2026 Legislative Recap Webinar Series – Part 2 June 10, 2026 1
Event #9330837 { 1.5 CM | 1 Law CM
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Meet today’s experts
Edward Ng, AICP APA Florida President-Elect
Anna Grace DePaolo Metz Husband & Daughton
Doug Bell, Esq. Metz Husband & Daughton
Meet today’s experts
Charles T. Chapman IV, ICMA-CM Florida League of Cities
Lowell Atkinson Florida Housing Coalition
Nancy Stroud, FAICP, JD Nancy Stroud, P.A.
Sp e cia l Se ssio n E | M a y 12 – 2 9 , 2 0 2 6 | C a lle d b y th e L e gisla tu r e
Sp e cia l Se ssio n E Bu d ge t O v e r v ie w
$ 114.5B
$ 2 72 .2 M
F in a l Bu d g e t
F in a l T a x P a ck a g e
D o w n fr o m $ 115.1B la st y e a r
99– 6
H o u se Vo t e
H B 50 0 1E H ig h lig h t s: ● Reduces overall spending by $365.3 million
3 5– 0
Se n a t e Vo t e
C u r r e n t St a t u s
Pending Governor’s Action
● $14.3 billion in reserves ● $150 million allocated to the Debt Reduction Program ● Targeted salary increases for law enforcement, firefighters, park rangers, state attorneys and public defenders ● State health insurance premiums held constant
Image Credit: Florida Association of Counties
H B 50 0 1- E Environment and Agriculture Everglades Restoration Projects
$638.6 million
Water Quality Improvement Projects
$584.4 million
Alternative Water Supply
$50 million
Innovative Tech for Algal Blooms and Nutrient Enrichment
$10 million
Biscayne Bay Water Quality Improvements
$20 million
Water Projects / Wastewater, Stormwater, Septic-to-Sewer
$380.4 million
Rural and Family Lands Protection
$425 million
Florida Forever
$0*
Recreational Trails Program
$3 million
State Park Infrastructure Improvements
$46.5 million
Resilient Florida Planning Grants and Projects
$170 million
Beach Projects
$64 million
H B 50 0 1- E Housing SHIP
$165.7 million
SAIL
$70.8 million
Hometown Heroes
$50 million
Economic Development & Arts Job Growth Grant Fund
$40 million
Rural Infrastructure Fund
$22 million
Visit Florida
$80 million
Cultural and Museum Grants
$20 million
Transportation FDOT Work Program
$11.56 billion
Sp e cia l Se ssio n F | Ju n e 1- 3 , 2 0 2 6 | C a lle d b y th e G o v e r n o r
Sp e cia l Se ssio n F O v e r v ie w G o v e r n o r ’s P r io r ity : P r o p e r ty T a x R e fo r m • Not accomplished during Regular Session. • House passed HJR 203. • No Senate bill. • Property tax reform requires a Constitutional Amendment: • Had to pass the House and Senate with 60% support to appear on the 2026 ballot. • Requires 60% voter approval on the November 3rd General Election ballot to take effect.
H JR 2 0 3 T h e F lo r id a H o u se ’s P r o p e r ty T a x P r o p o sa l Passed House: 80-30 on 2/19/26
1 of 8 House Proposals
HJR 203: Homestead Tax Elimination Rep. Monique Miller (R–Palm Bay)
• Exempted homestead property from all ad valorem taxes except school district levies (effective Jan. 2027) • Prohibited local governments from cutting first responder funding below FY 2025–26 or 2026–27 levels (whichever is higher).
G o v e r n o r ’s P r o p o sa l Announced on May 27
H JR 1F : Sa v e o u r H o m e s fr o m E x ce ssiv e P r o p e r t y T a x e s 75- 2 6
H o u se Vo t e
30 -9
Se n a t e Vo t e
Am e n d m e n t s t o t h e G o v e r n o r ’s P r o p o sa l: Prior to floor consideration, both chambers adopted amendments to the Governor’s original property tax proposal during the committee process. The amendments made three key changes: •
Revised the proposal to ensure that the new homestead exemption only applies to non-school taxes, eliminating any impact on K-12 public education funding and removing school districts from the scope of the proposed constitutional amendments.
