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CS/HB 675 2026
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F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
A bill to be entitled 1
An act relating to affordable housing; amending ss. 2
125.010555 and 166.04151, F.S.; requiring certain 3
incentives be used for the construction of affordable 4
housing; revising upwards the length of time that 5
certain rental units must remain affordable in order 6
to qualify for a specified zoning variance; amending 7
s. 196.1978, F.S.; revising downward the maximum 8
median income used to determine eligibility for 9
certain tax incentives; amending s. 201.02, F.S.; 10
specifying that documentary stamp taxes do not apply 11
to deeds, transfers, or conveyances of residential 12
property to first-time homebuyers; defining the term 13
"first-time homebuyer"; amending s. 201.08, F.S.; 14
specifying that documentary stamp taxes do not apply 15
to certain documents executed by a first-time 16
homebuyer in connection with the purchase of a 17
principal residence; defining the term "first-time 18
homebuyer"; providing an effective date. 19
20
Be It Enacted by the Legislature of the State of Florida: 21
22
Section 1. Subsection (4) and paragraph (a) of subsection 23
(7) of section 125.01055, Florida Statutes, are amended to read: 24
125.01055 Affordable housing.— 25
CS/HB 675 2026
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F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
(4) In exchange for a developer fulfilling the 26
requirements of subsection (2) or, for residential or mixed-use 27
residential development, the requirements of subsection (3), a 28
county must provide incentives to fully offset all costs to the 29
developer of its affordable housing contribution or linkage fee. 30
Such incentives may include, but are not limited to: 31
(a) Allowing the developer density or intensity bonus 32
incentives or more floor space than allowed under the current or 33
proposed future land use designation or zoning; 34
(b) Reducing or waiving fees, such as impact fees or water 35
and sewer charges; or 36
(c) Granting other incentives. 37
38
Any incentives provided under this subsection must be used for 39
the construction of affordable housing. 40
(7)(a) A county must authorize multifamily and mixed-use 41
residential as allowable uses in any area zoned for commercial, 42
industrial, or mixed use, and in portions of any flexibly zoned 43
area such as a planned unit development permitted for 44
commercial, industrial, or mixed use, if at least 40 percent of 45
the residential units in a proposed multifamily development are 46
rental units that, for a period of at least 50 30 years, are 47
affordable as defined in s. 420.0004. Notwithstanding any other 48
law, local ordinance, or regulation to the contrary, a county 49
may not require a proposed multifamily development to obtain a 50
CS/HB 675 2026
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F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
zoning or land use change, special exception, conditional use 51
approval, variance, transfer of density or development units, 52
amendment to a development of regional impact, or comprehensive 53
plan amendment for the building height, zoning, and densities 54
authorized under this subsection. For mixed-use residential 55
projects, at least 65 percent of the total square footage must 56
be used for residential purposes. The county may not require 57
that more than 10 percent of the total square footage of such 58
mixed-use residential projects be used for nonresidential 59
purposes. 60
Section 2. Subsection (4) and paragraph (a) of subsection 61
(7) of section 166.04151, Florida Statutes, are amended to read: 62
166.04151 Affordable housing.— 63
(4) In exchange for a developer fulfilling the 64
requirements of subsection (2) or, for residential or mixed-use 65
residential development, the requirements of subsection (3), a 66
municipality must provide incentives to fully offset all costs 67
to the developer of its affordable housing contribution or 68
linkage fee. Such incentives may include, but are not limited 69
to: 70
(a) Allowing the developer density or intensity bonus 71
incentives or more floor space than allowed under the current or 72
proposed future land use designation or zoning; 73
(b) Reducing or waiving fees, such as impact fees or water 74
and sewer charges; or 75
CS/HB 675 2026
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F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
(c) Granting other incentives. 76
77
Any incentives provided under this subsection must be used for 78
the construction of affordable housing. 79
(7)(a) A municipality must authorize multifamily and 80
mixed-use residential as allowable uses in any area zoned for 81
commercial, industrial, or mixed use, and in portions of any 82
flexibly zoned area such as a planned unit development permitted 83
for commercial, industrial, or mixed use, if at least 40 percent 84
of the residential units in a proposed multifamily development 85
are rental units that, for a period of at least 50 30 years, are 86
affordable as defined in s. 420.0004. Notwithstanding any other 87
law, local ordinance, or regulation to the contrary, a 88
municipality may not require a proposed multifamily development 89
to obtain a zoning or land use change, special exception, 90
conditional use approval, variance, transfer of density or 91
development units, amendment to a development of regional 92
impact, amendment to a municipal charter, or comprehensive plan 93
amendment for the building height, zoning, and densities 94
authorized under this subsection. For mixed-use residential 95
projects, at least 65 percent of the total square footage must 96
be used for residential purposes. The municipality may not 97
require that more than 10 percent of the total square footage of 98
such mixed-use residential projects be used for nonresidential 99
purposes. 100
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F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
