Florida’s twice-updated Live Local Act is delivering affordable units and faster approvals, but not for a major category of renters it promised to help.
A new report from Florida TaxWatch says the 2-year-old law is falling short for “missing middle” renters — households that earn too much to qualify for affordable housing subsidies, but not enough to comfortably pay market rents in their area.
The nonprofit, nonpartisan watchdog group says a major problem with the legislation is that its main incentive to help “missing middle” renters — a 75% property tax exemption for 80% to 120% AMI rentals — can be opted out of by eligible local governments.
Thirty-four of 49 counties eligible to opt out of the exemption this year have done so, citing the risk of revenue loss.
The legislation also doesn’t provide for pass-through to tenants, meaning landlords receiving tax breaks don’t have to lower rents. And many lenders ignore the exemption at underwriting, Florida TaxWatch found, because it kicks in only after a development’s completion, reducing the project’s feasibility.
Florida TaxWatch found that 35% of Sunshine State households were cost-burdened in 2022, meaning they spent more than 30% of their income on housing and related costs. By 2024, the state was short more than 323,000 affordable units for households at up to 30% AMI, and in 16 counties, at least a third of households are cost-burdened.
“As the 2026 Legislative Session approaches, Florida TaxWatch urges legislators to continue to work with stakeholders to pursue measures to address the provision of affordable housing, especially for the missing middle,” Florida TaxWatch Vice President and General Counsel Jeff Kottkamp said in a statement.
“These are our teachers, firefighters, police, and other professionals who cannot afford to live near where they work.”
Image via Florida TaxWatch.
Sponsored by Sen. Alexis Calatayud and Reps. Demi Busatta and Vicki Lopez, all Miami-Dade County Republicans, the Live Local Act passed in 2023 and was updated in 2024 and 2025 to address Florida’s growing demand for affordable housing.
Among other things, it provides developers with financial and regulatory incentives to build more housing units, requires local governments to prioritize affordable housing development, streamlines the approval process and mandates that a substantial portion of new housing units whose development benefited from Live Local be available to a wide range of income levels.
The measure also prohibits local governments from imposing rent controls, permits housing development on land owned by religious institutions and requires local governments to reduce parking requirements for transit-adjacent projects.
Since the law went into effect, 3,171 affordable units across 23 Florida properties have been added. Massive mixed-use projects served by transit are leading the way forward.
Image via Florida TaxWatch.
In Orange County, Catchlight Crossings by Wendover Housing Partners is bringing 1,000 units of which 600 will be set aside for 30% to 60% AMI households and 400 will serve the “missing middle.”
In Miami-Dade, the recently approved HueHub will deliver 4,032 units — the largest Live Local project to date — in the unincorporated West Little River area with substantial workforce set-asides. Another project in Midtown Miami proposes 598 apartments, with 40% reserved for households at 120% AMI or lower.
So Live Local is indeed “moving units,” Florida TaxWatch says, but still not at a fast enough pace to adequately serve “missing middle” households.
To do so, the group’s report calls for additional state incentives and more consistent local implementation, including:
— Creating a state corporate income tax credit for homebuilders that produce attainable single-family homes.
— A state low-income housing tax credit for rental properties to augment the federal credit.
— Providing tax credits to projects that adapt existing structures, including historic properties (a recommendation sure to rankle preservationists who fought similar provisions in Live Local’s 2025 update).
— Encouraging uniform administrative approvals and discouraging retroactive local code changes that derail qualifying projects.
— Maintaining and enforcing expedited litigation timelines and public reporting.
Live Local has drawn ample criticism over the past two years. In a June column, the TC Palm editorial board lambasted the measure as “the mother of all unfunded mandates” because it erodes home rule and forces local governments to handle growth impacts without new revenue while developers get state-backed zoning advantages.
Image via Florida TaxWatch.
A lengthy report the Palm Beach Post published the same month highlights how loopholes in the law and local preemption let developers build pricier “workforce” units without ensuring true affordability, which is what prompts many jurisdictions to opt out of the 75% “missing middle” tax break.