•
Modified provisions governing the use of property tax revenues, adding authorization for counties and municipalities to continue using ad valorem revenues to fund the operation and administration of constitutional officers, and allowing expenditures approved by those governing bodies and officers unless otherwise prohibited by law.
•
Removed a provision in the proposal that would have created a state trust fund to assist local governments in the implementation of the proposed constitutional amendments.
H JR 1F : Sa v e o u r H o m e s fr o m E x ce ssiv e P r o p e r t y T a x e s D e t a ils o f t h e F in a l Jo in t R e so lu t io n : • New homestead exemption (non-school taxes only): First $150,000 of assessed value exempt in 2027; first $250,000 beginning 2028 and thereafter. • Five-year phased exemption for new permanent residents (not FL residents as of Dec 31, 2026): $25,000 school levy / $50,000 non-school levy on first $50,000 of assessed value; eligible for full permanent-resident exemption after five years. • Legislature required to prescribe a uniform procedure for certain local governments to increase the amount of assessed value exempt from taxes. • Non-homestead annual assessment cap reduced from 10% to 5% per year. • County and municipal ad valorem tax revenue limited to specified governmental purposes.
H JR 1F : Sa v e o u r H o m e s fr o m E x ce ssiv e P r o p e r t y T a x e s Ad v a lo r e m t a x e s sh a ll o n ly b e u se d t o : Provide for public safety, including law enforcement, fire service, and emergency medical service; Provide funding for education and public schools; Finance or refinance infrastructure, including expenditures on road and bridge construction and maintenance and stormwater control; Finance or refinance natural resource projects, including flood control measures; Issue local bonds for uses consistent with the approved uses above, and to make debt service payments for existing obligations; Meet obligations for retirement benefits of local government employees; or Fund the operations and administration of county officers and commissioners established under Article VIII of the Florida Constitution and municipalities, and the expenditures approved by such county officers or county or municipal governing bodies, except those expenditures prohibited by general law.
SB 4F : P r o p e r t y T a x Ad m in ist r a t io n 75- 2 7
H o u se Vo t e
30 -8
Se n a t e Vo t e
C u r r e n t St a t u s
Pending Governor’s Action
Im p le m e n t in g Bill: •
•
Revises the calculation of the maximum millage rate a local government can levy with a simple majority vote. Rather than the calculation used in current law to determine the maximum millage rate, the bill requires use of the rolled-back rate used to comply with notice requirements. Provides an exception to the existing 75-word limitation for specified ballot summary statements.
During the committee process, both chambers adopted amendments to the Governor’s original implementing bill proposal. The amendments removed the following: •
Requirements for property appraisers to send notices regarding proposed constitutional amendments or revisions related to property taxes
•
Requirements for DOR to establish a website relating to proposed constitutional amendments
•
A $5.5 million appropriation for reimbursement for the costs of notices sent by property appraisers.
H JR 1F : 2 0 2 6 Ba llo t N o vem b er 3, 20 26
florida.planning.org/propertytax
APA Florida Legislative Session Webinar
How Florida’s Ballot Initiative on Property Taxes Could Affect Affordable Housing Programs
Lowell Atkinson Policy Analyst atkinson@flhousing.org
A Housing Policy Briefing for
APA Florida
June 10th, 2026
Florida Housing Coalition
www.flhousing.org
The Florida Housing Coalition
About Us Statewide 501(c)(3) providing training, technical assistance, and policy support to local governments, affordable housing builders, and advocates on affordable housing. We also are active in policy advocacy and research at the state and local levels. Our Work Includes: •
Ensuring compliance with local, state, and federal affordable housing programs
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Designing effective affordable housing programs
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Building the capacity of nonprofit housing providers
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Guiding land use planning for affordable housing
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Conducting research and data analysis
About Us
Housing Action Lab at the Florida Housing Coalition
We launched a new initiative last summer that is more involved in championing prohousing policies at the state and local level. Mission: • To be Florida's statewide hub for advocacy and research, making the case for state and local action to solve Florida's affordable housing shortage. • We equip policymakers, builders, industry leaders, and advocates with the tools and data they need to drive meaningful policy change.
