Real estate is a central focus in the 2026 Florida legislative session, with lawmakers considering several bills that could affect housing development, property taxes, and homeowners associations across the state.
One major proposal comes from Sen. Alexis Calatayud, a Republican representing part of Miami-Dade County. She introduced Senate Bill 1548 to expand the Live Local Act. This law, enacted in 2023, allows developers to bypass local zoning rules if they set aside 40 percent of units for households earning up to 120 percent of the area median income (AMI). Developers can secure administrative approvals and build up to the tallest height permitted within a mile and at the highest density allowed locally. The law also offers property tax exemptions.
The expansion would include properties owned by counties, municipalities, and school districts while limiting local governments’ ability to restrict building heights through setbacks or stepbacks. It would also clarify that farms do not qualify for Live Local projects. Legislators are considering extending affordability requirements for below-market units from 30 years to 50 years and tightening eligibility for tax abatements by lowering the upper income threshold from 120 percent AMI to 100 percent.
Last year’s SB 180—part of an “Emergencies” package—restricted local governments’ ability to impose stricter development regulations following hurricanes in areas within 100 miles of a storm’s path. The law aims to speed rebuilding after disasters but has drawn criticism from local governments concerned about diminished authority over zoning decisions. Several South Florida cities joined a lawsuit against SB 180, including Bal Harbour, Fort Lauderdale, Homestead, and Palm Beach.
Senate Bill 840 by Sen. Nick DiCeglie seeks to restore some control to localities by narrowing these restrictions: it would reduce the temporary ban on new regulations related to hurricanes from all affected regions down to those within only 50 miles of a hurricane’s track and limit bans on zoning changes strictly to damaged properties. The bill would also allow moratoriums on reconstruction for stormwater management or repairs related to water supply or sewers.
Another proposal—Senate Bill 354/House Bill 299—would allow landowners with at least 10,000 acres to bypass county and municipal zoning if they meet certain conditions like providing affordable housing. Under this plan, called “Blue Ribbon Projects,” at least 60 percent of land must be reserved for conservation or agriculture; up to 12 residential units per acre could be developed on remaining land, with at least one-fifth designated as affordable or workforce housing or homes for qualifying public servants such as teachers and police officers. These projects could gain approval without public hearings.
Rep. Lauren Melo and Sen. Stan McClain are sponsoring these bills in the House and Senate respectively. According to investigative journalist Jason Garcia, New York-based investment manager Ruane Cunniff has supported these measures through an affiliate after acquiring around 80,000 acres in North Florida since 2017.
Lawmakers are also debating ways to reduce or eliminate property taxes on homesteaded residences—a move that would require constitutional amendments and voter approval in November. Proposed resolutions would exempt property taxes funding school districts but maintain funding levels for law enforcement agencies. One resolution seeks to increase homestead exemption values annually over ten years until property taxes are phased out by 2037; another targets full exemption for homeowners aged sixty-five and older; a third adds an additional exemption covering one-quarter of assessed value after other exemptions apply.
Local officials warn these changes could impact budgets for essential services like parks maintenance, fire departments, and infrastructure improvements.
Legislation targeting homeowners associations (HOAs) is also under consideration this session amid complaints about misconduct by some HOA boards—including allegations of election interference and financial mismanagement—in places such as West Kendall’s Hammocks community. Rep. Juan Carlos Porras proposed allowing residents to disband their HOAs via House Bill 657 if enough signatures are gathered and two-thirds approve termination rules filed with courts.
However, legal experts caution that dissolving HOAs poses challenges because associations own infrastructure such as roads and sewer systems—not just assets easily sold off—and local governments may hesitate taking over responsibility due to potential tax increases limited only to HOA communities.
Attorney Carolina Sznajderman Sheir said: “You may be dissolving the actual corporation, but how are you going to split up the assets? 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?”
HB 657 would also create a Community Association Court aimed at reducing case backlogs involving HOAs and condo associations in circuit courts.
