Live Local Act updates: what annual-lease renters should expect in Boca, Deerfield & Palm Coast

Maria V.
6 days ago
9 min read

What Is the Live Local Act?

The Live Local Act, enacted on July 1, 2023, is one of Florida’s most significant housing initiatives in recent decades. Designed to expand access to affordable and workforce housing, the law aims to encourage private developers to build and maintain rental units that are attainable for middle-income workers—such as teachers, nurses, and first responders—who often earn too much to qualify for traditional affordable housing yet still struggle with Florida’s rising rents.

Administered by the Florida Housing Finance Corporation, the Live Local Act provides a powerful suite of incentives to developers, including:

Property tax exemptions for projects that designate a portion of units for renters earning up to 120% of the area median income (AMI).
Streamlined permitting processes to accelerate approvals and reduce construction delays.
Zoning flexibility, which allows residential development on certain commercially zoned properties and encourages higher density to maximize land use efficiency.

In exchange for these benefits, developers must agree to maintain regulated rents for a set percentage of their units and comply with strict eligibility and reporting standards to ensure long-term affordability.

Importantly, the Live Local Act also reinforces Florida’s ban on rent control. The law prohibits local governments from enacting temporary rent control measures, instead promoting supply-side solutions to stabilize the market through new development.

2025 Revision: Senate Bill 1730

On July 1, 2025, Senate Bill 1730 (SB 1730) took effect, updating and refining the original Live Local Act. The revisions clarify several key elements:

Definitions and qualifying criteria for affordable housing projects were fine-tuned to ensure consistency statewide.
Local governments are restricted from adding additional requirements—such as impact studies or special approvals—beyond what the law already mandates, reducing regulatory hurdles.
Land-use and zoning provisions were clarified to explain how “commercial,” “mixed-use,” and density rules apply to Live Local Act projects, providing clearer pathways for mixed-income and multi-use developments.

Together, the Live Local Act and its 2025 amendments form the backbone of Florida’s effort to meet the state’s growing housing demand while balancing affordability, local flexibility, and development feasibility.

How Does This Affect Annual-Lease Renters?

For renters on one-year leases (or similar), the Live Local Act doesn’t directly mandate changes to your existing lease terms. It is not a rent-control law that automatically lowers rents across the board. Rather, its effects are more indirect, mediated via incentives to developers and local government changes.

Here are the key ways renters might see impacts (or not) over time:

Mechanism	What It Means for Renters	Timeframe / Caveats
More Affordable Units Coming Online	New developments under Live Local may offer some units at lower, income-restricted rents.	These units will typically be part of mixed developments (some units market rate, some restricted).
Zoning & Use Preemption	Cities/counties must allow certain multifamily and mixed-use developments in commercial or industrial zones, provided they meet the Live Local thresholds.	May enable more housing supply in areas where it was previously restricted — which over time may ease upward pressure on rents.
No Local Rent Controls	Local governments cannot impose temporary rent-control measures.	Rent volatility remains subject to market forces in many cases.
Incentives & Tax Exemptions for Developers	Developers who commit to affordability thresholds can benefit from property tax exemptions (for “missing middle” units) or sales tax refunds on building materials.	These savings may encourage more mixed-income or lower-rent units, though whether those savings translate to lower rent depends on the developer and local market.
Administrative Approval, Less Local Discretion	Qualifying projects must be approved administratively (without lengthy hearings) if they satisfy state criteria. Local governments can’t add extra hurdles.	That may encourage more developers to take on Live Local projects.
Height, Density, and Design Constraints Loosened (within limits)	A qualifying development can exceed local limits (height, density, etc.) if it meets Live Local thresholds.	The 2025 amendments clarify that local governments may not impose more stringent requirements than those in effect as of July 1, 2023.

So for renters: more affordable units might become available, especially in newer developments geared toward moderate-income tenants. But your current lease is not automatically altered by the law.

City Insights & Local Developments: Boca Raton, Deerfield Beach, and Palm Coast

As Florida’s Live Local Act begins to take effect, its real-world impact is emerging—especially in cities willing to adapt their zoning codes, negotiate incentives, and align with state-level mandates. Below are snapshots of how the law is playing out (or beginning to) in Boca Raton, Deerfield Beach, and Palm Coast / Flagler County.

Boca Raton: First Approvals and Local Guardrails

Boca’s First Live Local Project: Boca Center Residential

In October 2024, Boca Raton’s City Council gave final approval to “Boca Center Residential,” a 295-unit complex at 1800 N. Military Trail, marking the city’s first project under the Live Local Act. Under the city’s adopted code, developments along commercial/industrial (CIMD) corridors must set aside 10% of units as affordable, with an additional “workforce housing” set-aside as negotiated. In this case, 30 units are designated affordable while another 15 are for workforce housing.

Notably, Boca’s ordinance restricts Live Local projects from being built adjacent to single-family neighborhoods or in certain eastern zones beyond the Intracoastal. The city also caps the total number of low-income units built under the 10% standard to 2,500 citywide.

Tension Between Local Autonomy and State Preemption

While Boca has tried to tailor its ordinance to local character, some local officials have expressed concern that the state’s Live Local mandates may override their control, particularly on height, density, and adjacency to single-family zones. One developer’s proposal for Boca Center sought reduced affordable set-asides (10% rather than 40%) in order to leverage the law’s density bonuses.

Boca has also received additional applications under the 10% standard (totaling 571 more units) in areas like Tri-Rail station corridors and Broken Sound.