Others — including industry voices like the Florida Housing Coalition, Live Local’s sponsors and former Senate President Kathleen Passidomo, who oversaw its initial passage — argue the updated framework is essential to cutting red tape, channeling capital and making a dent in Florida’s short affordable housing supply.
“It’s working in many, many places,” Passidomo told the Post, adding that county and city officials must step up to maximize the legislation’s efficiency and efficacy. “It’s all about leadership on a local level.”
For the first time in a decade, hunters armed with rifles and crossbows are fanning out across Florida’s swamps and flatwoods to legally hunt the Florida black bear, over the vocal opposition of critics.
The state-sanctioned hunt began Saturday, after drawing more than 160,000 applications for a far more limited number of hunting permits, including from opponents who are trying to reduce the number of bears killed in this year’s hunt, the state’s first since 2015.
The Florida Fish and Wildlife Conservation Commission awarded 172 bear hunt permits by random lottery for this year’s season, allowing hunters to kill one bear each in areas where the population is deemed large enough. At least 43 of the permits went to opponents of the hunt who never intend to use them, according to the Florida chapter of the Sierra Club, which encouraged critics to apply in the hopes of saving bears.
The Florida black bear population is considered one of the state’s conservation success stories, having grown from just several hundred bears in the 1970s to an estimated more than 4,000 today.
The 172 people who were awarded a permit through a random lottery will be able to kill one bear each during the 2025 season, which runs from Dec. 6 to Dec. 28. The permits are specific to one of the state’s four designated bear hunting zones, each of which have a hunting quota set by state officials based on the bear population in each region.
In order to participate, hunters must hold a valid hunting license and a bear harvest permit, which costs $100 for residents and $300 for nonresidents, plus fees. Applications for the permits cost $5 each.
The regulated hunt will help incentivize maintaining healthy bear populations, and help fund the work that is needed, according to Mark Barton of the Florida chapter of Backcountry Hunters and Anglers, an advocacy group that supported the hunt.
Having an annual hunt will help guarantee funding to “keep moving conservation for bears forward,” Barton said.
According to state wildlife officials, the bear population has grown enough to support a regulated hunt and warrant population management. The state agency sees hunting as an effective tool that is used to manage wildlife populations around the world, and allows the state to monetize conservation efforts through permit and application fees.
“While we have enough suitable bear habitat to support our current bear population levels, if the four largest subpopulations continue to grow at current rates, we will not have enough habitat at some point in the future,” reads a bear hunting guide published by the state wildlife commission.
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Republished with permission of the Associated Press.
Early voting is underway in Miami as former County Commissioner Eileen Higgins and former City Manager Emilio González enter the final stretch of a closely watched Dec. 9 mayoral runoff.
The two candidates rose from a 13-person field Nov. 4, with Higgins winning about 36% of the vote and González taking 19.5%. Because neither surpassed 50%, Miami voters must now choose between contrasting visions for a city grappling with affordability, rising seas, political dysfunction and rapid growth.
Both promise to bring more stability and accountability to City Hall. Both say Miami’s permitting process needs fixing.
Higgins, a mechanical engineer and eight-year county commissioner with a broad, international background in government service, has emphasized affordable housing — urging the city to build on public land and create a dedicated housing trust fund — and supports expanding the City Commission from five to nine members to improve neighborhood representation.
She also backs more eco-friendly and flood-preventative infrastructure, faster park construction and better transportation connectivity and efficiency.
She opposes Miami’s 287(g) agreement with U.S. Immigration and Customs Enforcement, calling recent enforcement “inhumane and cruel,” and has pledged to serve as a full-time mayor with no outside employment while replacing City Manager Art Noriega.
González, a retired Air Force colonel, former Director of U.S. Citizenship and Immigration Services and ex-CEO of Miami International Airport, argues Miami needs an experienced administrator to fix what he calls deep structural problems.
He has made permitting reform a top priority, labeling the current system as barely functioning, and says affordability must be addressed through broader tax relief rather than relying on housing development alone.
He supports limited police cooperation with ICE and wants Miami to prepare for the potential repeal of homestead property taxes. Like Higgins, he vows to replace Noriega but opposes expanding the commission.
