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Unveiling Florida's Live Local Act: A Comprehensive Overview




In a bid to tackle Florida's pressing affordable housing crisis head-on, the Live Local Act, also known as SB 102, emerges as a transformative statewide initiative. Designed to bolster the availability of affordable housing options for Florida's workforce, this legislative endeavor promises to reshape the housing landscape, fostering stronger ties between residents and their communities.


Reintroduction of the Live Local Act:

Recently reintroduced through Senate Bill 328 and House Bill 1239 by Senator Alexis Calatayud and Representative Vicki Lopez, the Live Local Act undergoes refinement. The aim? To address prior confusion and accommodate community demands, underscoring its evolving nature in response to changing needs.


Original Goals and Bipartisan Support:

Since its inception in July, the Live Local Act has garnered significant bipartisan support for its ambitious goals. By streamlining development processes and offering tax incentives to developers, the Act seeks to catalyze housing growth and alleviate rent burdens across the state.


Proposed Changes and Restrictions:

However, proposed amendments under consideration now include provisions to restrict development on industrial land near waterfronts and reintroduce height limitations in proximity to single-family neighborhoods. These changes highlight the delicate balance between housing needs and community interests.



Impact on Affordable Housing:

Crucially, the Act incentivizes affordable housing through tax breaks, stipulating that 40% of residential units in qualifying projects must be affordable. Success stories like Laguna Gardens exemplify the Act's potential to translate tax savings into tangible benefits for renters, fostering a more inclusive housing landscape.


Mixed Reaction and Confusion:

Despite its noble intentions, the Live Local Act has encountered mixed reactions and implementation challenges from local governments. Confusion persists over the definition of affordable housing, leading to regulatory delays and legal disputes between developers and municipalities.


Legal Battles and Municipal Pushback:

Moreover, some municipalities have implemented moratoriums on development or faced legal challenges from developers. State preemption of local control has sparked discontent among local officials, leading to tensions over development decisions.


Proposed Amendments and Clarifications:

The Act's amendments aim to provide clarity by refining regulations and addressing key concerns, such as industrial land preservation and height restrictions near residential areas.


Future Prospects:

Looking ahead, the Live Local Act remains a pivotal instrument in Florida's housing strategy, offering hope for developers committed to workforce housing initiatives. With the Senate's recent passage of SB 328 and the House's ongoing review of its counterpart bill, the Act's evolution underscores the state's ongoing commitment to balancing housing affordability with community interests in a dynamic regulatory landscape.



In conclusion, Florida's Live Local Act represents a bold step forward in addressing the state's affordable housing crisis. With its multifaceted approach and ongoing adaptations, this legislative endeavor holds the promise of creating a more equitable and sustainable housing future for all Floridians.


Explore how our specialized market rent studies can support tax exemptions under Florida's Live Local Bill 102. Perfect for property owners looking to leverage local benefits. Bluemark Realty Advisors is a privately-owned appraisal company focused on providing the highest quality and service. We offer commercial and residential appraisal services including appraisal reports, reviews, and portfolio valuation. For more information about real estate valuation for commercial and real estate appraisals please reach us at 813-330-1339 or at victor@bluemarkra.com. 


Our Founder- Victor A. Torres, MAI

Victor A. Torres is a highly experienced and accomplished Senior Appraiser and founder of Bluemark Realty Advisors. With a wealth of knowledge and expertise, Victor has been providing exceptional commercial appraisal services since 2012, completing projects across Puerto Rico, Georgia, South Carolina and Florida. Specializing in residential subdivisions, multi-tenant retail facilities, triple net facilities, ground leases, industrial properties, proposed facilities, and single-tenant office/retail facilities, Victor is a respected and trusted professional in the industry.


In addition to his commercial appraisal work, Victor is currently managing the R3 Federal Program appraisals in the southern region of Puerto Rico. Funded by the Department of Housing and Urban Development of the United States (HUD), the R3 program provides assistance for the repair or reconstruction of single-family homes damaged by hurricanes Irma and/or Maria. Prior to co-founding Bluemark Realty Advisors, Victor held an appraiser position at Franklin Street Valuation Advisory in Tampa, Florida.


Victor holds a Bachelor's degree in Accounting from the University of Puerto Rico, Mayaguez campus and is State-Certified General in the state of Florida and Puerto Rico. He is also a Member of the Appraisal Institute (MAI), demonstrating his commitment to professional development and excellence in the field of appraisal. Victor A. Torres is a true industry leader, providing expert, reliable and unbiased appraisal services to clients.



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