24-1667 Enacting an Opt-out for the Live Local Act Property Tax RESOLUTION NO. 24-1667
A RESOLUTION OF THE CITY OF LONGWOOD, FLORIDA, ELECTING
TO NOT EXEMPT CERTAIN PROPERTY UNDER SECTION
196.1978(3)(o) AS ENACTED BY CHAPTER 2024-158, LAWS OF
FLORIDA,AND PROVIDING FOR SEVERABILITY AND AN EFFECTIVE
DATE.
WHEREAS,the City of Longwood(the"City")is vested with home rule authority pursuant to
Article VII, Section 2 of the Constitution of the State of Florida and Chapter 166, Florida Statutes,
to enact ordinances; and
WHEREAS,Section 196.1978(3), Florida Statutes, contains the"Live Local Act Property Tax
Exemption," which requires the county property appraiser to exempt rental properties from ad
valorem taxation if the properties meet certain requirements under the Live Local Act; and
WHEREAS,the Florida Legislature passed HB 7073 during the 2024 legislative session;and
WHEREAS,on May 7,2024,Governor Ron DeSantis signed HB 7073,which became Chapter
2024-158, Laws of Florida; and
WHEREAS, Chapter 2024-158, Laws of Florida, which will be codified as Section
196.1978(3)(o), Florida Statutes, provides an exemption from ad valorem taxation for certain
properties deemed affordable housing for persons or families whose annual household income is
between 80 and 120 percent of the median annual adjusted gross income for households within
the Orlando-Kissimmee, Florida Metropolitan Statistical Area (MSA); and
WHEREAS, Chapter 2024-158, Laws of Florida, provides that a taxing authority(including
the City of Longwood ("City")) is authorized to opt out of providing the 80 to 120 tax exemption if
certain conditions are met, starting with the 2025 tax roll, if the City Commission, by a two-thirds
majority vote, finds that the latest Shimberg Center for Housing Studies Annual report identifies
that the number of affordable and available units in the MSA is greater than the number of renter
households in the MSA in the 80 to 120 income group; and
WHEREAS, the latest Shimberg Annual Report is provided as an attachment to this
Resolution and is hereby incorporated by reference; and
WHEREAS, the City Commission of the City of Longwood hereby finds that the latest
Shimberg Annual Report identifies a surplus of affordable and available units in the Orlando-
Kissimmee, Florida MSA, which includes the City, for those households that meet the income
criteria for the 80 to 120 tax exemption; and
Resolution No.24-1667
Page 1 of 3
WHEREAS, the City Commission of the City of Longwood hereby finds that the City is a
taxing authority that is eligible to adopt a resolution to not exempt properties that would
otherwise be eligible for the Live Local Property Tax Exemption.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE CITY OF
LONGWOOD, FLORIDA, AS FOLLOWS:
SECTION 1. The foregoing recitals are true and correct and are incorporated in this
Resolution by reference.
SECTION 2. The City Commission finds that the City is within the Orlando-Kissimmee,
Florida MSA, and that, based on the Shimberg Annual Report, the number of affordable and
available units in the MSA is greater than the number of renter households in the MSA for the
category entitled "0-120 percent AMI."
SECTION 3. Pursuant to Section 196.1978(3)(o), Florida Statutes, the City hereby elects
not to exempt properties eligible for the 80 to 120 Tax Exemption otherwise allowed for under
Section 196.1978(3)(d)1.a., Florida Statutes, and directs the Seminole County Property
Appraiser not to grant any such exemptions.
SECTION 4. This Resolution applies to the ad valorem property tax levies imposed by
the City only.
SECTION 5. This Resolution shall take effect on January 1, 2025, and shall expire on
January 1, 2027. This Resolution may be renewed prior to its expiration date in accordance
with Florida law.
SECTION 6. This Resolution has been duly advertised in accordance with Section
50.011(1), Florida Statutes. A copy of this Resolution shall be provided to the Seminole County
Property Appraiser prior to January 1, 2025.
SECTION 7. This Resolution does not impact a property owner of a multifamily project
which was granted an exemption pursuant to Section 196.1978(3)(d)1.a., Florida Statutes, prior
to the adoption of this Resolution. Such property owner may continue to receive the
exemption for each consecutive year that the property owner applies for and is granted the
exemption.
SECTION 8. SEVERABILITY. If any provision of this Resolution or application thereof to
any person or circumstance is held invalid, the invalidity shall not affect other provisions or
applications of this Resolution that can be given effect without the invalid provision or
application, and to this end the provisions of this Resolution are declared severable.
Resolution No.24-1667
Page 2 of 3
ADOPTED by a ammrj ( \\ C.Q1t vote at a regular meeting of the
City Commission of the City of Longwood, Florida, this 5th day of August, 2024.
CITY COMMISSION
CITY OF LONGWOOD, FLORIDA
[SEAL] By: Vit_r
I0�G
Matthew McMillan, Mayor
ATTEST.
Michel e o , M M, City Clerk
Approved as to form and legality for use and reliance by the City of Longwood, Florida only:
Daniel W. L gle , A orney
Resolution No.24-1667
Page 3 of 3
Resolution 24-166 / Exhibit "A"
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Shimberg Center for Housing
Studies
2023 Annual Report
Shimberg Center for Housing Studies, M.E. Rinker School of Construction Management,
University of Florida, P.O. Box 115703, Gainesville, Florida 32611-5703
CONTENTS
Introduction 2
Housing Supply 2
Housing Production 3
Assisted Housing Inventory 6
Home Sales 8
Rental Markets 12
Affordable Housing Needs: Renters and Special Populations 13
Elderly Households 16
Persons with Disabilities 17
Persons with Special Needs 17
Affordable and Available Rental Housing Supply 18
Shimberg Center Activities 20
Florida Housing Data Clearinghouse 20
Community Resilience and Disaster Response 20
Promoting Housing Stability and Affordability 21
General Technical Assistance and Presentations 22
Teaching 22
Appendix 1. County Housing Supply, 2023 24
Appendix 2. Housing Production by County and Housing Type, 2022 27
Appendix 3. Sales Volume and Prices (2023 $) by County, 2022 29
Appendix 4. Surplus/Deficit of Affordable and Available Rental Housing Units by Income (% AMI), Florida
Regions, 2022 32
1
INTRODUCTION
Florida's population grew by over 450,000 people through migration alone in 2021 and 2022. The state's
increasing population has led to continuing strong demand for housing. Production has continued apace in
recent years, with especially active single family construction in fast-growing mid-sized counties and
multifamily construction in the state's urban centers. Home prices have returned to their boom era peaks,
while rents reached a more stable growth rate in 2023 after sharp increases in the preceding two years.
This report describes recent trends in housing production, home prices and rents, and the affordable housing
inventory. Florida's growth has placed additional pressure on the state's affordable housing supply, and the
report includes data on the affordable housing needs of the general population, elders, persons with
disabilities, and special needs households.
The report also summarizes the Shimberg Center's 2023 activities in research, teaching, and technical
assistance.The Center was established by the Florida Legislature in 1988 as a research hub to facilitate the
provision of safe, decent, and affordable housing and related community development. Based in the M.E.
Rinker School of Construction Management in University of Florida's College of Design, Construction, and
Planning, the Shimberg Center provides applied research and technical assistance to state agencies, local
planners, the housing industry, non-profits, and others involved in shaping our state's housing policy.
HOUSING SUPPLY
Florida's 5.7 million single family homes make up the largest share of the housing supply. Seventy-one
percent of these homes are homesteaded,indicating that they serve as the owner's primary residence rather
than second homes, vacation homes, or rental properties.
Most of the rest of Florida's housing inventory is made up of different types of multi-unit housing.
Condominiums make up 1.6 million units. These are much more likely to serve as second homes or vacation
units; 37 percent are homesteaded. Units in multifamily rental developments make up a similar share of the
housing stock, with 1.68 million units. These are divided between approximately 1.27 million units in
developments with 10 or more units and 407,000 units in 2-9 unit properties, mostly duplexes. A small share
of the 2-9 unit properties are homesteaded (21 percent), indicating that the owner occupies one unit in the
building.
Mobile homes on their own parcels make up approximately 437,000 units, of which half are homesteaded.
These are individually owned parcels that are distinct from the state's 2,292 licensed mobile home parks
with 291,021 lots for rent.
Table 1. Florida Housing Supply, 2023
Single Family Condominiums Mobile Homes Multifamily Multifamily
Homes 2-9 Units 10+ Units
• 5,745,641 • 1,605,160 • 437,337 • 155,994 • 15,251 parcels
parcels parcels parcels parcels with with 1,274,074
• 4,063,726 • 591,076 • 225,935 406,864 units units
homesteaded homesteaded homesteaded • 32,919
(71%) (37%) (52%) homesteaded
(21%)
Source:Florida Department of Revenue,Name-Address-Legal File.See Appendix 1 for housing supply by county.
