Real estate issues are a key focus in the current Florida legislative session, with lawmakers considering proposals that could impact housing affordability, local development regulations, and property taxes.
One of the main topics is the potential expansion of the Live Local Act. Senator Alexis Calatayud has introduced Senate Bill 1548 to broaden this workforce housing law, which allows developers to bypass some local zoning restrictions if they set aside 40 percent of units for households earning up to 120 percent of area median income. The proposed changes would include properties owned by counties, municipalities, and school districts, while limiting local governments’ ability to restrict building heights through setbacks and stepbacks. The bill also clarifies that farms do not qualify as commercial properties under Live Local.
Legislators are also considering extending how long affordable units must remain below market rates under Live Local. Current law requires these units to stay affordable for at least 30 years; House Bill 675 and Senate Bill 756 propose increasing this period to 50 years. These bills would also lower the income threshold for tax abatements from 120 percent to 100 percent of area median income.
Last year’s SB 180 restricted local governments from enacting stricter land use rules after hurricanes within disaster areas. Some municipalities have challenged this law in court, arguing it limits their control over development decisions following disasters. Senator Nick DiCeglie has filed Senate Bill 840 seeking to return more authority to cities and counties by reducing the scope and duration of these restrictions.
Other proposals include Senate Bill 354 and House Bill 299, which would allow landowners with at least 10,000 acres who meet certain requirements—including setting aside a majority of land for conservation or agriculture—to bypass some county and municipal regulations when developing master-planned communities. At least one-fifth of residential units in such projects must be affordable or designated for specific workforce groups like teachers or police officers.
The bills have drawn attention because they could limit public hearings on new developments and raise concerns about increased suburban sprawl. New York-based investment manager Ruane Cunniff has supported these measures through lobbying efforts after acquiring significant acreage in north Florida since 2017.
Lawmakers are also exploring ways to reduce or eliminate property taxes for homeowners with homestead exemptions—a move that would require constitutional amendments approved by voters. Proposals range from eliminating all non-school property taxes on homes (House Joint Resolution 201) to gradually increasing homestead exemption values over a decade (Joint Resolution 203), potentially phasing out property taxes by 2037. Another proposal (HJR 205) would end property taxes for homeowners aged sixty-five and older, while HJR 207 suggests an additional exemption based on assessed value.
Local officials warn that reducing property tax revenues could affect funding for essential services such as parks, infrastructure maintenance, fire departments, and other municipal functions.
Homeowners associations (HOAs) are another legislative target this session. Representative Juan Carlos Porras has introduced House Bill 657 allowing residents to begin dissolving their HOAs if at least twenty percent sign a petition; final dissolution would require approval from two-thirds of homeowners. However, legal experts caution that dismantling HOAs may prove challenging due to their responsibility for maintaining infrastructure like roads and stormwater systems.
“You may be dissolving the actual corporation, but how are you going to split up the assets?” said attorney Carolina Sznajderman Sheir. “Who is going to take responsibility for maintaining the roadways [and other infrastructure]? Who is going to be responsible for operating, maintaining and insuring this?”
Attorneys note that counties or municipalities may hesitate to assume control over HOA-owned infrastructure because doing so could mean higher taxes exclusively benefiting HOA residents.
House Bill 657 also proposes creating a Community Association Court aimed at reducing backlogs in circuit courts related to HOA disputes.
