New Florida Real Estate Laws in 2026: What South Florida Homebuyers Should Know

Published: January 24th, 2026 | Updated: May 14th, 2026

Florida's legislature is rewriting the rules on how homes get built, how neighborhoods get managed, and who makes those decisions. The 2026 session, which began in mid-January, includes bills that would allow developers to bypass local zoning in rural areas, make it easier to dissolve homeowners associations, and potentially eliminate property taxes for some Florida homeowners.

For anyone buying, selling, or living in Boca Raton, Fort Lauderdale, West Palm Beach, or anywhere across South Florida, these changes could affect how your neighborhood develops, what you pay in taxes, and how much control your city or county has over what gets built next door.

Key Takeaways

Lawmakers are expanding the Live Local Act to include government-owned land and limit local height restrictions, sparking pushback from small coastal cities that say it reduces their control over development.
Multiple proposals aim to cut or eliminate property taxes for homestead properties, but cities and counties warn that this could reduce funding for police, fire, parks, and infrastructure.
A new bill would create a legal process for dissolving HOAs and establish specialized courts to handle HOA and condo disputes faster.

Live Local Act keeps expanding

The Live Local Act, passed in 2023, lets developers bypass local zoning and public meetings if 40% of units are set aside for households earning up to 120% of the area median income. Projects that qualify can get fast-tracked administrative approval, reach the tallest height within one mile, use the highest local density allowed, and receive property tax breaks.

South Florida developers have filed a wave of applications under the law. Many cities, especially small coastal communities, say it removes their ability to control what gets built and where.

Senator Alexis Calatayud filed SB 1548 to further expand Live Local. The bill would allow projects on land owned by counties, municipalities, and school districts. It would also limit how cities can use setbacks and stepbacks to control building height, and it clarifies that farms and farm operations don't qualify as commercial properties under the law.

Separately, HB 675 and SB 756 would extend the affordability requirement from 30 years to 50 years and lower the income cap for tax breaks from 120% to 100% of the area median income.

Blue Ribbon Projects could reshape rural Florida

SB 354 and HB 299 would create a new category, "Blue Ribbon Projects," for landowners with 10,000 or more contiguous acres. These projects can bypass county and municipal zoning and certain regulations if they meet state requirements.

Under the bills, 60% of the land must stay in conservation, wildlife corridors, agriculture, or open space. The remaining 40% can be developed at up to 12 units per acre. At least 20% of units must be affordable, workforce housing, or qualify under the Florida Hometown Hero Program (for teachers, police, nurses, and other essential workers).

Qualifying projects would get administrative approval, meaning they would skip public hearings. Local governments would have just 60 days to review plans before projects are automatically approved.

The bills are sponsored by Senator Stan McClain (Ocala) and Representative Lauren Melo (Naples). Critics say the proposal weakens local control and could fuel sprawl by creating new cities in rural areas with limited oversight. Environmental groups and the Florida Association of Counties have raised concerns about infrastructure costs, wildlife corridors, and whether 60-day review periods are realistic for projects that could last 50 to 75 years.

According to reporting by journalist Jason Garcia, investment manager Ruane Cunniff has assembled about 80,000 acres in north Florida since 2017, paying at least $230 million for rural land, and supports the bills through an affiliate and lobbying efforts.

Florida property tax cuts: What homeowners need to know

After Governor Ron DeSantis floated the idea of eliminating property taxes on homesteaded homes, lawmakers filed multiple proposals to pursue some form of property tax reduction or phase-out. These plans would require constitutional amendments and voter approval, likely targeting a November 2026 ballot.

The proposals range from eliminating all non-school property taxes for homesteaded residences, to phasing out taxes over 10 years, to providing tax relief only for homeowners age 65 and older. All versions preserve school district property taxes and include language to prevent cuts to law enforcement budgets.

Cities and counties, including Orlando and Orange County, warn that these changes could reduce funding for parks, infrastructure maintenance, fire departments, and other services. Unlike school districts, whose funding would be protected, local governments would need to find other revenue sources or cut services.

Florida HOA reform 2026: New rules for homeowners associations

Representative Juan Carlos Porras is targeting homeowners' associations this session with HB 657. Residents statewide have accused some HOA boards of election interference, misuse of funds, unjustified assessment hikes, bullying, and retaliation. The bill highlights The Hammocks in West Kendall as a major example: South Florida's largest HOA, covering about 3,800 acres and 18,000 residents.

HB 657 would create a process for residents to potentially disband an HOA, though attorneys say it would be very hard to execute in practice. Here's how termination would work:

A petition signed by 20% of homeowners triggers the process.
The board must vote at a meeting within 60 days and set termination rules.
Termination would require approval by two-thirds of homeowners.
A plan of termination is filed in court.
A termination trustee (board or appointee) oversees dissolution, including asset sales.

Counties and cities may not want to take over HOA responsibilities because it could mean raising taxes to maintain infrastructure used mainly by HOA residents.

The bill would also create a Community Association Court to reduce the backlog of HOA and condo disputes in circuit courts. The specialized court would handle issues faster and with judges more familiar with HOA and condo law.

What this means for South Florida buyers and sellers

If you're buying in South Florida, these legislative changes could affect what gets built near you, how much say your city has over development, and what you'll pay in property taxes and HOA fees. Here's what to watch:

Live Local projects may appear in areas that were previously zoned differently. Ask your agent if any applications have been filed near properties you're considering.
If you're buying in an HOA, understand that the rules governing dissolution may change, potentially affecting long-term governance and services.
Property tax proposals, if approved by voters, could reduce your tax bill but might also mean reduced city and county services.
In coastal cities that have fought Live Local applications, expect ongoing tension between state law and local preferences on development density and height.

For sellers, the biggest impact may come from how Live Local and Blue Ribbon Projects affect nearby development. If a high-density project is approved near your home, it could change buyers' perceptions of the neighborhood, traffic patterns, and school capacity.

FAQ about Florida's 2026 real estate legislation

Will the Live Local Act affect all of South Florida?

Yes, potentially. The Live Local Act applies statewide to properties zoned for commercial, industrial, or mixed use. Developers who meet the affordability requirements can use it to bypass local zoning. South Florida has seen a wave of applications, especially in Broward and Palm Beach counties.

Are property tax cuts guaranteed?

No. The property tax proposals would need to pass the legislature and then be approved by Florida voters in a November 2026 referendum. Even if passed, implementation would depend on which version becomes law and how cities and counties adjust budgets.

Can my HOA actually be dissolved under the new law?

Only if HB 657 passes and at least two-thirds of homeowners vote to dissolve it. Attorneys say this would be very difficult in practice because of the high approval threshold and the complexity of dividing assets, taking over infrastructure, and managing liabilities.

What are Blue Ribbon Projects, and where would they be built?

Blue Ribbon Projects are large developments on 10,000+ acres that would get fast-tracked approval if they conserve 60% of the land. They would likely be built in rural counties with large undeveloped parcels, not in urban South Florida.

Local help for buyers, sellers, and investors in South Florida

If you're buying, selling, or investing in South Florida, it helps to work with someone who understands how state laws, local zoning, and development trends affect your options. If you have questions about how these legislative changes might impact properties you're considering or neighborhoods you're tracking, reach out to The Mastropieri Group, Realtors®.

For practical, hands-on support across South Florida, call (561) 544-7000.