2
HOUSING PRODUCTION
Florida produced approximately 1 25,000 single family homes in 2022, the last full year for which data is
available. This production level is similar to the early 2000s—lower than the number of homes built during
the 2004-2006 peak years, but well above the production level following the 2008 housing crash.
Figure 1. Single Family Homes by Year Built, Florida, 2000-2022
200,000
1 80,000
160,000
140,000
1 20,000
100,000
80,000
60,000
40,000
20,000 Ii111iIiIiIII
'0
00 0N 01 ^0� 0P 0h 0b 01 00 0Q N N N N0 1a N N '�� N N clO cl, ri,
rl, r1, I, q, ,1, 9, ry0 r10 r10 r1, r1, r1, r1, r1, r1, i, I, ry0 ry0 ry0 'I r10 r10
Source: Florida Department of Revenue,Name-Address-Legal File
Mid-sized counties led Florida's single family home growth in 2022. Polk County was the state's construction
hotspot, with 9,235 single family homes built. Of the top ten counties for single family construction, only
Hillsborough and Duval were large urban counties.
Table 2. New Single Family Homes Built, Top Ten Counties, 2022
County Single Family Homes Built
Polk 9,235
Lee 7,432
Pasco 7,019
Hillsborough 6,638
Osceola 5,778
St. Johns 5,638
St. Lucie 5,461
Duval 5,338
Manatee 4,930
Marion 4,799
Source: Florida Department of Revenue,Name-Address-Legal File.See Appendix 2 for single family construction in all counties.
New condominium construction was much more modest and heavily geographically concentrated. The state
built 6,855 condominium units in 2022, similar to annual production over the past 15 years but well below
2000-2008 production levels.
3
Figure 2. Condominiums by Year Built, Florida, 2000-2022
60,000
50,000
40,000
30,000
20,000 111111111
10,000
0
IIIIUl • IiIiIIiii
00 0� 0� 00 OP 0 0b 0� 0� 0Q '•O 1� �� �0 N N �b �� N �G 10 9, ,1,
O 0 ,1•0 ry0 ,1, ,1, ry0 'le 9, �O ,10 ,10 ry0 �O ,10 ,1, �O �O 10 (O ,0 ,0 ,0
Source:Florida Department of Revenue,Name-Address-Legal File
Sixty percent of units built in 2022 (4,091) were located in Miami-Dade County. No other county added
more than a few hundred new units.
Table 3. New Condominium Units Built, Top Ten Counties, 2022
County Condominium Units Built
Miami-Dade 4,091
Collier 654
Sarasota 293
Charlotte 292
Lee 176
Broward 156
Brevard 151
Pinellas 143
Monroe 1 24
Manatee 122
Source:Florida Department of Revenue,Name-Address-Legal File.See Appendix 2 for condominium construction in all counties.
Mobile homes continued to provide an affordable alternative to stick-built single family homes. The state
added 4,01 3 mobile homes on individual parcels in 2022; this does not include homes in mobile home parks.
This level of production was well above levels in the 2010s decade but below 2000s-era production.
4
Figure 3. Mobile Homes by Year Added, Florida, 2000-2022
1 2,000
10,000
8,000
6,000
4,000
2,000
0
00 0� 0�' 00 OP Oh 0b 01 00 0q ,�O 1� 1r ,0 �, 1< ,mob �'1 .�0 NQ ,0 \
ti0 `, y0 ,y0 'V 9, ,LO 'O �O 'O ,y0 el, `O `, �O ,y0 ,y0 "V "1, 0
O 0 ,O
Source: Florida Department of Revenue, Name-Address-Legal File. Includes mobile homes on individual parcels. Does not include
units in mobile home parks.
Mobile home production was scattered throughout the state. Most units were added in mid-sized or rural
counties.
Table 4. New Mobile Homes Added, Top Ten Counties, 2022
County Mobile Homes Built
Bay County 236
Polk County 200
Marion County 178
Pasco County 177
Walton County 148
Citrus County 145
Santa Rosa County 133
Levy County 1 22
Clay County 118
Suwannee County 116
Source:Florida Department of Revenue,Name-Address-Legal File. See Appendix 2 for mobile homes added in all counties.
Florida added 274 multifamily rental developments with 39,966 housing units in 2022.1 The state has been
adding multifamily units at a rapid pace over the last five years compared to earlier in the 2000s and
2010s.
This accounts for developments with 10 or more housing units.The state also added 843 smaller developments,
mostly duplexes, for an additional 1,698 units. See Appendix 2 for production by county.
5
Figure 4. Multifamily Units by Year Built, Florida, 2000-2022
60,000
50,000
40,000
30,000
::: IiiIi1iili11lliIIII
0 11111111111
00 01 09 00 Ob Oh 0 0� 0� 0 10 1� �� 1� \t 1� \t 11 1� 1Q ry0 'L q,
Source:Florida Department of Revenue,Name-Address-Legal File. Includes units in multifamily developments with 10 or more units.
Multifamily development was concentrated in Florida's large urban counties and in fast-growing mid-sized
counties including Bay, Polk, and Lee.
Table 5. New Multifamily Units Built, Top Ten Counties, 2022
County Multifamily Units Built
Orange County 6,567
Hillsborough County 6,349
Miami-Dade County 4,884
Broward County 3,099
Duval County 2,590
Bay County 2,117
Palm Beach County 1,774
Pinellas County 1,623
Polk County 1,366
Lee County 1,255
Source: Florida Department of Revenue,Name-Address-Legal File. Includes units in multifamily developments with 10 or more units.
See Appendix 2 for multifamily developments and units added in all counties.
ASSISTED HOUSING INVENTORY
The Shimberg Center's Assisted Housing Inventory tracks affordable rental housing developments with
funding from Florida Housing Finance Corporation, U.S. Department of Housing and Urban Development
(HUD), USDA Rural Development, and local housing finance authorities. Florida's assisted housing stock
currently consists of 3,047 developments with 306,400 affordable units-10 percent of Florida's rental
housing supply.
In 2022 and 2023, Florida added 107 assisted rental developments with 12,715 total units to the
development pipeline. All of these developments were funded by Florida Housing Finance Corporation.
6
Table 6 shows the characteristics of the new and forthcoming affordable housing developments. It shows that
one-third of new assisted housing units are in developments targeting special populations, including elders,
homeless individuals and families, persons with disabilities,and farmworkers.Most units (71 percent) are one
or two bedroom apartments, and most (59 percent) target households up to 60 percent of area median
income (AMI).
Table 6. Characteristics of New Assisted Housing Developments, Florida, 2022-2023
Developments Units % of Units
Total Developments 2022-2023 107 12,715 -
Large 56 7,812 61%
County Size Medium 40 4,490 35%
Small 11 413 3%
Family; Link 32 4,074 32%
Family 32 4,297 34%
Elderly; Family; Link 19 1,861 15%
Elderly 11 1,478 12%
Homeless; Persons with
Disabilities 7 410 3%
Target Population
Homeless 2 145 1
Homeless; Link 1 60 0%
Elderly; Family 1 298 2%
Farmworker 1 20 0%
Family; Homeless; Link; Persons
with Disabilities 1 72 1%
0 BR - 344 3%
1 BR - 4,407 35%
2 BR - 4,520 36%
Unit Size
3 BR - 1,392 11%
4 or more BR - 76 0.6%
Not Avail. - 1,976 16%
<=35%AMI - 1,172 9%
40-50%AMI - 1,131 9%
Income & Rent Limits 55-60%AMI - 7,546 59%
65-80%AMI - 1,772 14%
Not Avail. - 1,094 9%
Source:Shimberg Center for Housing Studies,Assisted Housing Inventory."Link"in Target Population refers to Florida Housing Finance
Corporation's Link program, under which developers provide a portion of housing units to special needs households referred by
community-based supportive service providers. Percentages may not total exactly 100%due to rounding.
7
HOME SALES
Florida's housing markets have returned to their mid-2000s strength. The statewide median single family
home price reached $400,000 in the first half of 2023. This exceeded the previous inflation-adjusted peak
of $376,000 from 2006 (all prices in 2023 dollars).
