The Florida Legislature approved only a small number of real estate 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 proposals.
This legislative session was significant for the real estate industry, as lawmakers considered about a dozen bills 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, which would require statewide voter approval.
Among the measures that passed was legislation allowing Jeffrey Soffer’s Fontainebleau Miami Beach resort to add waterslides by bypassing local historic preservation rules. Lawmakers also expanded the Live Local Act, permitting developers to build affordable housing projects on land owned by counties, municipalities, school districts, and religious institutions under certain conditions. However, an amendment making it easier to build accessory dwelling units in single-family neighborhoods did not advance.
Insurance reform also moved forward with SB 1028, requiring Citizens Property Insurance Corporation to create clearinghouses for private insurers willing to take over policies from Citizens. This aims to reduce reliance on the state-run insurer but leaves some consumer protections uncertain if surplus carriers become insolvent. The bill awaits Governor DeSantis’ signature.
Other notable developments include SB 686, which makes it easier for landlords to develop residential properties on agricultural land surrounded by developed parcels. Meanwhile, several high-profile proposals failed: efforts to eliminate property taxes for primary homes stalled in the Senate; a bill offering homeowners an exit from homeowners associations did not pass both chambers; and attempts to strengthen affordable housing requirements under the Live Local Act were unsuccessful.
Lawmakers are preparing for special sessions next month—first for passing a state budget before July 1 and then addressing redistricting. A third session may be held later this year specifically for property tax reforms. As these debates continue, local governments have raised concerns about potential financial impacts from proposed tax cuts.
