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Cynthia Langelier Paine

Cynthia Langelier Paine

Partner

101 Constitution Avenue, NW
Suite 900
Washington, D.C., 20001
T 202.689.2966
cynthia.paine@nelsonmullins.com
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Cynthia focuses her real estate and tax practice on commercial real estate, affordable housing, workforce housing, economic development, and subsidized transactions. She has broad experience across all facets of real estate, including acquisitions, dispositions, financing, debt restructuring, commercial lending, and public-private partnerships. She also has specialty expertise, including HUD, USDA, and VA regulatory transactions, financing...

Cynthia focuses her real estate and tax practice on commercial real estate, affordable housing, workforce housing, economic development, and subsidized transactions. She has broad experience across all facets of real estate, including acquisitions, dispositions, financing, debt restructuring, commercial lending, and public-private partnerships. She also has specialty expertise, including HUD, USDA, and VA regulatory transactions, financing and compliance; various federal and state tax credit programs, including the low-income housing tax credit, opportunity zones, historic tax credits, new markets tax credits, and renewable energy credits.

She advises developers, lenders, housing authorities, syndicators, and government agencies on affordable housing initiatives, including both preservation and new development. Cynthia also works closely with community development corporations to support neighborhood revitalization and commercial growth. 

Cynthia Langelier Paine

and compliance; various federal and state tax credit programs, including the low-income housing tax credit, opportunity zones, historic tax credits, new markets tax credits, and renewable energy credits.

She advises developers, lenders, housing authorities, syndicators, and government agencies on affordable housing initiatives, including both preservation and new development. Cynthia also works closely with community development corporations to support neighborhood revitalization and commercial growth. 

Experience

The following is a selected sampling of matters and is provided for informational purposes only. Past success does not indicate the likelihood of success in any future matter.

Representative Matters

  • Representation of an owner/landlord in the disposition of a multi-property portfolio in connection with the development of a prominent mixed-use development in Washington, D.C.
  • Representation of a developer in the financing and development of a transit-oriented development.
  • Representation of various housing authorities across the country in development and redevelopment of their housing portfolio utilizing various financing structures and tools.
  • Representation of a national bank in the financing of a multi-tranche, multi-phase LIHTC/bond financing utilizing letters of credit as credit enhancement for a multi-phase affordably housing development in New York.
  • Representation of a global investment bank in the financing and credit enhancement of a multi-series bond financed large affordable development in Chicago.
  • Representation of a developer in the acquisition, financing, structuring, and development of a build-to-suit, mixed-use office development utilizing NMTCs in Pittsburgh.
  • Representation of a developer in the acquisition, development, and creation of various condominium regimes in Washington, D.C., including mixed-use and mixed-income condominium developments.
  • Representation of a fund in South Carolina in structuring nonprofit/for profit joint venture developments of affordable housing.
  • Representation of a quasi-governmental entity in its historic rehabilitation joint venture development with a for-profit developer.
  • Counsel to numerous clients with respect to the sale or acquisition of HUD-insured and assisted properties.
  • Counsel to clients regarding economic development transactions, including commercial developments, office, retail, and mixed-use developments in low- and moderate-income communities.
  • Counsel to clients with regard to real estate transactions in Washington, D.C. (office, retail, “for-sale,” and multifamily housing), including transactions benefiting from programs offered by the District of Columbia Department of Housing and Community Development, Housing Authority, and Housing Finance Agency.
  • Representation of clients regarding the transfer of properties financed under USDA’s Section 515 program.
  • Provision of regulatory guidance to clients with respect to transactions involving HUD programs, including HOPE VI, mixed-finance transactions, RAD, RAD for PRAC, and guidance to owners, developers, lenders, and entities of local government.

Publications

  • ABA Guide to HUD Programs Chapter on Coupling Tax Credit Programs with HUD Programs
The following is a selected sampling of matters and is provided for informational purposes only. Past success does not indicate the likelihood of success in any future matter.

Representative Matters

  • Representation of an owner/landlord in the disposition of a multi-property portfolio in connection with the development of a prominent mixed-use development in Washington, D.C.
  • Representation of a developer in the financing and development of a transit-oriented development.
  • Representation of various housing authorities across the country in development and redevelopment of their housing portfolio utilizing various financing structures and tools.
  • Representation of a national bank in the financing of a multi-tranche, multi-phase LIHTC/bond financing utilizing letters of credit as credit enhancement for a multi-phase affordably housing development in New York.
  • Representation of a global investment bank in the financing and credit enhancement of a multi-series bond financed large affordable development in Chicago.
  • Representation of a developer in the acquisition, financing, structuring, and development of a build-to-suit, mixed-use office development utilizing NMTCs in Pittsburgh.
  • Representation of a developer in the acquisition, development, and creation of various condominium regimes in Washington, D.C., including mixed-use and mixed-income condominium developments.
  • Representation of a fund in South Carolina in structuring nonprofit/for profit joint venture developments of affordable housing.
  • Representation of a quasi-governmental entity in its historic rehabilitation joint venture development with a for-profit developer.
  • Counsel to numerous clients with respect to the sale or acquisition of HUD-insured and assisted properties.
  • Counsel to clients regarding economic development transactions, including commercial developments, office, retail, and mixed-use developments in low- and moderate-income communities.
  • Counsel to clients with regard to real estate transactions in Washington, D.C. (office, retail, “for-sale,” and multifamily housing), including transactions benefiting from programs offered by the District of Columbia Department of Housing and Community Development, Housing Authority, and Housing Finance Agency.
  • Representation of clients regarding the transfer of properties financed under USDA’s Section 515 program.
  • Provision of regulatory guidance to clients with respect to transactions involving HUD programs, including HOPE VI, mixed-finance transactions, RAD, RAD for PRAC, and guidance to owners, developers, lenders, and entities of local government.