Figure 5. Median Single Family Home Sale Price (2023 $), Florida, 2000-2023
$450,000
$400,000
$350,000
$300,000
,
$250200,000
000
$150,000
$100,000
$50,000
$0
000 001 00� 003 O0b O0h O0b 001 000 O0Q 0,,0 0NN 0,�O.�'S O.�b ONh O,�b O�'I 0N� O,�Q Ort. 0e1 O,yy .0
'L 'L 'L 'L 'L '1. 'L 'L ', 'L 'L 'L 'L 'L 'L 'Y 'L 'L la 'L 'L 'L , c;
KQ
01'
'L
Source: Florida Department of Revenue,Sales Data File. Median prices converted to 2023 dollars using the Consumer Price Index
to adjust for inflation.
The sale price growth extended throughout the state. All but six counties surpassed their mid-2000s peak
price in 2022 or 2023. Median home prices in the first half of 2023 ranged from the upper $100,000s in
rural North Florida counties to over $750,000 in coastal counties with strong luxury and second home
markets.
8
Figure 7. Florida Counties by Median Single Family Home Price, Q1-2 2023
$150,000-199,999 $200,000-249,999 $250,000-299,999 $300,000-349,999
Calhoun Bradford Baker Alachua
Dixie Columbia Citrus Bay
Hamilton Gadsden DeSoto Clay
Holmes Hardee Duval Hernando
Jackson Highlands Escambia Pasco
Lafayette Putnam Gilchrist Polk
Liberty Suwannee Glades Volusia
Madison Taylor Hendry Wakulla
Washington Jefferson
Leon
Levy
Marion
Okeechobee
Union
$350,000-399,999 $400,000-499,999 $500,000-749,999 $750,000-1,000,000+
Brevard Franklin Broward Collier
Charlotte Gulf Manatee Monroe
Flagler Lee Martin Walton
Hillsborough Nassau Miami-Dade
Indian River Orange Palm Beach
Lake Osceola St. Johns
Okaloosa Pinellas
Santa Rosa Sarasota
St. Lucie Seminole
Sumter
Source: Florida Department of Revenue,Sales Data File
9
The volume of single family sales has also been strong. There were 396,011 single family home sales in
2022, down from a peak of 478,574 sales in 2021 but similar to average annual sales volume in the early
boom years of 2003-2004.
Figure 8. Number of Single Family Home Sales, Florida, 2000-2022
500,000
450,000
400,000
350,000
300,000
250:000
200000
150,000
100,000
50,000
0
O° 01 01' (c) ob o' Ob O\ 693 OQ 1° 11 1� 15 1t' 1C) 1b 1\ 1� 1Q ti° ti1 9�
9, 1,,1, (1O ,1, (1O 9, ,yO ,1, ry0 1, 9, 9, ,10 (1, 1, rlO (1O 00 rlO 1, ,10 ,1, ,10
Source:Florida Department of Revenue,Sales Data File
Hillsborough County had the most active single family market in the state, with over 25,000 sales in 2022.
As Table 7 shows, sales were highest in Florida's populous urban counties, but growing mid-sized counties
(Lee, Polk, Pasco, and Brevard) also saw strong home sales.
Table 7. Number of Single Family Home Sales, Top Ten Counties, 2022
County Single Family Sales
Hillsborough 25,403
Broward 21,258
Lee 21,010
Polk 20,853
Duval 20,507
Orange 19,293
Pasco 17,762
Palm Beach 17,440
Miami-Dade 15,438
Brevard 14,008
Source: Florida Department of Revenue, Sales Data File.See Appendix 3 for sales in all counties.
The condominium market was also strong. The state's median condominium sales price was $295,000 in the
first half of 2023, below 2005-2007 levels but well above 2002-2004 and 2009-2020 prices.
10
Figure 9. Median Condominium Sale Price (2023 $), Florida, 2000-2023
$350,000
$300,000
$250,000
$200,000
$150,000
$100,000
$50,000
$0
00 ON o'' 00 CI' 05 01° 01 Ob OQ N0 N. try .\`3 .\P N43 13 N1 \% NC‘ r15) ry'\ c ,P
ry0 rye ry0 ry0 9, ry0 9, ry0 9, ry0 ry0 ry0 ry0 9, ry0 ry0 ry0 ry0 ry0 ry0 9, 9, ry0 6k�`KQ
0`'
Source: Florida Department of Revenue,Sales Data File.Median prices converted to 2023 dollars using the Consumer Price Index
to adjust for inflation.
Q1-2 2023 median condominium prices were far higher in coastal counties with active luxury vacation and
second home markets, including Monroe (median condominium price $855,000), Gulf ($682,500), Walton
($630,000), Nassau ($623,000), and Okaloosa ($525,000).
Condominium sales volume still lags behind the heights of the 2004-2006 housing boom. Nevertheless, the
market is becoming more active. More condominiums sold in 2021 (156,862 sales) and 2022 (121,068)
than any year since 2006.
Figure 10. Number of Condominium Sales, Florida, 2000-2022
250,000
200,000
150,000
100,000
50,000 II 11111111111 III
0
0 . ` b b 'a ''1 O � rye % q o 00 00O0 000 0 \ \ t N N N NN \ \ ry9, fl,0 e e e 0 e 0 e 0 0 0 0 0 0 e 0 09, y1, yyyy9, ryy9, yy9, 9, yyyyyyy Source:Florida Department of Revenue,Sales Data File
11
Half of the 2022 condominium sales took place in the three South Florida counties: Miami-Dade (28,436),
Broward (18,1 32), and Palm Beach.
Table 8. Number of Condominium Sales, Top Ten Counties, 2022
County Condominium Sales
Miami-Dade 28,436
Broward 18,132
Palm Beach 13,978
Pinellas 7,497
Lee 6,367
Collier 6,141
Orange 4,008
Sarasota 3,752
Hillsborough 3,145
Manatee 2,879
Source:Florida Department of Revenue,Sales Data File.See Appendix 3 for sales in all counties.
RENTAL MARKETS
After several years of stability, Florida rents increased steeply between 2020 and 2022, then held steady
at these higher levels in 2023.
Apartment List estimates that median gross rents for housing seekers in Florida increased 41 percent over the
two year period between July 2020 and July 2022. Median rent for housing seekers was $1,693 in July
2023, a two percent drop from the 2022 median of $1,732 but still well above 2017-2021 levels.
Figure 11. Apartment List Median Rent Estimates, Florida, 2017-2023
$1,800
$1,600
$1,400
$1,200
$1,000
$800 $1,732 $1,693
S 1,476
$600 $1,178 $1,227 $1,262 $1,229
$400
$200
$0
2017 2018 2019 2020 2021 2022 2023
Source:Apartment List,Rent Estimates,httos://www.apartmentlist.com/research/category/data-rent-estimates.Estimate of median
gross rent for new leases,including utilities.All rent estimates refer to July estimates for a given year.
12
Apartment List also provides median rent estimates for 26 of Florida's 67 counties. Among these counties,
Southeast and Southwest Florida counties topped the list for highest rents in July 2023.
Table 9. Median Rent, Top Five Counties, July 2023
County Median Rent Increase since July 2020
Palm Beach $2,144 42%
Collier $2,103 56%
Miami-Dade $2,014 42%
Broward $2,008 40%
Sarasota $1,893 42%
Source:Apartment List,Rent Estimates,https://www.apartmentlist.com/research/category/data-rent-estimates. Estimate of median
gross rent for new leases,including utilities.
AFFORDABLE HOUSING NEEDS: RENTERS AND SPECIAL POPULATIONS
With these strong markets and rising prices and rents, Florida continues to have an affordable housing gap.
The Center produces a triennial Rental Market Study for Florida Housing Finance Corporation assessing
affordable rental housing needs by county and demographic group. The last study, published in 2022,
estimated that there were 768,460 renter households in Florida who were low-income (with incomes below
60 percent of the area median income,or AMI) and cost burdened (paying more than 40 percent of income
for housing).
Using the most recently available data, we estimate that there are now 862,465 low-income,cost burdened
renters in Florida.Sixty percent of these households live in Florida's seven large counties(population 825,000
or more); 37 percent live in medium-sized counties (population 100,001-824,999); and three percent live
in small counties (population 100,000 or less).
