April 1, 2026
A QUICK RECAP OF 2026 SESSION (SO FAR)
Home builders had every reason to focus on Florida’s 2026 legislative session, because the ongoing home rule battle between local municipalities and state government regarding land use and zoning guidelines took some interesting turns as the session concluded on March 13.
The Blue Ribbon Bill, one of the more controversial proposed pieces of legislation, was passed by the state house but died in the state senate chambers on the final day. Meanwhile, the state house declined to consider a revamp of Senate Bill 180, a 2025 piece of legislation that has drawn the ire of local municipalities.
The legislature did pass a bill changing certain provisions in the 2023 Live Local Act, with the reforms receiving bipartisan support in the house and senate. However, that did not stop the Hillsborough County Commission from moving forward with a suit questioning the constitutionality of the Live Local Act.
Another Hillsborough County development opportunity? A bill, sponsored by Rep. Michael Owen, R-Apollo Beach, will create an independent stewardship district in South Hillsborough County passed both houses.
All of the proposals that passed still must be signed by Gov. Ron DeSantis to go into law. It’s unclear how DeSantis will move, especially given his contentious relationship with the state house and Speaker Danny Perez, R-Miami. Here is a few highlights:
Blue Ribbon Bill
Largely focused on Florida’s rural lands, the Blue Ribbon Bill aimed to allow developments of 15,000 or more contiguous acres with at least 60% of the land set as “reserve area” and 40% for commercial and residential use.
Even after State Rep. Lauren Melo, R-Naples, amended the bill, assuring there would be public hearings and land set aside wouldn’t be used for golf courses, data centers or solar farms, the Florida Association of Counties joined a list of critics against it. They argue it will lead to sprawl, increase growth without infrastructure, and eliminate home rule.
With a group of state senators, including former state senate president Kathleen Passidomo, R-Naples, questioning the Blue Ribbon Bill, it failed to get a vote on the floor. However, most prognosticators believe it will return in 2027.
SB 180 vs. SB 840
Similar complaints arose last year about SB 180. The 2025 bill aimed to help with disaster recovery after three hurricanes hit the state in 2024, ensuring the rebuilding of homes without interference from local governments. Local municipalities, however, said developers used the law to circumvent growth management laws dealing with wetland protection, flood control, and rural preservation.
Several GOP state senators led the creation of SB 840 this session to revamp the 2025 law after complaints from constituents. But the house did not file a companion bill and late in the session, Perez said he wasn’t familiar with the proposal.
Live Local Act
The legislature’s passage of Live Local Act revisions did include a 109-2 vote in the state house. It seeks to expand affordable housing by easing zoning rules to bring about more apartment buildings, mixed-use housing, and accessible dwelling units.
Yet it’s limit on local restrictions has municipalities again pleading for home rule. In Hillsborough County, the lawsuit continues and argues it allows developers to ignore county-negotiated agreements and deprives affected property owners of their voice on proposed projects.
Land Reserve Stewardship District
According to Florida Politics, the stewardship district would have authority to build, operate, and maintain infrastructure such as roads, stormwater systems, water and sewer utilities and conservation areas. It also could levy non-ad valorem assessments, issue bonds, and impose user fees within its boundaries.
However, Rep. Owen maintains his proposed legislation, unlike the other spate of recent land use laws and bills, doesn’t supersede local government and is subject to Hillsborough County’s comprehensive plan and zoning regulations.
Epilogue
The state legislature will hold a special session, likely in April, to complete the budget, and possibly take on congressional redistricting. During the session, any of the bills that failed to get passage could resurface, but it’s more likely a version of the proposals will return for the 2027 session.