Governor DeSantis's Plan to Eliminate Property Taxes: Understanding What This Means for Florida Property Owners & Residents
Florida’s housing and development landscape continues to evolve under the state’s ambitious Live Local Act, initially enacted in 2023 and recently amended by Senate Bill 1730, effective July 1, 2025. These amendments introduce major adjustments to zoning rules, density allowances, and tax incentives for developers and property owners across Florida. For Pinellas County residents, where affordable housing and land use remain hot issues, these changes are especially important.
At McGuire Law Offices, we help clients navigate complex real-estate laws and development regulations throughout Clearwater and the Tampa Bay area. Here’s what you need to know about how Florida’s updated Live Local Act may impact your property, project, or investment plans.
What Is the Live Local Act?
The original Live Local Act was designed to encourage affordable housing development by granting developers zoning flexibility and tax breaks for projects that include affordable or workforce housing units. It aimed to remove red tape at the local level, allowing housing projects to move forward in commercial, industrial, or mixed-use zones without extensive rezoning delays.
The 2025 amendments clarify and tighten many provisions to balance local control with statewide housing goals.
Key Changes in the 2025 Amendments
1. Refined Zoning & Density Standards
Under the new law, developers can still build affordable housing on land zoned for commercial or industrial use without rezoning—but local governments now retain limited authority to impose height, design, and compatibility standards. Density bonuses have been refined to prevent over-development while maintaining incentives for mixed-income projects.
2. Tax Incentives Expanded but Targeted
The 2025 update preserves key property-tax exemptions for affordable housing but links eligibility to longer affordability periods (typically 30 years or more). Developers who commit to affordability beyond the minimum term may qualify for greater reductions.
3. Transparency & Public Notice Requirements
The amendments add requirements for public notice and local hearings when a project invokes Live Local Act provisions. This change addresses concerns from municipalities and residents who felt shut out of earlier planning decisions.
4. Clarified Parking & Infrastructure Rules
Local governments may now require reasonable infrastructure and parking plans based on existing conditions. For high-density areas like downtown Clearwater or St. Petersburg, these rules affect whether a project moves forward without variances.
How This Impacts Property Owners and Developers
For developers, the amendments mean more predictability and fewer rezoning hurdles — but also greater accountability to local standards. For property owners, they offer new opportunities to sell or repurpose commercial land for housing projects.
Family law clients may also feel the impact in property division and relocation cases, where changing zoning or property values affect equitable distribution and parenting plans. A home’s reclassification or development potential could change its valuation in divorce proceedings or estate planning contexts.
Florida’s 2025 Live Local Act amendments bring both opportunity and responsibility for those involved in property development or ownership. Before starting a project or purchasing property under the new rules, consult an experienced real-estate attorney who understands the law’s implications.
At McGuire Law Offices, we advise clients on zoning, property rights, and the intersection of real estate with family and business law. Contact us today at 727-446-7659 to schedule a consultation.