Publications

  • ABA Guide to HUD Programs Chapter on Coupling Tax Credit Programs with HUD Programs

Recognitions

The bar rules of some states require that the standards for an attorney's inclusion in certain public accolades or recognitions be provided. When such accolades or recognitions are listed, a hyperlink is provided that leads to a description of the respective selection methodology.

  • Recognized in Best Lawyers®, Tax Law (2023–2025)
  • Named to Capital Pro Bono Honor Roll (2021–2025)
  • Named to Virginia State Bar Pro Bono Honor Roll (2021-2025)

Professional Activities

  • Urban Land Institute, Workforce and Affordable Housing Product Council, member
  • American Bar Association Real Property Trust and Estate Section, Vice Chair DEI Committee, Multifamily and Special Uses substantive committee, Vice Chair, Affordable Housing and Community Development liaison, American Bar Association representative to the Uniform Law Commission task force on tenancy in common laws.
  • District of Columbia Bar Association
  • Virginia Bar Association

Leadership

  • National Leased Housing Association Board Member
  • National Housing and Rehabilitation Association Board Member

Cynthia focuses her real estate and tax practice on commercial real estate, affordable housing, workforce housing, economic development, and subsidized transactions. She has broad experience across all facets of real estate, including acquisitions, dispositions, financing, debt restructuring, commercial lending, and public-private partnerships. She also has specialty expertise, including HUD, USDA, and VA regulatory transactions, financing... and compliance; various federal and state tax credit programs, including the low-income housing tax credit, opportunity zones, historic tax credits, new markets tax credits, and renewable energy credits.

She advises developers, lenders, housing authorities, syndicators, and government agencies on affordable housing initiatives, including both preservation and new development. Cynthia also works closely with community development corporations to support neighborhood revitalization and commercial growth. 

Experience

The following is a selected sampling of matters and is provided for informational purposes only. Past success does not indicate the likelihood of success in any future matter.

Representative Matters

  • Representation of an owner/landlord in the disposition of a multi-property portfolio in connection with the development of a prominent mixed-use development in Washington, D.C.
  • Representation of a developer in the financing and development of a transit-oriented development.
  • Representation of various housing authorities across the country in development and redevelopment of their housing portfolio utilizing various financing structures and tools.
  • Representation of a national bank in the financing of a multi-tranche, multi-phase LIHTC/bond financing utilizing letters of credit as credit enhancement for a multi-phase affordably housing development in New York.
  • Representation of a global investment bank in the financing and credit enhancement of a multi-series bond financed large affordable development in Chicago.
  • Representation of a developer in the acquisition, financing, structuring, and development of a build-to-suit, mixed-use office development utilizing NMTCs in Pittsburgh.
  • Representation of a developer in the acquisition, development, and creation of various condominium regimes in Washington, D.C., including mixed-use and mixed-income condominium developments.
  • Representation of a fund in South Carolina in structuring nonprofit/for profit joint venture developments of affordable housing.
  • Representation of a quasi-governmental entity in its historic rehabilitation joint venture development with a for-profit developer.
  • Counsel to numerous clients with respect to the sale or acquisition of HUD-insured and assisted properties.
  • Counsel to clients regarding economic development transactions, including commercial developments, office, retail, and mixed-use developments in low- and moderate-income communities.
  • Counsel to clients with regard to real estate transactions in Washington, D.C. (office, retail, “for-sale,” and multifamily housing), including transactions benefiting from programs offered by the District of Columbia Department of Housing and Community Development, Housing Authority, and Housing Finance Agency.
  • Representation of clients regarding the transfer of properties financed under USDA’s Section 515 program.
  • Provision of regulatory guidance to clients with respect to transactions involving HUD programs, including HOPE VI, mixed-finance transactions, RAD, RAD for PRAC, and guidance to owners, developers, lenders, and entities of local government.

Publications

  • ABA Guide to HUD Programs Chapter on Coupling Tax Credit Programs with HUD Programs

Education

  • Georgetown University Law Center, JD
  • Northeastern University, BS

Admissions

  • District of Columbia
  • Virginia
  • Virginia District and Superior Courts

Practice Areas

Industries

The bar rules of some states require that the standards for an attorney's inclusion in certain public accolades or recognitions be provided. When such accolades or recognitions are listed, a hyperlink is provided that leads to a description of the respective selection methodology.

  • Recognized in Best Lawyers®, Tax Law (2023–2025)
  • Named to Capital Pro Bono Honor Roll (2021–2025)
  • Named to Virginia State Bar Pro Bono Honor Roll (2021-2025)
  • Urban Land Institute, Workforce and Affordable Housing Product Council, member
  • American Bar Association Real Property Trust and Estate Section, Vice Chair DEI Committee, Multifamily and Special Uses substantive committee, Vice Chair, Affordable Housing and Community Development liaison, American Bar Association representative to the Uniform Law Commission task force on tenancy in common laws.
  • District of Columbia Bar Association
  • Virginia Bar Association
  • National Leased Housing Association Board Member
  • National Housing and Rehabilitation Association Board Member