Table 10. Low-Income (560% AMI), Cost Burdened (>40%) Renter Households by County in
Florida, 2023
Low-Income/
Cost Burdened
Low-Income (<=60% Renters as % of Low-Income/Cost
All Renter AMI), Cost Burdened All Renters in Burdened Renters as
Households (>40%) Renters the County % of State Total
Large
Broward 296,815 94,812 32% 10.99%
Duval 177,925 51,030 29% 5.92%
Hillsborough 230,005 61,448 27% 7.1 2%
Miami-Dade 480,962 137,427 29% 15.93%
Orange 236,126 69,821 30% 8.10%
Palm Beach 200,656 60,858 30% 7.06%
Pinellas 150,217 43,928 29% 5.09%
Large Total 1,772,706 519,324 29% 60.21
Medium
Alachua 28,738 8,971 31% 1.04%
Bay 23,950 6,086 25% 0.71%
13
Low-Income/
Cost Burdened
Low-Income(<=60% Renters as % of Low-Income/Cost
All Renter AMI), Cost Burdened All Renters in Burdened Renters as
Households (>40%) Renters the County % of State Total
Brevard 71,958 23,415 33% 2.71%
Charlotte 17,659 3,785 21% 0.44%
Citrus 13,233 4,138 31% 0.48%
Clay 22,151 4,919 22% 0.57%
Collier 42,571 14,638 34% 1.70%
Escambia 46,045 14,569 32% 1.69%
Flagler 12,138 3,549 29% 0.41%
Hernando 17,194 3,363 20% 0.39%
Highlands 11,141 3,084 28% 0.36%
Indian River 17,464 5,180 30% 0.60%
Lake 43,477 10,784 25% 1.25%
Lee 94,488 23,677 25% 2.75%
Leon 34,772 10,046 29% 1.16%
Manatee 51,579 15,595 30% 1.81
Marion 40,592 10,749 26% 1.25%
Martin 16,262 4,475 28% 0.52%
Okaloosa 29,835 5,424 18% 0.63%
Osceola 53,809 17,944 33% 2.08%
Pasco 65,359 19,302 30% 2.24%
Polk 90,484 24,905 28% 2.89%
Santa Rosa 16,103 4,170 26% 0.48%
Sarasota 49,874 14,122 28% 1.64%
Seminole 66,627 18,505 28% 2.15%
St. Johns 23,292 5,748 25% 0.67%
St. Lucie 36,182 14,015 39% 1.62%
Sumter 9,918 2,382 24% 0.28%
Volusia 67,180 17,989 27% 2.09%
Medium Total 1,114,075 315,529 28% 36.58%
Small
Baker 2,149 503 23% 0.06%
Bradford 2,449 653 27% 0.08%
Calhoun 1,047 323 31% 0.04%
Columbia 7,617 2,032 27% 0.24%
DeSoto 3,378 935 28% 0.1 1%
Dixie 1,302 347 27% 0.04%
14
Low-Income/
Cost Burdened
Low-Income (<=60% Renters as % of Low-Income/ Cost
All Renter AMI), Cost Burdened All Renters in Burdened Renters as
Households (>40%) Renters the County % of State Total
Franklin 1,226 378 31% 0.04%
Gadsden 4,649 1,434 31% 0.17%
Gilchrist 1,057 282 27% 0.03%
Glades 859 268 31% 0.03%
Gulf 1,304 402 31% 0.05%
Hamilton 1,267 318 25% 0.04%
Hardee 2,507 694 28% 0.08%
Hendry 4,036 1,261 31% 0.15%
Holmes 1,674 368 22% 0.04%
Jackson 4,727 1,458 31% 0.17%
Jefferson 1,378 425 31% 0.05%
Lafayette 598 150 25% 0.02%
Levy 3,809 1,016 27% 0.12%
Liberty 603 186 31% 0.02%
Madison 1,846 463 25% 0.05%
Monroe 14,405 4,116 29% 0.48%
Nassau 7,660 1,794 23% 0.21%
Okeechobee 3,910 1,222 31% 0.14%
Putnam 7,376 1,820 25% 0.21%
Suwannee 4,296 1,078 25% 0.12%
Taylor 1,981 497 25% 0.06%
Union 1,315 351 27% 0.04%
Wakulla 2,480 765 31% 0.09%
Walton 7,437 1,634 22% 0.19%
Washington 1,998 439 22% 0.05%
Small Total 102,340 27,612 27% 3.20%
State Total 2,989,121 862,465 29% 100.00%
Source:Shimberg Center analysis of U.S.Census Bureau,2022 American Community Survey;University of Florida Bureau of Economic
and Business Research,2023 Population Projections
15
Elderly Households
Older households make up an increasing share of Florida's renters in need. Forty percent of low-income,cost
burdened renter households are headed by someone age 55 or older-nearly 347,000 households in all.
In Pasco/Pinellas Counties and a Southwest region stretching from Sarasota County to Collier County, older
households make up half of the cost-burdened renters.
Table 11. Low-Income (<_60% AMI), Cost Burdened (>40%) Renter Households by Age of
Householder and Region, Florida, 2023
Age of Householder
% % % % 85
15- 55- 75- 85 or or
Planning and Service Area 15-54 54 55-74 74 75-84 84 Older Older Total
1) Escambia, Okaloosa,
Santa Rosa 15,641 64% 6,661 27% 1,301 5% 981 4% 24,584
2) Bay, Calhoun, Franklin,
Gadsden,Gulf, Jackson,
Jefferson, Holmes, Leon,
Liberty, Wakulla,Walton,
Washington 16,672 71% 5,431 23% 1,083 5% (X) (X) 23,612
3) Alachua, Bradford,
Citrus, Columbia, Dixie,
Gilchrist, Hamilton,
Hernando, Lafayette, Lake,
Levy,Madison,Marion,
Sumter,Suwannee,Taylor,
Union 26,468 56% 14,218 30% 4,737 10% 1,654 4% 47,077
4) Baker, Clay, Duval,
Flagler, Nassau, Putnam,St.
Johns,Volusia 53,715 61% 25,309 29% 6,224 7% 2,338 3% 87,586
5) Pasco, Pinellas 31,950 50% 20,959 33% 6,498 10% 3,865 6% 63,272
6) Desoto, Hardee,
Hillsborough, Highlands
(part),Manatee, Polk 66,240 64% 27,370 26% 6,627 6% 3,371 3% 103,608
7) Brevard, Orange,
Osceola,Seminole 88,792 68% 28,399 22% 9,735 8% 2,719 2% 129,645
8) Charlotte, Collier,
Glades, Hendry, Highlands
(part), Lee, Okeechobee,
Sarasota 31,125 50% 17,740 29% 8,167 13% 5,176 8% 62,208
9) Indian River,Martin,
Palm Beach,St. Lucie 44,267 53% 24,618 29% 9,411 1 1% 5,910 7% 84,206
10) Broward 60,458 64% 24,530 26% 6,733 7% 3,090 3% 94,811
1 1) Miami,Monroe 79,513 56% 44,936 32% 12,262 9% 4,833 3% 141,544
State Total 514,841 60% 240,171 28% 72,778 8% 33,937 4% 862,153
Source:Shimberg Center analysis of U.S.Census Bureau,2022 American Community Survey;University of Florida Bureau of Economic
and Business Research,2023 Population Projections. Regions are modified from Florida Department of Elder Affairs Planning and
Service Areas.
16
Persons with Disabilities
Nearly one-third of the state's cost burdened, low income renter households include at least one person with
a disability—an estimated 272,862 households in all. In most of these households, the individuals with
disabilities are adults, particularly in age 55+ households. However, 32,437 of the cost burdened renter
households include children with disabilities.
Table 13. Low-Income, Cost Burdened Renter Households with Persons with Disabilities,
Florida, 2023
Household Age& Disability Characteristics Households
Householder Under Age 55,Adult(s) with a Disability in the Household 80,581
Householder Age 55 or Older,Adult(s) with a Disability in the Household 159,844
Child(ren) with a Disability in the Household 22,223
Child(ren) and Adult(s) with Disabilities in the Household 10,214
Total 272,862
Source:Shimberg Center analysis of U.S.Census Bureau,2022 American Community Survey;University of Florida Bureau of Economic
and Business Research,2023 Population Projections.
Persons with Special Needs
Florida's special needs housing programs serve a subset of persons with disabilities as well as other
vulnerable individuals and families. Specifically, for the purpose of housing programs, Florida Statutes
defines a person with special needs as:
An adult person requiring independent living services in order to maintain housing or develop independent living
skills and who has a disabling condition; a young adult formerly in foster care who is eligible for services under
s. 409.1451(5);a survivor of domestic violence as defined in s. 741.28•or a person receiving benefits under the
Social Security Disability Insurance (SSDI) program or the Supplemental Security Income (SSI) program or from
veterans' disability benefits. (Section 420.0004 (13), Florida Statutes)
Combining several data sources, we estimate that 100,225 households meet this definition, primarily low-
income, cost burdened renters receiving disability-related benefits.
17
Table 13. Estimates of Households with Persons with Special Needs, Florida, 2023
Category Definition Estimate Data Sources
Disability- Low-income (<=60%AMI),cost burdened 91,181 U.S. Census Bureau, 2019 American
related (>40%) renter households with at least one Community Survey Public Use
benefits household member who is: 1) age 1 8-64, Microdata Sample; 2021 BEBR
with a disability, receiving Social Security; population projections.
