Policy in Progress: What’s Changing in Florida Housing Law and more
The Ledger is your source for the latest updates, stories, and insights on the Live Local Act (LLA) and its profound impact on affordable housing across Florida. Every month, we delve into the transformative projects, legislative updates and community voices that are shaping the future of housing for Florida’s workforce.
Stay informed with in-depth features on innovative developments, learn about implementation strategies of leading municipalities and explore the dynamic conversations within communities about urban planning and housing initiatives.
The Ledger is more than just a newsletter—it’s your gateway to understanding how policy and practice converge to create a more inclusive and affordable housing landscape in Florida.
Spotlight
🏗️ Florida’s SB 1730: What Developers Need to Know About the Live Local Act Expansion — With New Protections for Historic Areas
The fight to expand affordable housing in Florida just took another major step forward. Senate Bill 1730 — a sweeping update to the 2023 LLA— has successfully passed both legislative chambers and is now awaiting Governor Ron DeSantis's signature to become law. This legislation aims to streamline affordable housing development while incorporating safeguards for historic districts.
A Balancing Act: Growth vs. Preservation
Sponsored by Senator Alexis Calatayud (R-Miami), SB 1730 enhances the original Live Local Act by reducing local barriers to affordable housing projects in commercial and mixed-use zones. Recognizing concerns about the potential impact on historic communities, an amendment was introduced by Senator Shevrin Jones (D-Miami Gardens) and accepted by both Calatayud and Representative Vicki Lopez (R-Miami). This bipartisan amendment ensures that while promoting housing development, the character and integrity of historic districts are preserved.
Developer-Centric Updates: What’s New and What’s Important
✅ Expanded By-Right Zoning for Affordable Housing
Counties and municipalities must allow multifamily or mixed-use residential development in commercial, industrial, and mixed-use zones, as long as at least 40% of units are affordable rentals (for 30+ years).
No rezoning, variances, or comp plan amendments are required for eligible projects.
✅ Streamlined Approvals
Administrative approval is required for qualifying projects — no public hearings, no city council votes, no delays.
If your project complies with local development regs (except height, FAR, or density), it must be approved.
✅ Parking Requirements Reduced or Eliminated
20% reduction in parking minimums if the development is:
Within ¼ mile of a transit stop, or
Within ½ mile of a major transportation hub
Parking can be off-site (within 600 feet), and cities can’t require replacement for reduced spots.
Elimination of all parking requirements in designated transit-oriented areas.
✅ Height Limits Standardized
Local governments can’t restrict height below:
The tallest building allowed within 1 mile (as of July 1, 2023), or
3 stories, whichever is higher
For developments near single-family neighborhoods (25+ contiguous homes), height may be capped at 150% of adjacent properties or 3 stories minimum.
✅ Legal Leverage
Grants developers the right to file civil actions against noncompliant local governments, with courts required to prioritize such cases.
Allows for the awarding of up to $100,000 in damages and legal fees to prevailing developers.
🏛️ New: Special Protections for Historic Areas
After public pushback from preservation advocates, particularly in South Florida, SB 1730 now includes a carve-out for historic properties:
For buildings individually listed in the National Register of Historic Places, or contributing buildings in historic districts designated before January 1, 2000:
Local governments may cap the height at the lesser of the highest allowed in the area or 3 stories.
Cities may require architectural design elements that replicate or reflect historic facades.
This change won praise from Miami Beach officials who had previously warned the original LLA could endanger the city’s iconic Art Deco buildings.
📅 What’s Next?
Awaiting Governor's Signature: With the bill enrolled, it now awaits action by Governor Ron DeSantis.
Effective Date: If signed, the law will take effect on July 1, 2025.
Developers with pending applications under the previous Live Local Act may opt into the new provisions or revise their submissions to align with the updated regulations.
🔑 Final Takeaway
SB 1730 represents a significant shift in Florida's approach to affordable housing, offering developers expanded opportunities while respecting the state's rich historical heritage. As the bill awaits the Governor's signature, stakeholders should prepare to navigate the new landscape of housing development that balances growth with preservation.
