Live Local: Eligibility Isn't Entitlement
Why Live Local eligibility doesn't guarantee a project, and how to underwrite land accordingly.
Three Live Local Act projects in Miami Beach were shelved this month amid local opposition to the state law, The Real Deal reported. The statute is real. The approvals are not automatic.
What the law does
Florida's Live Local Act, passed in 2023, lets qualifying projects exceed local height and density limits. In exchange, at least 40% of units must be affordable to households earning up to 120% of area median income. Lawmakers have strengthened it twice since: SB 1730 in 2025 and HB 1389 in 2026.
It's working. In April 2026, 41% of the multifamily units under construction in the Miami market area were in fully or partially affordable buildings.
Where projects still stall
A site can qualify under the statute and still not get built. Common reasons:
Local opposition from residents and city officials, including litigation.
Financing, since affordable rents have to support today's construction and debt costs.
Timelines that stretch as approvals, appeals and permits stack up.
What it means for you
Landowners: Live Local can raise what your land is worth. But a buyer will discount for the risk that a project stalls. Price with both in mind.
Developers: Underwrite the politics, not just the zoning. Know the municipality, the neighbors and the litigation history before you go hard.
Every Devtrac Broker Opinion of Value on an eligible site includes a Live Local analysis, covering what the law allows and what's realistic to execute.
Sources: The Real Deal, "Russell Galbut scraps three Live Local Act projects in Miami Beach amid state law opposition" (Oct 13, 2026); Miami-Dade County, Live Local Act Update Memo (Mar 25, 2026); MIAMI REALTORS®, South Florida Affordable Housing Construction Surges Under Live Local Act (May 2026).