2) age 1 8+,with a disability, receiving
SSI; 3) age 18+ with a VA service-related
disability rating of 10 percent or more
Survivors Estimated number of households based on 6,576 Florida Department of Children and
of total number of persons using domestic Families, Domestic Violence Annual
domestic violence emergency shelters Report,7/1/2021-6/30/2022.
violence Assumes each adult entrant equals
one household.
Youth Estimate based on youth receiving 2,468 Estimated need for affordable
aging out Aftercare, Extended Foster Care, and housing (1,742 units) and supportive
of foster Postsecondary Education Services housing (625 units) from Florida
care Assessment of Housing for Special
Needs and Homeless Populations
2021.2
Total 100,225
Affordable and Available Rental Housing Supply
Another measure of the affordable rental housing gap is the affordable/available analysis,which compares
the number of renter households at various income levels to the supply of units that are affordable and
available to them. An affordable and available unit at a particular income threshold is: 1) affordable at
that income threshold and 2) either vacant or occupied by a household with an income at or below the
threshold.
An "affordable" unit is any market rate, subsidized, or public housing unit costing no more than 30 percent
of income at the top of the income threshold expressed as a percentage of area median income (AMI),
adjusted for unit size.3 Many "affordable" units are effectively unavailable to low-income households
because they are already occupied by higher income households. The affordable/available analysis
accounts for this difference by removing units that are occupied by higher income households from unit counts.
This analysis compares the statewide affordable/available housing supply to renter households for six
income groups: 0-30, 0-40,0-50, 0-60, 0-80, and 0-120 percent of AMI. Each category is inclusive of those
that come before it. For example, all households and units in the 0-30 percent of AMI group also appear in
all of the other groups.
Figure 1 2 shows the distinction between affordable units and affordable/available units. All units in each
column have rents that do not exceed 30 percent of income for a household at the top of the income group,
2 Report available at https://floridahousing.org/docs/default-source/programs/special-programs/special-needs-
housing/flori da-assessment-of-housing-for-homeless-and-specia l-needs-populations/needs-assessment-full-
report.pdf?sfvrsn=b09bf67b_2.
3 For more information about the affordable/available method and affordability thresholds,see the 2022 Rental
Market Study produced by the Shimberg Center for Florida Housing Finance Corporation,
http://shimberg.ufl.edu/publications/RMS_2022.pdf.
18
adjusted by unit size.However,the units in the darker shaded areas are occupied by households with incomes
above the top threshold and therefore are not available to the households in that income category.
Figure 12. Affordable Units, Affordable/Available Units, and Renter Households by Income,
Florida, 2022
2,500,000 — — --
67
2,000,000 2,070,152
1,500,000 - 1,504,520
1,130,390
1,000,000 - 1,993,858--
938,168 '
721,000 II
515,146 277,391
500,000 111. — 1,017,345 —
198,162
1 489d4 516,387
120,357, 325,684
123,764 202,426
0-30%AMI 0-40%AMI 0-50%AMI 0-60%AMI 0-80%AMI 0-120%AMI
❑Units,Affordable not Available(Occupied by household above income threshold)
0 Units,Affordable and Available(Occupied by household at or below income threshold or vacant)
'Total Renter Households in Income Group
Source:Shimberg Center tabulation of U.S.Census Bureau,2022 American Community Survey
Figure 12 shows that for the 0-30 through 0-60 percent of AMI levels, there are more renter households
than affordable units, whether available or not. At the 0-80 percent of AMI level, affordable units and
renters are roughly in balance. However, there is still a shortage of affordable and available units, since
nearly one-third of affordable units are rented by households with higher incomes. At the 0-1 20 percent of
AMI level, there are sufficient affordable units, but the number of affordable and available units is slightly
lower than the number of renter households.
Individual regions in Florida show widely varying results when comparing households to affordable and
available units, particularly at the 0-120 percent of AMI income level. Appendix 4 shows the surplus or
deficit of affordable/available units at the regional level. Most of the deficit at 0-120 percent AMI is
concentrated in Miami-Dade, Broward, and Palm Beach Counties; other regions show a surplus or slight
deficit at this AMI level.
19
SHIMBERG CENTER ACTIVITIES
Florida Housing Data Clearinghouse
The Shimberg Center produces the Florida Housing Data Clearinghouse under contract with Florida Housing
Finance Corporation. Since 2000, the Clearinghouse has provided a free online source of housing supply
and demand data for the state, counties, and cities.
The Clearinghouse provides data on the following topics:
• Affordability: housing cost burden, homeownership rates, rents, affordable rental housing supply
gaps, and vacancy and occupancy rates
• Supply: Type of housing (single family, mobile homes, condominiums, multifamily), housing age and
size, home prices and assessed values, and licensed condominium developments and mobile home
parks
• Demographics: population projections, household projections by tenure, age, income, and cost
burden
• Workforce: Employment rates, wage and housing cost comparisons by industry and occupation
• Assisted Housing Inventory: supply of affordable rental housing funded by Florida Housing, HUD,
USDA Rural Development, and local housing finance agencies
• Home lending: mortgage originations by purpose, race/ethnicity, and interest rates
• Special needs households: housing needs of persons with disabilities, Social Security recipients,
homeless individuals and families, and farmworkers
• Housing stability and disaster response: eviction and foreclosure filings, FEMA housing assistance
The Center created a series of county-level presentation materials to assist local government officials and
others in communicating data from the Clearinghouse,with a particular focus on the link between local wages,
area median income (AMI) levels, and housing costs.These materials are available on the Publications page
of the Shimberg Center's website.
The Center provided extensive technical assistance in the use of the Clearinghouse site and custom data
requests and reports. Examples included creating a data report on housing needs of ALICE (Asset Limited,
Income Constrained, Employed) households in Broward County for a United Way conference and guidebook;
providing maps and data on farmworker housing needs in Southwest Florida to USDA staff planning for
Hurricane Ian recovery; providing data and materials on the workforce and housing supply to the Florica
Council of 100; and providing data and technical support to the Tampa planning staff for the city's ongoing
housing needs assessment.
Community Resilience and Disaster Response
The Shimberg Center works closely with state agencies, local governments, UF's Florida Institute for Built
Environment Resiliency (FIBER), and our peers at other Gulf Coast and national institutions to learn how
Florida's vulnerable populations and housing stock can be kept safe from natural disasters.
In the aftermath of Hurricane Ian, the Shimberg Center provided housing data to HUD and USDA staff
assigned to the interagency Federal Disaster Recovery Center in Southwest Florida. Shimberg Research
Professor Maria Watson served on the Working Group of the Florida Disaster Housing Task Force convened
by the Florida Department of Emergency Management and Florida Housing Coalition. Dr. Watson is
continuing to collaborate with Oregon State University to track housing and business recovery from Hurricane
Ian.
The Center works with Regional Planning Councils to improve disaster recovery and housing resilience. The
Center updated data and mapping tools developed as part of the Tampa Bay Regional Planning Council's
20
REACH (Resilience and Energy Assessment of Housing and Communities) initiative. We also expanded an
affordable housing analysis developed for the East Central Florida Regional Planning Council's HARP
(Housing Asset and Resilient Policy) initiative, funded by a resilience grant from the Florida Department of
Environmental Protection (FDEP). Both projects involved multi-county assessments of flood hazard exposure
for the affordable housing stock, including assisted housing, naturally occurring affordable housing, and
mobile homes. The Center is currently working with the Apalachee Regional Planning Council and the Data
Center (Southeast Louisiana) to develop new data-sharing tools for long-term disaster recovery and
resilience, under a grant from the National Academies of Sciences, Engineering and Medicine (NASEM) Gulf
Research Program (GRP). Calhoun and Liberty Counties are serving as pilot areas for the data platform.
At the local level, the Shimberg Center is collaborating with FIBER to analyze flood hazards in Cedar Key
and Port St. Joe, with funding from FDEP. The Center and FIBER are developing vulnerability assessments
and flood hazard adaptation strategies for community assets, including affordable housing and other
residential properties. The assessments rely on building footprint data and multiple flood hazard datasets
over three time periods (2022, 2040, and 2070). The projects have also included stakeholder and public
outreach.