Direct Advocacy
Actionable Policy Research
State and Local Coalition Building
About Us
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https://flhousingactionlab.substack.com/ Subscribe to our Substack for policy updates! Stay current on the issues that matter to housing advocates and practitioners: • Federal, state, and local policy updates
• Advocacy tools – briefs, talking points, and guides • Data on housing trends, gaps, and opportunities • Field reports and practitioner insights • Housing solutions and best practices • Reflections from FHC staff
About Us
The Proposed Homestead Exemption Increase
The amendment will lower property taxes for homeowners who may struggle to make ends meet such as (but may not reduce overall cost of services if fees are increased): • Low-income, cost-burdened homeowners (est. 1.02 million in Florida) • Seniors on fixed incomes • First-time homebuyers (who disproportionally pay higher homestead property taxes thanks to the Save our Homes Assessment Cap) But the proposed increased homestead exemption isn’t tied to income or need – it would apply to all homestead properties regardless of ability to pay. The breadth captures homeowners who can afford to pay property taxes and risks greatly reducing local budgets in the process.
Top Questions We Have on the Amendment’s Potential Impact
1.
What about renters?
2.
What happens to local funding for affordable housing programs?
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What will the impact on home prices be?
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What fees will local governments charge to make up the shortfall?
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What happens to local government staffing for the SHIP program and other state funded programs?
6.
What happens to local government staffing overall?
1. What about renters? Roughly one-third of Florida households are renters.
Amendment primarily benefits homestead property owners (except for the nonhomestead assessment cap reduction from 10 to 5%). Roughly one-third of Florida households are renters. • Florida homeownership rate in Q1 2026: 66.3% (per U.S. Census If the amendment passes, local governments may need to shift the tax burden to nonhomesteaded properties such as rental housing. • Higher property taxes for rental housing can translate into higher rents for tenants. • May make the Live Local property tax exemptions for affordable housing more valuable.
2. What happens to local funding for affordable housing programs? Localities may lose an important revenue stream to support low-income residents. Many local governments use ad valorem property tax revenue to support affordable housing initiatives, local housing trust funds, and housing program staff. General revenue commonly supports: • Downpayment assistance, new construction, home repairs, rental assistance, land acquisition, homelessness prevention, legal aid, & much more. Lower property tax revenue likely means: • Less local funding for affordable housing programs that serve low-income renters and would-be homebuyers. • Fewer local dollars available as match funding to unlock state and federal resources. • Localities will be less inclined to sell at a discount or donate public land for affordable housing.
FHC Substack on Local Housing Trust Funds
3. What will the impact on home prices be? We don’t know what the impact on the market will be.
The proposed amendment benefits residents who already own their homes, but what about those who have yet to purchase a home? The Realtor.com economic research team estimated that property values would jump about 7 to 9% if property taxes were eliminated outright on owner-occupied homes in Florida. • The proposed amendment doesn’t fully repeal these taxes, but the results could be similar. Two open questions: • If reduced property taxes push home prices up, could that offset the savings for first-time buyers and make entry harder? • Conversely, if local governments can’t maintain basic services and infrastructure, could that put downward pressure on property values?
4. What fees will local governments charge to make up the shortfall? Increased fees and charges for essential services may offset property tax reductions.
Lost revenue still has to be replaced. • Local governments will still need to pay for essential services. • To offset lost revenue, they’ll likely do a mix of cutting services, reducing spending, and finding new ways to raise money. What that could mean for households: • Charging households directly for services currently funded through the property tax. • New or higher fees may offset a sizable share of any property tax reduction.
