The Florida Legislature approved only a small number of real estate-related bills before closing its session 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.
This legislative session was significant for the real estate industry, as it addressed topics such as homeowners associations, affordable housing timelines under the Live Local Act, and property tax relief. The limited progress made by lawmakers could have lasting effects on property owners, developers, and local governments across Florida.
Among the measures that passed was a bill allowing Jeffrey Soffer’s Fontainebleau Miami Beach resort to add waterslides without approval from a local historic preservation board. Legislators also expanded the Live Local Act to include land owned by counties, municipalities, school districts, and certain religious institutions for affordable housing projects. However, an amendment that would have eased construction of accessory dwelling units in single-family neighborhoods was removed from the final bill.
Insurance reform also advanced with SB 1028, which requires Citizens Property Insurance Corporation to create clearinghouses for private insurers to potentially take over policies from Citizens. This move aims to reduce reliance on the state-run insurer but leaves some uncertainty about consumer protections if surplus carriers become insolvent.
Other notable developments included SB 686 making it easier to develop residential projects on agricultural enclaves surrounded by developed land. Meanwhile, high-profile proposals such as eliminating property taxes on primary homes and major reforms for homeowners associations failed to gain full approval. The proposed elimination of non-school property taxes would require voter approval in a statewide referendum and is expected to be discussed further during upcoming special sessions.
Several other bills related to affordable housing requirements and large rural development projects did not pass. Efforts to revise post-hurricane rebuilding regulations also stalled after facing opposition from local governments concerned about losing authority over zoning decisions.
As lawmakers prepare for special sessions later this year, observers will be watching closely for potential changes that could reshape Florida’s real estate landscape.