On the research side, the Shimberg Center, University of Central Florida, the Horne consulting firm, and
Florida Housing Coalition were selected by HUD to evaluate the effectiveness of the Community Development
Block Grant— Disaster Recovery (CDBG-DR) program in addressing post-disaster recovery needs of renter
households. Our research objectives are to (1) better understand CDBG-DR allocations for renters, (2)
identify successful processes with corresponding outcomes for rental housing recovery aid programs, (3)
engage with and link disaster recovery strategies and programs to actual and desired outcomes among
renters from their lived experiences, and (4) translate this research into actionable programmatic
recommendations with appropriate timelines, policy making and implementation changes. The Shimberg
Center is taking primary responsibility for interviewing renters affected by disasters and documenting their
experiences with CDBG-DR and other recovery programs.
Promoting Housing Stability and Affordability
The Shimberg Center works with local organizations to promote long-term housing stability for Florida's
homeowners and renters. The Center collects and shares monthly data on eviction and foreclosure filings in
Florida communities. We participate in regional eviction prevention networks in the Orlando area and
Miami-Dade County and provide summarized data on housing stability to researchers and legal services
providers.
The Center is also collaborating with Local Initiatives Support Corporation (LISC) Jacksonville in its Family
Wealth Creation initiative, which seeks to preserve housing wealth in historically Black neighborhoods in
Jacksonville. The Center is providing data on homeownership, home values, tax foreclosure sales, and
potential heirs property sites to support LISC's efforts.
In 2023 the Center produced a Miami-Dade County Housing Needs Assessment on behalf of Miami Homes
for All. The report shows that most Miami-Dade households with incomes below $75,000 per year spend
more than 30 percent of income for housing costs, including 90 percent of renters with incomes below
$50,000.The report found a gap of approximately 90,000 affordable and available units for renters with
incomes below 80 percent of AMI. The assessment includes data on tenure, income, and housing cost burden
for municipalities, the unincorporated area, and County Commission districts in Miami-Dade County.
The Center also is collaborating with Bright Community Trust and a number of community organizations on
the Homeownership Equity Initiative, a program to make homeownership accessible and inclusive for
households in the four-county Orlando metropolitan area. The Center has provided data on homeownership
disparities and the benefits of homeownership for families and communities.
21
General Technical Assistance and Presentations
Under the Florida Housing Data Clearinghouse contract, the Shimberg Center provides extensive pro bono
technical assistance to state and local agencies,the housing industry, non-profit organizations, and the public
in the assessment of affordable housing needs. Examples of technical assistance during 2023 include:
• Assisting local government staff in Alachua, Brevard, and Orange Counties and the Cities of Winter
Springs, Jupiter, Tampa, Gainesville, Apopka and Key West in preparing affordable housing
assessments and plans.
• Providing data to support affordable development and philanthropic contributions by non-profits
operating in Jacksonville, Deltona, Collier County, Port St. Joe, and Broward County.
• Providing data on condominium developments and affordable/available rental housing to Florida
legislative staff and research offices.
The Shimberg Center team made a number of public presentations in Florida and nationally in 2023:
• University of Florida Eyeopener Breakfast, Gainesville, February 2023
• Bright Communities Trust Homeownership Equity Initiative Kickoff, Orlando, February 2023
• Stakeholder Workshops for East Central Florida Regional Planning Council Housing Assets and
Resilient Policy Phase II, Virtual, February - May 2023
• School of Landscape Architecture and Planning (SLA+P) Research Seminar Series, Gainesville, FL,
February 2023
• Development of a resilience evaluation method of localities through operational continuity of
hospitals as indicators, Virtual, March 2023
• Brevard County Affordable Housing Summit, Cocoa, May 2023
• Pinellas Historic Preservation Summit + Expo, St. Petersburg, May 2023
• Florida Bar Foundation Housing Umbrella Group, Gainesville, June 2023
• Hurricane Ian Data Workshop, Washington, DC, June 2023
• Gainesville Alachua County Association of Realtors, Gainesville, August 2023
• Big Bend Area ALICE Conference, Tallahassee, October 2023
• Association of Collegiate Schools of Planning, Chicago, October 2023
• National Association of Counties Rural Housing Project, Chicago and virtual, November 2023
• Tampa Bay Partnership, Tampa and virtual, December 2023
Teaching
Shimberg Center faculty offered courses in housing, sustainability, and the built environment in conjunction
with the College of Design, Construction, and Planning:
• Construction Management 6583, Sustainable Housing: graduate course examining sustainability
concepts, urban development, residential structures and systems, green building standards, and
housing economics
• OF Quest 2935, Foundations, Principles and Applications of Sustainable Development:
undergraduate interdisciplinary course covering sustainability concepts, environmental ethics,
resilience, energy, water resources, and the built environment
• DCP GulfSouth Studio (Architecture/Landscape Architecture/Urban Planning): undergraduate and
graduate studio course addressing urban design,environment,and recovery in Cape Coral following
Hurricane Ian. Sponsored by the National Academies of Science Gulf Research Program.
The Center is also working with Florida Sea Grant to develop students' leadership in resiliency science,
planning, and design. "Capacity Building for Florida Sea Grant: Promoting Coastal Resilience, Adaptation,
and Equity in Florida" is a grant to advance education, information, and professional development over the
22
2022-2023 and 2023-2024 academic years. The grant ultimately will fund a two-year graduate
assistantship, 4-6 undergraduate terminal projects, and two design studio courses on these issues. In the first
year, the grant funded undergraduate capstone research projects for two students.
23
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% % % % Dwelling Dwelling
County Parcels Homesteaded Parcels Homesteaded Parcels Homesteaded Parcels Homesteaded Units Parcels Units
Jackson 10,324 66% 0 0% 3,107 65% 56 13% 217 60 -
Jefferson 2,867 71% 0 0% 1,307 63% 53 26% 178 15 222
Lafayette 1,019 67% 0 0% 826 57% 8 13% 14 1 -
Lake 119,692 74% 3,619 48% 16,301 59% 1,336 8% 3,553 176 15,215
Lee 248,337 66% 84,880 35% 15,789 37% 10,515 20% 23,845 289 33,004
Leon 73,488 71% 5,061 17% 6,747 55% 2,312 7% 6,556 362 32,159
Levy 8,058 72% 238 10% 9,562 62% 68 9% 209 12 423
Liberty 1,397 65% 0 0% 812 47% 61 69% 127 5 -
Madison 3,225 61% 0 0% 1,762 66% 173 57% 414 10 395
Manatee 116,866 70% 35,438 40% 4,679 38% 4,443 18% 10,076 170 21,717
Marion 124,806 70% 2,502 37% 24,737 52% 3,622 38% 8,997 109 8,669
Martin 49,949 77% 14,966 44% 2,933 52% 1,078 13% 2,827 64 4,905
Miami-Dade 383,127 76% 382,264 36% 300 17% 31,605 26% 85,188 3,599 192,751
Monroe 29,353 43% 6,962 18% 4,687 25% 1,759 26% 4,546 46 2,996
Nassau 29,836 74% 4,084 23% 6,274 64% 372 27% 891 27 -
Okaloosa 69,671 65% 13,590 12% 3,351 45% 758 6% 2,664 177 8,584
Okeechobee 7,478 70% 234 26% 5,853 47% 349 30% 896 10 367
Orange 335,605 69% 52,226 25% 6,159 52% 3,983 11% 9,853 1,110 158,879
Osceola 123,632 59% 13,695 15% 5,444 53% 1,044 9% 2,696 925 24,986
Palm Beach 377,170 73% 185,688 41% 3,671 32% 10,197 17% 28,510 855 75,777
Pasco 185,414 71% 11,844 44% 29,478 50% 3,158 38% 5,817 218 17,905
Pinellas 252,465 76% 103,994 47% 17,008 46% 12,435 29% 32,295 873 70,668
Polk 210,605 65% 8,497 32% 31,587 50% 6,706 18% 17,366 285 25,694
Putnam 17,160 66% 198 30% 15,393 53% 150 12% 380 30 1,287
Santa Rosa 63,909 74% 1,751 18% 6,492 49% 666 8% 1,687 57 2,805
Sarasota 155,601 68% 52,813 39% 11,888 40% 4,668 36% 10,857 190 16,936
Seminole 132,134 74% 15,139 35% 1,717 54% 1,148 11% 2,636 208 41,761
St.Johns 99,201 77% 14,562 37% 5,436 60% 1,618 43% 2,860 52 5,319
St. Lucie 117,429 74% 14,571 39% 4,536 51% 1,490 9% 3,385 78 6,351
Sumter 69,490 72% 512 59% 6,458 52% 104 7% 308 23 2,200
Suwannee 6,326 68% 0 0% 6,826 63% 57 2% 125 8 104
Taylor 5,488 58% 90 4% 3,231 52% 22 9% 69 11 344
25
Single Family Condominium Mobile Home Multifamily 2-9 Unit Multifamily 10+ Unit
% % % % Dwelling Dwelling
County Parcels Homesteaded Parcels Homesteaded Parcels Homesteaded Parcels Homesteaded Units Parcels Units
Union 1,406 81% 18 11% 1,201 70% 1 0% - 15 -
•
Volusia 184,265 71% 28,414 30% 7,371 57% 2,594 15% 7,161 309 25,515
Wakulla 9,250 74% 278 44% 3,397 61% 31 3% 74 5 160
Walton 37,006 43% 10,736 6% 5,285 43% 638 42% 1,089 38 -
Washington 5,075 66% 0 0% 2,639 55% 27 4% - 1 -
Florida Total 5,745,641 71% 1,605,160 37% 437,337 52% 155,994 21% 406,864 15,251 1,274,074
Source: Florida Department of Revenue, Name-Address-Legal File. Includes all parcels by housing type regardless of year built. Homesteaded parcels are the owner's primary
residence. Dwelling unit data may be missing for some multifamily developments. Dwelling unit counts are suppressed in counties where total dwelling units are less than 2 times the
number of parcels for the multifamily 2-9 unit category and less than 10 times the number of parcels for the multifamily 10+unit category.