5. What happens to local government staffing for the SHIP program and other state funded programs? This may require a full revamp in state programs that rely on local administration. The State Housing Initiatives Partnership (SHIP) program is one of Florida’s two core affordable housing programs funded by the Sadowski Trust Funds. It is deployed to 123 local governments for local housing initiatives. • SHIP statute caps administrative spending, including staffing • The administrative cap is frequently not enough to fully staff a SHIP program, so local governments routinely use local general funds to fill the gap. • We did a 2022 survey where over half of respondents reported using local general funds to maintain adequate staffing for the SHIP program. Why this matters: With less ad valorem revenue to support staff, some local governments may decline housing dollars they can't administer. The same risk applies to other statefunded programs that rely on local implementation.
6. What happens to local government staffing overall? Reduced staff capacity can stall needed housing reforms.
When planning and housing staff are cut, local governments lose the professional capacity to adopt the reforms Florida's housing shortage requires. Without adequate staffing, local governments may be less equipped to adopt policies such as: • Legalizing middle housing types and accessory dwelling units • Allowing more starter homes by reducing minimum lot sizes • Expediting permitting • Using public land for affordable homes Reduced capacity may also make it harder to comply with state mandates, including the Community Planning Act, the Live Local Act, development “shot clock” statutes, and other laws.
Role of the Florida Housing Coalition
• We will not have a public position on the property tax amendment. • Our role: data and analysis that help the public understand the potential effects on Florida’s affordable housing programs.
FHC’s Policy Team
Kody Glazer Chief Legal & Policy Officer Glazer@flhousing.org
Ali Ankudowich Director, Land Use Innovation Ankudowich@flhousing.org
Wis Benoit Research Associate Benoit@flhousing.org
Ryan McKinless Policy Analyst Mckinless@flhousing.org
Lowell Atkinson Policy Analyst Atkinson@flhousing.org
Questions?
Nancy Stroud, Esq., FAICP June 10, 2026
HB 1329 - Impact Fees SB 686 – Agricultural Enclaves Chapter No. 2026-34 HB 425 – Cemeteries Chapter No. 2026-87 HB 929 – Chickees Chapter No. 2026-55
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HB 1329 - Impact Fees Local Government Financial Transparency and Accountability Act. If Governor signs or takes effect without his signature, effective January 1, 2027 In addition to budgeting reforms, revises the impact fee provisions of the Community Planning Act. ∗ Adds definitions in 163.3164 for “impact fee” and “plan-based methodology” The latter is a study methodology that projects growth over a 10-year period, anticipates capacity impacts, and establishes a list of capital projects to mitigate the anticipated capacity impacts. Requires this methodology for adoption or increases to impact fees after July 1, 2026. ∗ Defines “extraordinary circumstances” in 163.31801(3). Means effects of development requiring mitigation, which exceed the statutory phase-in limitations for impact fee increases. Used in 163.31801(6)(g)1 but now defined. (6)(g)1 is amended to require various further study details and justifications for increases allowed by extraordinary circumstances. Includes, for example, how the funds will be used to increase capacity; data more than 4 years old cannot be used to demonstrate extraordinary circumstances. Increase cannot be more than 100 percent divided equally over 4 years.
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HB 1329 Clarifies that impact fee increase limitations apply to school district and special district impact fees. A city/county interlocal agreement to coordinate transportation impact mitigation entered into before October 1, 2024, may not extend beyond October 1, 2031. Creates a 30-day process for the government to issue a written approval or denial of a feepayer application for a refund or credit from an alleged overpayment. The feepayer then has 30 days to elect to receive either a refund or credit The government has 30 days after feepayer’s election to provide a full refund or credit.
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HB 1329 “TO DO” list for local governments: Ensure that statutory methodological requirements are built into studies for impact fee adoption and increases Establish protocols for the required refund procedure; note that this process (except for approval) is assigned to the Chief Administrative Officer Administrative Actions and Planning Toolbox Review city/county interlocal agreements for expiration dates consistent with new limitation
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SB 686 - Agriculture Enclaves Agricultural Enclaves, effective July 1, 2026 Amends sections 163.3162 and .3165, Fla. Stat. Establishes Certification process (repeals the existing comprehensive plan amendment requirement) Certification process requires local government written report within 30 days of application, public hearing within 30 days of report, and decision by governing body within 90 days of the application receipt. Automatic certification if clock is not met. Denial requires written detailed findings of fact and conclusions of law. (Quasi-judicial?) Certification standard: one or more adjacent parcels permits the same singlefamily density as the proposed enclave development. If adjacent to an interstate highway, can develop industrial, commercial or single-family to the density or intensity of one or more parcels adjacent to the enclave
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SB 686 If approved, applicant may submit development plans for single-family residential housing. Development plans must be consistent with future land use requirements (including use, density and intensity) of one or more adjacent parcels or an adjacent development. Development plans must be treated as a conforming use and, if adjacent to an urban service district, as if it were in the urban service district Regulations for the enclave can be no more burdensome than those for “other comparable uses or densities” If the enclave affects an established wildlife corridor, government is encouraged to incorporate site design standards maintaining habitat permeability, where feasible.
