FOR IMMEDIATE RELEASE
TALLAHASSEE, May 8, 2026 – Florida’s Live Local Act has quickly become one of the most important property-rights tools available to landowners across the state. Originally passed in 2023, the legislation created new opportunities for owners of commercial, industrial, agricultural, and certain residential properties to pursue multifamily and mixed-use development with fewer political barriers.
By allowing qualifying projects to move through administrative approval rather than lengthy discretionary hearings, the law gave landowners more predictability and greater control over how their property could be used. For many agricultural and rural property owners, this restored development rights that had become increasingly difficult to exercise through traditional local approval processes.
Now, however, new amendments moving through Tallahassee could significantly change how portions of the law apply moving forward.
2026 Changes to the Live Local Act and a New Way to Secure Property Rights.
House Bill 1389, approved March 13, 2026 and effective July 1, clarifies that ordinary farm operations are not “commercial activity” for Live Local purposes, this may affect your property’s ability to qualify. There is still time to submit an application prior to the deadline.
Senate Bill 686 gives owners of agricultural enclaves a new, owner-driven certification process with a public hearing within 30 days and a final decision within 90, a rare instance of Tallahassee guaranteeing landowners a predictable timeline rather than leaving them at the mercy of local delay. If your property is adjacent to development, this will help landowners secure development rights.
Why this matters for landowners
The 2026 changes to Florida’s Live Local Act create both new opportunities and new restrictions for landowners. While some property owners may benefit from clearer development pathways and faster approval timelines under Senate Bill 686, others could face reduced flexibility as portions of agricultural land may no longer qualify under the updated Live Local standards.
For many landowners, this issue goes beyond development alone — it is about protecting property rights and preserving future options. The Live Local Act previously helped reduce the influence of lengthy political approval processes by allowing qualifying projects to move through administrative review. As new limitations take effect, some owners may find themselves facing additional government restrictions that could impact how their land can be used moving forward.
These changes also carry significant financial implications. Development potential often plays a major role in land value, especially in high-growth areas across Florida. Understanding how the updated legislation applies to a property can help landowners make informed decisions before opportunities become more limited.
How Senate Bill 686 Could Benefit Agricultural Landowners
One of the biggest changes in the 2026 updates is Senate Bill 686 and its new certification process for agricultural enclaves. For qualifying properties near existing development, the bill creates a more predictable approval process with required hearing and decision timelines, giving some landowners a clearer path toward securing development rights.
At the same time, other portions of the Live Local Act changes may restrict eligibility for certain agricultural properties moving forward. As these laws continue to evolve, many landowners are evaluating how the changes could affect future land use, development flexibility, and long-term property value. TLC Land Companies can help landowners better understand how these updates may apply to their property.
Connect With TLC Land Companies
As Florida’s Live Local Act continues to evolve, some landowners may gain new opportunities while others could face added restrictions on future development. Acting early may help preserve property rights, land value, and long-term flexibility.
TLC Land Companies works with landowners to evaluate how these changes may impact their property and identify opportunities under the Live Local Act and Senate Bill 686. Now is the time to understand your options before the rules change further.
To learn more about how the Live Local Act and Senate Bill 686 may impact your property, contact TLC Land Companies today.
