — identified as a historically Black neighborhood settled in the late 19th and early 20th centuries — has recently seen renovations and investments. She said the city encourages owners in that district to partner with institutions such as the Spady Cultural Heritage Museum to document property histories and consider plaques that explain past uses, such as neighborhood businesses like Tressie’s beauty salon.

The city also marks preservation work with awards during National Historic Preservation Month. Hoyland said the Historic Preservation Board reviews completed projects and this year selected winners in four categories: three residential categories and a tied commercial category. The board’s honorees receive certificates and presentation to the City Commission during Preservation Month.

What the city did not state in detail during the interview: the transcript does not specify the exact ordinance or statute citation for the tax-abatement program, the current dollar values of recent renovation projects, a comprehensive list of properties in each historic district, or the dates when the West Settlers designation was formally adopted. Hoyland referred broadly to “state statutes” as the source of the tax exemption program and to actions in 1989 without citing an ordinance number.

Looking ahead, the city plans to present Preservation Month proclamations and the awardees at the May City Commission meeting and continue outreach to homeowners about preservation incentives, district histories and documentation.