Section 3. Paragraphs (d) and (o) of subsection (3) of 101
section 196.1978, Florida Statutes, are amended to read: 102
196.1978 Affordable housing property exemption.— 103
(3) 104
(d)1. The property appraiser shall exempt: 105
a. Seventy-five percent of the assessed value of the units 106
in multifamily projects that meet the requirements of this 107
subsection and are used to house natural persons or families 108
whose annual household income is greater than 80 percent but not 109
more than 100 120 percent of the median annual adjusted gross 110
income for households within the metropolitan statistical area 111
or, if not within a metropolitan statistical area, within the 112
county in which the person or family resides; and 113
b. From ad valorem property taxes the units in multifamily 114
projects that meet the requirements of this subsection and are 115
used to house natural persons or families whose annual household 116
income does not exceed 80 percent of the median annual adjusted 117
gross income for households within the metropolitan statistical 118
area or, if not within a metropolitan statistical area, within 119
the county in which the person or family resides. 120
2. When determining the value of a unit for purposes of 121
applying an exemption pursuant to this paragraph, the property 122
appraiser must include in such valuation the proportionate share 123
of the residential common areas, including the land, fairly 124
attributable to such unit. 125
CS/HB 675 2026
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F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
(o)1. Beginning with the 2025 tax roll, a taxing authority 126
may elect, upon adoption of an ordinance or resolution approved 127
by a two-thirds vote of the governing body, not to exempt 128
property under sub-subparagraph (d)1.a. located in a county 129
specified pursuant to subparagraph 2., subject to the conditions 130
of this paragraph. 131
2. A taxing authority must make a finding in the ordinance 132
or resolution that the most recently published Shimberg Center 133
for Housing Studies Annual Report, prepared pursuant to s. 134
420.6075, identifies that a county that is part of the 135
jurisdiction of the taxing authority is within a metropolitan 136
statistical area or region where the number of affordable and 137
available units in the metropolitan statistical area or region 138
is greater than the number of renter households in the 139
metropolitan statistical area or region for the category 140
entitled "0-100 120 percent AMI." 141
3. An election made pursuant to this paragraph may apply 142
only to the ad valorem property tax levies imposed within a 143
county specified pursuant to subparagraph 2. by the taxing 144
authority making the election. 145
4. The ordinance or resolution must take effect on the 146
January 1 immediately succeeding adoption and shall expire on 147
the second January 1 after the January 1 in which the ordinance 148
or resolution takes effect. The ordinance or resolution may be 149
renewed prior to its expiration pursuant to this paragraph. 150
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F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
5. The taxing authority proposing to make an election 151
under this paragraph must advertise the ordinance or resolution 152
or renewal thereof pursuant to the requirements of s. 50.011(1) 153
prior to adoption. 154
6. The taxing authority must provide to the property 155
appraiser the adopted ordinance or resolution or renewal thereof 156
by the effective date of the ordinance or resolution or renewal 157
thereof. 158
7. Notwithstanding an ordinance or resolution or renewal 159
thereof adopted pursuant to this paragraph, property in a 160
multifamily project that received an exemption pursuant to sub-161
subparagraph (d)1.a. before the adoption or renewal of such 162
ordinance or resolution may continue to receive such exemption 163
for each subsequent consecutive year that the same owner or each 164
successive owner applies for and is granted the exemption. 165
Section 4. Subsections (9), (10), and (11) of section 166
201.02, Florida Statutes, are renumbered as subsections (10), 167
(11), and (12), respectively, and a new subsection (9) is added 168
to that section, to read: 169
201.02 Tax on deeds and other instruments relating to real 170
property or interests in real property.— 171
(9) Taxes imposed by this section do not apply to a deed, 172
transfer, or conveyance that transfers or conveys residential 173
property to a first-time homebuyer for use as a principal 174
residence. For purposes of this subsection, the term "first-time 175
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F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
homebuyer" means an individual and, if married, such 176
individual's spouse, who has no present ownership interest in a 177
principal residence during the 3-year period ending on the date 178
of purchase of the principal residence and who is a moderate-179
income person, low-income person, or very-low-income person as 180
defined in s. 420.602. 181
Section 5. Subsection (10) is added to section 201.08, 182
Florida Statutes, to read: 183
201.08 Tax on promissory or nonnegotiable notes, written 184
obligations to pay money, or assignments of wages or other 185
compensation; exception.— 186
(10) Taxes imposed by this section do not apply to 187
documents described in subsection (1) that are executed by a 188
first-time homebuyer in connection with the purchase of a 189
principal residence. For purposes of this subsection, the term 190
"first-time homebuyer" means an individual and, if married, such 191
individual's spouse, who has no present ownership interest in a 192
principal residence during the 3-year period ending on the date 193
of purchase of the principal residence and who is a moderate-194
income person, low-income person, or very-low-income person as 195
defined in s. 420.602. 196
Section 6. This act shall take effect July 1, 2026. 197