House Bill 1389 (“HB 1389”) was approved by the Florida Legislature on March 13, 2026, and will become law on July 1, 2026, unless signed earlier or vetoed by the Governor. HB 1389, inclusive of updates to the “Live Local...more
3/16/2026
/ Affordable Housing ,
Community Development ,
Fair Housing Act (FHA) ,
Florida ,
Mixed-Use Zoning ,
Multi-Family Housing ,
Municipalities ,
New Legislation ,
Real Estate Development ,
State and Local Government ,
State Legislatures ,
Tax Exemptions ,
Zoning Laws
The City of Miami City Commission adopted an ordinance on January 8, 2026, amending both the City of Miami Code of Ordinances and the Miami 21 Zoning Code to establish a new “Resilience Trust Fund.” The fund is intended to...more
2/13/2026
/ Affordable Housing ,
Density Bonus ,
Flood Zones ,
Flooding ,
Florida ,
Infrastructure ,
Local Ordinance ,
Miami ,
Multi-Family Development ,
Real Estate Development ,
State and Local Government ,
Urban Planning & Development ,
Zoning Laws
The Shimberg Center for Housing Studies today released its annual report for 2025. Palm Beach, Broward, and Miami-Dade Counties continue to have the largest need for affordable housing in the State. The Orlando area,...more
In anticipation of the 2026 Florida Multifamily Middle Market Certification Program (more commonly known as the Live Local Tax Exemption) under Florida Statute Sec. 196.1978(3), Florida Housing Finance Corporation (“Florida...more
9/10/2025
/ Affordable Housing ,
Filing Deadlines ,
Florida ,
Local Taxes ,
Multi-Family Housing ,
Property Managers ,
Property Owners ,
Property Tax ,
Regulatory Requirements ,
State and Local Government ,
Tax Exemptions
In anticipation of the opening of the 2026 Florida Multifamily Middle Market Certification Program (more commonly known as the Live Local Tax Exemption) under Florida Statute Sec. 196.1978(3), Florida Housing Finance...more
Senate Bill 1730 (“SB1730”) was passed by the legislature on May 1, 2025, and will become law on July 1, 2025, unless signed earlier or vetoed by the Governor. SB1730 amends critical portions of the Live Local Act in Fla....more
The Florida Housing Finance Corporation (“FHFC”) recently published the 2025 Income Limits and Rent Limits. These figures reflect more than a 9% increase in most jurisdictions’ rent limits applicable to qualifying Live Local...more
In an effort to streamline development approvals, the City of Miami has introduced a new Administrative Site Plan Review (ASPR) procedure to address projects that meet zoning requirements without requiring special permits....more
The Florida Housing Finance Corporation is preparing to begin processing applications for the Missing Middle Tax Exemption for the 2025 tax year. Some of the deadlines for processing exemption applications have changed. This...more
The Florida Housing Finance Corporation has recently updated its guidance surrounding the Multifamily Middle Market Certification and its application process, as established by the Live Local Act. This initiative is...more
Credit goes to the City of Miami staff for becoming among, if not the first Florida municipality, to publish their updated interpretation and guidelines for Live Local Act 2024 (SB328). With the new clarifications generally,...more
6/6/2024
/ Affordable Housing ,
Community Development ,
Employee Housing ,
Florida ,
Housing Developers ,
Housing Market ,
Miami ,
New Legislation ,
Policies and Procedures ,
Real Estate Development ,
Urban Planning & Development
Florida Governor DeSantis just signed into law Senate Bill 328 (“SB328”), the enhancement to last year’s Live Local Act (“LLA” or “SB102”). The amendments made to the Live Local Act by SB328 are significant in both benefits...more
The Florida Housing Finance Corporation (“FHFC”) recently published their 2024 Income Limits and Rent Limits. These figures show up to a 10% increase in rent limits applicable to qualified Live Local Act projects throughout...more
On February 28, 2024, the Florida House of Representatives passed Senate Bill 328 (“SB 328”), previously unanimously approved by the Florida Senate by a vote of 112 to 1. SB 328, regarded as the Live Local Act 2024 (“LLA...more
2/29/2024
/ Affordable Housing ,
Critical Infrastructure Sectors ,
Florida ,
Housing Market ,
Low Income Housing ,
Low-Income Issues ,
Pending Legislation ,
Real Estate Development ,
Real Estate Market ,
Regulatory Agenda ,
State and Local Government ,
Urban Planning & Development
Yesterday, the Florida Senate on the opening day of legislative session unanimously passed by a vote of 40 to 0, Senate Bill 328 also known as the “Live Local Act 2024”. SB328 is in response to a mix of reactions to the...more
2/8/2024
/ Affordable Housing ,
Community Development ,
Construction Project ,
Critical Infrastructure Sectors ,
Employee Housing ,
Housing Developers ,
Housing Market ,
Real Estate Development ,
Regulatory Requirements ,
State and Local Government ,
Tax Credits ,
Urban Planning & Development
As expected, within days of the opening day of the 2024 Legislative Session came two proposed “clarification glitch” bills containing several proposed amendments to the Live Local Act. Senate Bill 328, sponsored by Senator...more
2/2/2024
/ Affordable Housing ,
Construction Project ,
Critical Infrastructure Sectors ,
Florida ,
Housing Market ,
Low Income Housing ,
Low-Income Issues ,
Preemption ,
Property Tax ,
Proposed Legislation ,
Real Estate Development ,
Regulatory Agenda ,
Urban Planning & Development
As commercial real estate markets across the U.S. cope with rising costs and slowing demand, Florida has been a rare bright spot. The Sunshine State has welcomed a record number of people and businesses in recent years, and...more
12/6/2023
/ Commercial Real Estate Contracts ,
Community Development ,
Condominiums ,
Construction Project ,
Florida ,
Infrastructure ,
Lenders ,
Neighborhood Revitalization ,
Real Estate Development ,
Redevelopment ,
State and Local Government ,
Urban Planning & Development
The Live Local Act provides a property tax exemption of up to 100% of the assessed value of a qualifying project’s units. In order to qualify, a project must contain at least 71 housing units, and must serve housing occupants...more
Rising home prices and sustained population growth has resulted in an affordability crunch affecting many of Florida’s top housing markets. In fact, six of the nation’s hottest rental markets are in the Sunshine State....more
Over the past several years, the Florida legislature has increased and expanded the tax exemptions for affordable housing projects in order to incentivize the development of additional affordable housing projects. In Senate...more
4/12/2023
/ Ad Valorem Tax ,
Affordable Housing ,
Construction Project ,
Florida ,
High Growth Segment ,
Housing Market ,
Infrastructure ,
Real Estate Development ,
Real Estate Market ,
Tax Exemptions ,
Urban Planning & Development
More Density, More Height and Less Bureaucracy -
The Live Local Act (“Live Local” or the “Act”) makes unprecedented changes to zoning law that impact and limit local government power....more
A lack of developable land in Florida, coupled with a rise in demand for commercial and residential real estate, is leading savvy investors to redevelop aging condominiums.
Originally Published in The Real Deal....more
Florida developers, contractors, and design professionals must be mindful of the fast-approaching deadline to comply with SEER2. If you are in possession of air-conditioning units that do not comply with the heightened...more
At this week’s City of Miami Commission meeting, the City of Miami adopted a series of important amendments to the Miami 21 Zoning Code. These amendments specifically impact the Wynwood Neighborhood Revitalization District...more
Last year, the Miami City Commission approved a major zoning overhaul for the portion of Wynwood lying north of NW 29th Street — dubbed Wynwood Norte. We previously published an article highlighting some of the new...more