He also vows, if elected, to establish a “Deregulation Task Force” to unburden small businesses, prioritizing capital investments that protect Miamians, increasing the city’s police force, modernizing Miami services with technology and a customer-friendly approach, and rein in government spending and growth.
Notably, Miami’s Nov. 4 election this year might not have taken place if not for González, who successfullysued in July to stop officials from delaying its election until 2026.
The runoff has drawn national attention, with major Democrats like Democratic National Committee Chair Ken Martin, Arizona U.S. Rep. Ruben Gallego and Orange County Mayor-turned-gubernatorial candidate Jerry Demings and his wife, former Congresswoman Val Demings, backing Higgins and high-profile Republicans like President Donald Trump, Gov. Ron DeSantis and U.S. Sen. Rick Scott lining up behind González.
For both parties, Miami’s outcome is seen as a bellwether heading into a volatile 2026 cycle, in a city where growth, climate challenges and governance failures remain top concerns for nearly 500,000 residents.
Higgins, a 61-year-old Democrat who was born in Ohio and grew up in New Mexico, entered the race as the longest-serving current member of the Miami-Dade Commission. She won her seat in a 2018 Special Election and coasted back into re-election unopposed last year.
She chose to vacate her seat three years early to run for Mayor.
She worked for years in the private sector, overseeing global manufacturing in Europe and Latin America, before returning stateside to lead marketing for companies such as Pfizer and Jose Cuervo.
In 2006, she took a Director job with the Peace Corps in Belize, after which she served as a foreign service officer for the U.S. State Department under President Barack Obama, working in Mexico and in economic development areas in South Africa.
Since filing in April, Higgins raised $386,500 through her campaign account. She also amassed close to $658,000 by the end of September through her county-level political committee, Ethical Leadership for Miami. Close to a third of that sum — $175,000 — came through a transfer from her state-level PC.
She also spent about $881,000.
If elected, Higgins would make history as Miami’s first woman Mayor.
González, a 68-year-old born in Cuba, brought the most robust government background to the race. A U.S. Army veteran who rose to the rank of colonel, he served as Miami City Manager from 2017 to 2020, CEO of Miami International Airport (MIA) from 2013 to 2017 and as Director of Citizenship and Immigration Services at the U.S. Department of Homeland Security under President George W. Bush.
In private life, he works as a partner at investment management firm RSMD Investco LLC. He also serves as a member of the Treasury Investment Council under the Florida Department of Financial Services.
Since filing to run for Mayor in April, he raised nearly $1.2 million and spent about $1 million.
Mills was a day-one Byron Donalds backer in the gubernatorial race.
A former House Speaker and current candidate for Governor is leading the charge for Republicans as scandal swirls around a Congressman.
Saying the “evidence is mounting” against Rep. Cory Mills, Paul Renner says other candidates for Governor should “stand up and be counted” and join him in the call for Mills to leave Congress.
Renner made the call earlier this week.
But on Friday, the Palm Coast Republican doubled down.
He spotlighted fresh reporting from Roger Sollenberger alleging that Mills’ company “appears to have illegally exported weapons while he serves in Congress, including to Ukraine,” that Mills failed to disclose conflicts of interest, “tried to fistfight other Republican members of Congress, and lied about his party stature to bully other GOP candidates out of primaries that an alleged romantic interest was running in,” and lied about his conversion to Islam.
The House Ethics Committee is already probing Mills, a New Smyrna Beach Republican, over allegations of profiting from federal defense contracts while in Congress. More recently, the Committee expanded its work to review allegations that he assaulted one ex-girlfriend and threatened to share intimate photos of another.
Other candidates have been more reticent in addressing the issue, including Rep. Byron Donalds.
“When any other members have been involved and stuff like this, my advice is the same,” said Donalds, a Naples Republican. “They need to actually spend a lot more time in the district and take stock of what’s going on at home, and make that decision with their voters.”
The response came less than a year after Mills, a New Smyrna Beach Republican, spoke at the launch of Donalds’ gubernatorial campaign.