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SB 686 Approval Process Applicant and local government, within 30 business days after receipt of development plan, must agree in writing to a process and schedule for final decision. Process “may” be administrative and cannot require a public hearing or include review of plans “in a quasi-judicial process.” Government cannot require agreement to a process longer than 180 days. This preemption does not replace protections within Everglades Protection Area, Areas of Critical State Concern, property encumbered by a recorded conservation easement, or military installation or range. 7
SB 686 Areas eligible for certification Owned or controlled by one entity In continuous use for bona fide agriculture for 5 years before the development application In a county of 1.75 million population or less (not Miami-Dade, Broward) Surrounded on certain percentages of its perimeter, by various statutory formulas, in planned or existing industrial, commercial or residential development or are located in an adopted rural study area intended for residential uses Have public services or are scheduled to be available consistent with concurrency law, or applicant provides its proportionate share in a binding agreement Not exceeding 1,280 acres, or 4.480 acres if on at least 75% of its perimeter buildout is at least 1,000 residents per square mile (but not in counties covered by water protection plan specified in statute) 2026 amendments expire January 1, 2028 and text reverts to pre-existing June 30, 2026 text 8
SB 686 TO DO: Adopt or amend LDRs for establishment of agricultural enclaves (except in Broward and Miami-Dade Counties) Administrative Actions and Planning Toolbox Identify potential sites to the extent possible
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HB 425 - Historic Cemeteries Historic Cemeteries Program, effective July 1, 2026 Amends section 267.21 to add new subsection (3) Applies to historic African-American cemeteries recorded in the Master Site File that have vacant land and have sold or entered into a contract to sell the land for the express purpose of maintenance and upkeep of the cemetery The local government must administratively approve an application to rezone or change the land use designation to allow development “consistent and compatible with adjacent land uses” The local government may use “reasonable discretion” in determining the new classifications, as long as they are consistent and compatible with “the surrounding area.” 10
HB 425 TO DO: If applicable in your jurisdiction, seek guidance (from the state land planning agency?) about what the administrative process for comprehensive plan changes requires, if anything, for state review Query: how is such an approval appealed? Administrative Actions and Planning Toolbox Review the Master Site File (FDOS) to determine if applicable in your jurisdiction Possible changes to land development regulations to incorporate an administrative process 11
HB 929 Local Government Regulation of Chickees, effective July 1, 2026 Prohibits local government from enacting an ordinance, regulation or policy that prevents a member of the Miccosukee or Seminole tribe of Florida from constructing a chickee In a sideyard, if at least 10 feet from the property line Near another structure, if at least 10 feet from the structure In a manner more restrictive than federal floodplain management regulations
Amends 553.73(10) to redefine a chickee to allow certain components including electrical or plumbing features in accordance with a building permit 12
HB 929 - Chickees Creates a misdemeanor for chickee construction by person who is not a member of the Miccosukee or Seminole tribe, who attempts to assert an exemption from the Florida Building Code Amends 633.202, Florida Fire Prevention Code, to exempt chickees from the code and incorporated national codes, if The chickee is at least 20 feet from another structure subject to the Code or The chickee otherwise implements fire-proofing measures approved by a certified fire protection system contractor
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HB 929 TO DO: Audit and amend land development regulations and policies and applicable Administrative Actions and Planning Toolbox Coordinate changes with the building official
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Questions?
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Event #9330837