For more detailed information on SB 1730 and its implications, you can refer to the full bill text and recent news coverage:
Florida House Moves to Close Local Loophole in Missing Middle Tax Relief
In a move to standardize affordable housing incentives statewide, the Florida House has proposed eliminating the local opt-out provision from the “missing middle” property tax exemption.
Currently, local governments can choose not to offer a 75% tax break on units rented to households earning 81% to 120% of the area median income (AMI) if they believe they already have enough housing at those levels. This opt-out, introduced just last year, has been used by counties like Seminole, Hillsborough, Orange, and Pinellas—leading to a patchwork application of the LLA across Florida.
The new proposal would end that option, requiring all local governments to apply the exemption, regardless of their own housing assessments. Supporters argue it’s a necessary step to create consistent incentives and address the state’s worsening housing shortage. Critics, particularly some local officials, worry it could limit local flexibility and strain municipal budgets.
As the bill moves through committee, all eyes are on how this shift could reshape local control—and how it might unlock more affordable housing development across Florida.
For more information on the proposed changes, head on over to last month’s issue here.
FHFC Releases 2025 Income and Rent Limits for Affordable Housing Programs
Effective April 1, the Florida Housing Finance Corporation (FHFC) has published its 2025 Income and Rent Limits, guiding everything from eligibility to rent ceilings in state and federal housing programs.
The 120% AMI rent limits show increases across Florida’s key housing markets. These increases, which range from $204 to $399 per unit depending on bedroom size, reflect the adjustments in rent ceilings across various counties, including Southeast Florida—Palm Beach, Miami-Dade, and Broward—and other key regions such as Hillsborough, Lee, and Seminole Counties. Overall, the rent limits have increased by approximately 9.2% from 2024 to 2025.
Here’s an overview of the updated rent limits for key counties across Florida
The updated limits are available on FHFC’s official website. You can access the full 2025 Income and Rent Limits document directly here: Florida Housing.
These updated rent limits are key for developers, property owners, and stakeholders utilizing the LLA as they provide guidance on the maximum allowable rents for housing projects. For more information on how these limits apply to your projects, feel free to contact us.
Live Local Development Round-Up: April Highlights
🔨 Onx Homes Breaks Ground in Minneola with Rapid-Build Tech
Lake County is seeing its first mixed-use Live Local project, thanks to Homestead-based Onx Homes. Their 178-unit townhome community will dedicate 40% of its units to below-market rents, featuring concrete homes cast in 30 days using proprietary “X+ Construction” tech. The futuristic builds aim for resilience and long-term affordability.
🔨 Cymbal DLT Scores $27M Refi for Midtown Miami Tower
The Miami developer locked in a refinancing deal for a 35-story, 596-unit tower with retail space. Built under LLA, the project will reserve units for households earning up to 120% of AMI. Groundbreaking is slated for 2026.
🔨 Wynwood Tower by Ex-MLB Player Approved Despite Bold Design
Alex Guerrero’s 41-story Live Local project in Wynwood Norte passed Miami’s design board—despite debate over its red-and-green murals. The building will include 94 units for the LLA and aims to redefine what workforce housing can look like.
🔨 Jacksonville’s “Pondry” Rises with State Backing
After a zoning rejection in 2023, Trevato Development is back with a 470-unit plan—188 of them slated to be under LLA—at The Pondry. This time, the developer is using LLA to bypass local hurdles. The project is now approved by right.
🔨 Allapattah Set for 400-Unit Tower Near Metrorail
Brokers Lyle Stern and Kerry Newman are planning a 24-story project near the Santa Clara Metrorail station, with 160 income-restricted units and micro-units.
🔨 South Miami’s First Live Local Tower Gets Greenlight
Bindor just secured approval for a 21-story, 236-unit tower near Sunset Place. With 95 workforce housing units and high-end amenities, the project will add much-needed density near transit—and marks South Miami’s debut into Live Local development.
