The Florida Legislature approved only a small number of real estate-related bills during its session that ended on March 16, with many proposals stalling due to disagreements between the Senate and House of Representatives. Lawmakers are now expected to hold special sessions in the coming months to address unresolved issues, including the state budget and property tax reforms.
Real estate was a major focus this session, with about a dozen bills introduced targeting homeowners associations, affordable housing timelines under the Live Local Act, and building regulations. The most prominent proposal was Governor Ron DeSantis’ plan to eliminate property taxes on homesteads. However, most measures did not advance as planned.
Among the approved legislation is a bill allowing Jeffrey Soffer’s Fontainebleau Miami Beach resort to add waterslides by bypassing local historic preservation rules. Lawmakers also expanded the Live Local Act, which aims to address affordable housing shortages by permitting larger projects if at least 40 percent of units serve households earning up to 120 percent of area median income. The new provisions allow development on land owned by counties, municipalities, school districts, and religious institutions under certain conditions.
Insurance reform also passed with SB 1028, requiring Citizens Property Insurance Corporation to create clearinghouses for private insurers who may take over policies from Citizens. This move is intended to reduce reliance on the state-run insurer but leaves some consumer protections uncertain if surplus carriers are involved.
Other notable developments include SB 686 making it easier for residential projects on agricultural land surrounded by developed parcels and several failed attempts at broader property tax relief or significant changes to homeowners association regulations. A resolution eliminating non-school property taxes on homesteads passed in the House but was not considered by the Senate; it may be revisited in an upcoming special session and would require voter approval statewide.
The legislative session highlighted ongoing debates over balancing development interests with local control and affordability concerns. As lawmakers prepare for special sessions later this year, observers expect further discussion around property taxes and other key real estate issues.