26
APPENDIX 2. HOUSING PRODUCTION BY COUNTY AND HOUSING TYPE, 2022
Multifamily Multifamily
County Single Family Condominium Mobile Home 2-9 Unit 10+ Unit
Alachua 905 0 56 16 15
Baker 86 0 35 0 0
Bay 2,012 0 236 14 8
Bradford 70 0 38 0 2
Brevard 4,045 151 75 5 3
Broward 1,809 156 21 31 14
Calhoun 19 0 37 0 0
Charlotte 2,429 292 38 69 1
Citrus 1,286 0 145 12 0
Clay 1,630 0 118 0 2
Collier 3,312 654 27 4 4
Columbia 184 0 107 0 0
DeSoto 74 0 17 0 0
Dixie 19 0 39 0 0
Duval 5,338 0 59 7 16
Escambia 1,994 28 48 13 6
Flagler 2,014 0 37 122 0
Franklin 129 0 24 1 0
Gadsden 149 0 57 2 0
Gilchrist 101 0 70 0 0
Glades 64 1 16 0 0
Gulf 320 0 53 0 0
Hamilton 28 0 20 0 0
Hardee 42 0 20 2 0
Hendry 434 25 77 22 0
Hernando 1,367 0 114 2 0
Highlands 488 0 22 3 1
Hillsborough 6,638 110 59 7 23
Holmes 33 0 31 0 0
Indian River 1,224 8 7 5 1
Jackson 76 0 62 0 0
Jefferson 69 0 12 0 0
Lafayette 4 0 15 1 0
Lake 4,089 42 114 13 7
Lee 7,432 176 82 183 8
Leon 479 92 32 2 4
Levy 112 0 122 2 0
Liberty 8 0 18 0 0
Madison 35 0 36 1 0
27
Multifamily Multifamily
County Single Family Condominium Mobile Home 2-9 Unit 10+ Unit
Manatee 4,930 122 21 14 5
Marion 4,799 18 178 32 3
Martin 546 2 14 2 2
Miami-Dade 1,614 4,091 0 79 42
Monroe 291 124 2 3 2
Nassau 1,499 4 79 3 1
Okaloosa 1,146 32 72 4 3
Okeechobee 93 0 101 2 0
Orange 3,895 49 42 1 26
Osceola 5,778 118 21 17 11
Palm Beach 3,810 82 13 20 10
Pasco 7,019 8 177 0 6
Pinellas 957 143 43 70 11
Polk 9,235 5 200 21 10
Putnam 161 0 113 0 0
Santa Rosa 2,171 0 133 8 2
Sarasota 3,901 293 31 10 5
Seminole 1,026 0 9 1 5
St. Johns 5,638 27 72 3 5
St. Lucie 5,461 0 10 5 1
Sumter 4,003 0 27 0 2
Suwannee 84 0 116 0 0
Taylor 58 0 53 0 0
Union 31 0 16 0 0
Volusia 3,795 1 45 6 5
Wakulla 391 1 17 0 0
Walton 1,804 0 148 3 2
Washington 66 0 64 0 0
Florida Total 124,749 6,855 4,013 843 274
Source: Florida Department of Revenue,Name-Address-Legal File. Includes parcels in the current parcel inventory with actual year
built 2022.Multifamily 2-9 and 10+counts refer to parcels,not individual dwelling units.
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APPENDIX 3. SALES VOLUME AND PRICES (2023 $) BY COUNTY, 2022
Single Family Condominium Mobile Home
25th 50th 75th 25th 50th 75th 25th 50th 75th
County Number Percentile Number Percentile Number Percentile
Percentile Percentile Percentile Percentile Percentile Percentile
of Sales Price Price Price of Sales Price Price Price of Sales Price Price Price
(Median) (Median) (Median)
Alachua 4,020 $232,841 $328,047 $434,636 776 $129,356 $167,387 $201,795 216 $117,455 $165,576 $206,970
Baker 248 $263,886 $313,042 $402,556 0 $0 $0 $0 63 $121,077 $165,058 $214,214
Bay 5,235 $269,060 $351,848 $475,927 2,100 $320,803 $424,288 $579,463 371 $93,136 $155,227 $201,795
Bradford 230 $155,227 $229,995 $310,454 2 $222,492 $231,806 $241,120 82 $77,614 $157,814 $201,795
Brevard 14,008 $284,583 $359,092 $465,682 2,456 $181,098 $269,060 $444,985 719 $113,833 $165,576 $201,795
Broward 21,258 $398,416 $532,947 $770,134 18,132 $155,227 $226,632 $340,465 291 $131,426 $173,854 $217,318
Calhoun 73 $144,879 $195,586 $264,921 0 $0 $0 $0 10 $72,439 $113,833 $181,098
Charlotte 6,133 $310,351 $397,382 $519,494 1,529 $191,447 $284,583 $388,068 338 $134,427 $170,750 $222,492
Citrus 4,195 $217,318 $279,409 $374,615 154 $160,401 $185,703 $289,757 819 $83,823 $134,530 $190,412
Clay 5,242 $294,932 $358,161 $429,462 177 $148,501 $212,144 $260,782 497 $98,207 $164,541 $238,015
Collier 7,366 $517,424 $716,063 $1,086,590 6,141 $331,151 $454,816 $705,766 106 $181,616 $235,169 $309,420
Columbia 709 $181,616 $263,886 $336,222 11 $139,704 $150,053 $159,367 294 $92,101 $155,227 $222,492
DeSoto 319 $205,935 $264,921 $388,068 47 $186,273 $222,492 $248,364 69 $124,182 $165,576 $217,318
Dixie 159 $117,973 $201,795 $331,151 14 $243,189 $265,439 $388,068 197 $67,369 $124,182 $181,098
Duval 20,507 $227,667 $315,629 $411,663 2,097 $164,437 $217,318 $279,512 361 $78,648 $134,530 $206,970
Escambia 6,771 $211,626 $294,828 $372,545 508 $170,750 $325,977 $627,635 92 $46,827 $87,962 $138,411
Flagler 4,304 $320,337 $377,720 $470,804 374 $279,409 $413,939 $641,606 88 $159,884 $206,400 $263,886
Franklin 382 $274,235 $517,424 $909,631 44 $283,031 $341,500 $574,858 44 $62,091 $116,420 $179,805
Gadsden 424 $137,117 $222,492 $315,629 0 $0 $0 $0 76 $62,091 $95,723 $159,108
Gilchrist 179 $199,726 $306,212 $413,836 0 $0 $0 $0 128 $87,962 $155,175 $218,353
Glades 95 $170,750 $253,538 $322,873 24 $38,807 $64,678 $107,624 118 $117,973 $165,834 $227,667
Gulf 569 $351,848 $491,553 $765,684 8 $427,392 $517,424 $777,792 64 $62,091 $113,833 $188,860
Hamilton 68 $113,833 $181,098 $254,573 0 $0 $0 $0 37 $113,833 $144,879 $181,098
Hardee 166 $144,879 $212,144 $266,991 0 $0 $0 $0 72 $72,957 $105,037 $165,058
Hendry 624 $201,795 $258,660 $310,454 33 $170,750 $205,417 $231,082 144 $119,008 $170,750 $238,015
29
Single Family Condominium Mobile Home
25th 50th 75th 25th 50th 50th
75th 25th 75th
County Number Percentile Number Percentile Number Percentile
Percentile Percentile Percentile Percentile Percentile Percentile
of Sales Price Price Price of Sales Price Price Price of Sales Price Price Price
(Median) (Median) (Median)
Hernando 5,426 $258,712 $317,336 $382,894 56 $116,420 $155,227 $181,098 767 $123,147 $162,989 $205,935
Highlands 2,097 $182,133 $243,189 $315,629 152 $109,435 $150,053 $187,307 313 $66,230 $92,101 $133,495
Hillsborough 25,403 $331,151 $405,867 $519,494 3,145 $170,750 $232,841 $341,500 413 $165,576 $227,667 $301,141
Holmes 123 $103,485 $160,401 $222,492 0 $0 $0 $0 31 $36,220 $77,614 $1 1 1,246