Deerfield Beach: Quiet Preparations, Fewer High-Profile Projects

Deerfield Beach, located just south in Broward County, has a different starting point. It doesn’t yet show a publicly reported “Live Local Act” flagship project, but several signs and institutional structures suggest readiness.

The Deerfield Beach Housing Authority continues to manage traditional affordable housing programs (Section 8, public housing) with about 482 vouchers in service.
The city maintains a Housing & Grants office, supporting local housing and federal programs (e.g. HOME, SHIP).
Foremost, the city’s Affordable Housing Advisory Committee (AHAC) continues to meet (e.g. 2025 meetings) to evaluate policies, land-use rules, and strategies for affordable housing.

While not yet characterized by a signature Live Local build, Deerfield Beach’s existing institutional framework suggests it could be poised to respond to state mandates and incentives when opportunities arise.

Palm Coast / Flagler County: Early Moves and Land-Use Flashpoints

Palm Coast’s First Live Local Project

In February 2025, Palm Coast announced its first approved Live Local project: a residential community of 113 units (lower than the theoretical 233 allowed) using Live Local incentives. Under the law, this project can bypass certain local public hearings, streamline approvals, and utilize density bonuses—especially because it meets the affordable housing thresholds.

In doing so, city staff worked with developers to balance infrastructure demands and the city’s growth plan (e.g. limiting units per “net developable acre”).

Zoning Changes vs. State Override

A recent proposal to rezone 39 acres near State Road 100 (Flagler Landing) from residential/mixed-use to pure commercial sparked debate, because under Live Local, even commercially zoned land may allow apartments if the development meets state standards. City planners acknowledged that even if local zoning is changed to disallow multifamily, the state law might “trump” that change for qualifying Live Local projects.

Growth Pressures and Developer Lawsuits

Flagler County and local municipalities are under pressure: FlaglerLive reports that in 2025, local governments are constrained in imposing stricter development rules under a moratorium on “burdensome restrictions” tied to state law. Additionally, local homebuilders filed suit to invalidate sharp increases in impact fees for fire, parks, and transport, arguing that such local cost burdens undermine housing affordability.

Palm Coast also modified its local codes to align with Live Local, especially in deferring to state preemption over local zoning and density rules.

Comparative Takeaways & Risks Ahead

Boca Raton shows how a more affluent, built-out city is cautiously adopting Live Local: approving a first project, but retaining certain guardrails (e.g. adjacency limits).
Deerfield Beach is less visible in the Live Local landscape so far, but possesses the public housing infrastructure and advisory bodies needed to engage strategically.
Palm Coast / Flagler are on more open, developing ground, where the tension between local planning and state preemption is more visible—especially in rezoning debates and utility/infrastructure constraints.

However, the path ahead is not guaranteed smooth. Legal ambiguities over definitions (mixed-use, commercial, density), developer risk (e.g. offering affordable set-asides), and infrastructure burden on new developments remain unresolved. The extent to which local governments cooperate or resist will shape how transformative the Live Local Act becomes in each community.

What Renters Should Watch & Ask For

If you are renting (or looking to rent) in one of these areas on a one-year (or similar) lease, here are some practical steps and questions to keep in mind:

What Renters Should Watch & Ask For

If you are renting (or looking to rent) in one of these areas on a one-year (or similar) lease, here are some practical steps and questions to keep in mind:

Ask if a unit is part of a Live Local / rent-restricted programSometimes buildings will have a mix of market and regulated units. If the unit you’re considering is within the regulated portion, the rent may be lower (or have limitations on increases).
Check developer or management materialsNew developments will often advertise that they use Live Local incentives or offer workforce / affordable units — because that can be a selling point.
Watch new construction / redevelopment in commercial zonesBecause Live Local allows multifamily in zones traditionally not residential, new projects may arise where you didn’t expect them.
Stay informed about AMI and rent formulasThe rent caps for Live Local units typically link to AMI (area median income) charts, or comparable multifamily subsidy programs.
Expect that market-rate units still dominate many buildingsEven in a Live Local project, up to 60% of units may remain market rate; only a share must be “affordable.”
Monitor local adoption / opt-outsSome local taxing authorities may choose to “opt-out” of certain tax exemptions allowed under Live Local, which can affect developer incentives and, ultimately, how many affordable units are built.
Check lease renewal termsWhile Live Local doesn’t mandate rent controls, lease renewal terms may still reflect negotiated market conditions, including pressures from supply, demand, and new nearby housing stock.

Outlook & Challenges

Supply vs. demand: Even with incentives, the costs of construction, land, and inflation may limit how many developers elect to build under Live Local incentives.
Local resistance: Some municipalities are slow to adopt or may try to resist Live Local projects, particularly if they feel their zoning power is being eroded.
Gradual effects: Any downward pressure on average rents is likely to happen slowly, as new supply trickles in and existing leases cycle out.
Uncertainty over modifications: The 2025 amendment (SB 1730) tightened rules and definitions, and future legislative tweaks could further shift how the act plays out.

For annual-lease renters in Boca Raton, Deerfield Beach, or Palm Coast, the Live Local Act offers promise rather than instant change. It doesn’t reset your current rent or lease conditions, but over time, it may help bring more moderately priced units into the market, especially in newer mixed-income developments built under state incentives.

Keep an eye on what your city or county approves, ask about affordable / Live Local units when shopping for rentals, and track local zoning or redevelopment plans — as those will be where the law’s effects are most visible.

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