Indian River 4,126 $305,280 $387,033 $531,912 1,237 $171,267 $253,538 $465,682 44 $91,067 $131,943 $190,671
Jackson 409 $119,008 $181,098 $258,609 0 $0 $0 $0 73 $72,439 $129,356 $170,750
Jefferson 149 $191,447 $289,757 $410,628 0 $0 $0 $0 47 $71,922 $165,576 $227,667
Lafayette 51 $103,485 $180,064 $300,106 0 $0 $0 $0 28 $49,673 $129,356 $199,208
Lake 7,753 $312,524 $388,068 $481,204 403 $98,311 $164,541 $258,712 889 $124,182 $175,924 $227,667
Lee 21,010 $330,106 $418,079 $616,252 6,367 $239,050 $328,254 $454,298 988 $103,485 $150,053 $211,626
Leon 3,991 $191,447 $284,169 $406,695 524 $103,537 $154,192 $235,428 175 $55,882 $87,962 $131,426
Levy 465 $188,342 $259,747 $384,225 35 $150,053 $240,602 $331,151 445 $84,858 $134,427 $191,447
Liberty 39 $93,447 $164,541 $279,305 0 $0 $0 $0 14 $30,011 $49,155 $98,311
Madison 112 $98,828 $168,422 $284,583 0 $0 $0 $0 56 $74,509 $109,953 $180,012
Manatee 10,751 $398,416 $500,866 $683,000 2,879 $219,905 $320,803 $455,333 300 $95,723 $139,704 $196,518
Marion 11,371 $228,805 $286,653 $362,197 303 $103,485 $124,182 $150,053 1,070 $77,614 $130,391 $186,273
Martin 2,870 $388,068 $517,424 $816,288 997 $191,447 $251,365 $362,197 185 $155,227 $195,586 $243,189
Miami-Dade 15,438 $450,159 $569,166 $827,775 28,436 $276,304 $403,591 $615,735 1 $150,053 $150,053 $150,053
Monroe 1,628 $731,120 $1,034,848 $1,733,370 501 $465,682 $698,522 $1,010,012 225 $310,454 $408,558 $620,909
Nassau 2,735 $369,441 $444,467 $605,386 284 $417,561 $606,680 $833,053 238 $141,774 $212,661 $258,712
Okaloosa 5,031 $287,688 $357,023 $465,682 1,109 $332,186 $496,727 $714,045 101 $93,136 $169,612 $209,039
Okeechobee 418 $195,586 $263,886 $362,093 18 $96,241 $129,356 $139,704 454 $67,265 $126,510 $181,098
Orange 19,293 $346,674 $444,985 $594,210 4,008 $155,227 $204,589 $266,991 338 $114,868 $155,227 $206,970
Osceola 13,266 $354,435 $418,079 $516,389 1,478 $191,447 $258,712 $331,151 329 $144,879 $206,970 $274,235
Palm Beach 17,440 $465,682 $646,780 $957,234 13,978 $165,576 $253,538 $398,416 178 $129,356 $155,227 $216,283
Pasco 17,762 $284,583 $379,220 $488,448 1,113 $119,008 $155,227 $204,900 1,858 $77,614 $122,112 $181,098
30
Single Family Condominium Mobile Home
25th 50th 75th 25th 50th 75th 25th 50th 75th
County Number Percentile Number Percentile Number Percentile
Percentile Percentile Percentile Percentile Percentile Percentile
of Sales Price Price Price of Sales Price Price Price of Sales Price Price Price
(Median) (Median) (Median)
Pinellas 12,786 $331,151 $426,513 $594,934 7,497 $186,273 $259,643 $429,462 977 $93,136 $134,530 $175,924
Polk 20,853 $288,723 $341,603 $403,591 786 $124,182 $158,177 $217,318 1,828 $93,136 $142,033 $196,518
Putnam 834 $150,053 $227,097 $315,629 19 $232,841 $284,583 $315,629 581 $76,475 $124,182 $181,098
St.Johns 9,893 $413,939 $520,011 $688,174 1,047 $258,712 $341,500 $525,703 270 $175,924 $243,189 $289,757
St. Lucie 10,797 $334,152 $396,761 $468,890 1,148 $186,273 $284,583 $491,553 211 $150,053 $201,795 $248,364
Santa Rosa 5,205 $294,932 $363,697 $467,648 143 $341,396 $486,379 $746,125 205 $81,753 $124,078 $175,924
Sarasota 10,491 $388,068 $497,762 $683,000 3,752 $284,583 $380,824 $620,909 592 $133,495 $167,697 $212,144
Seminole 7,627 $332,807 $413,939 $527,772 1,255 $153,157 $187,825 $235,428 89 $119,008 $169,715 $227,667
Sumter 7,817 $330,634 $405,453 $512,250 32 $129,615 $230,202 $243,189 305 $79,994 $139,704 $196,621
Suwannee 312 $159,884 $230,254 $300,623 0 $0 $0 $0 276 $89,514 $155,175 $221,975
Taylor 252 $117,559 $181,098 $305,280 6 $250,433 $277,857 $361,162 102 $93,136 $128,839 $193,517
Union 44 $202,830 $243,189 $324,942 0 $0 $0 $0 32 $71,922 $152,640 $187,463
Volusia 12,162 $284,583 $351,848 $434,636 2,455 $165,576 $289,757 $486,379 335 $132,461 $170,750 $227,667
Wakulla 791 $206,970 $317,698 $397,382 26 $172,820 $242,672 $315,629 140 $76,941 $134,013 $181,098
Walton 3,495 $455,230 $723,359 $1,497,528 1,252 $434,636 $619,874 $874,447 141 $98,311 $162,989 $222,492
Washington 211 $139,704 $201,174 $279,409 0 $0 $0 $0 73 $77,614 $124,182 $150,053
Florida Total 396,011 $310,454 $403,591 $560,577 121,068 $195,586 $300,106 $460,000 21,013 $95,206 $150,053 $206,970
Source: Florida Department of Revenue, Sales Data File. Includes home sales that took place in 2022, the most recent full year with data available. Arms-length sales only. Home
prices adjusted to 2023 dollars using the Consumer Price Index.
31
APPENDIX 4. SURPLUS/DEFICIT OF AFFORDABLE AND AVAILABLE RENTAL HOUSING UNITS BY INCOME (% AMI), FLORIDA REGIONS,
2022
Affordable/Available Units Minus Renter Households
Region Counties 0-30%AMI 0-40%AMI 0-50%AMI 0-60%AMI 0-80%AMI 0-120%AMI
Cape Coral-Fort Myers,FL MSA Lee -12,127 -13,378 -18,568 -17,272 -12,349 -1,135
Deltona-Daytona Beach-Ormond Beach,FL
MSA& Palm Coast,FL MSA Flagler,Volusia -10,014 -12,451 -15,516 -15,234 -9,359 -357
Fort Walton Beach-Crestview-Destin,FL
MSA Okaloosa -1,883 -2,668 -3,766 -2,908 -2,236 1,338
Ft. Lauderdale Broward -38,051 -54,391 -70,488 -83,786 -84,246 -33,237
Gainesville,FL MSA(minus Gilchrist) Alachua -4,632 -6,362 -6,030 -3,822 2,323 3,351
Homosassa Springs,FL MSA Citrus -2,043 -2,341 -2,636 -2,663 -893 -620
Baker,Clay,Duval,
Nassau,Putnam,St.
Jacksonville,FL MSA plus Putnam Johns -33,046 -38,430 -42,592 -33,940 -20,099 4,418
Lakeland, FL MSA Polk -12,578 -17,497 -20,489 -18,582 -13,186 248
Miami-Dade Plus Monroe Miami-Dade,Monroe -62,467 -93,480 -108,871 -130,410 -134,458 -61,721
Naples-Marco Island,FL MSA Collier -4,858 -7,220 -10,087 -9,861 -7,936 -1,247
Bradford,Columbia,
Dixie,Gilchrist,
Hamilton,Lafayette,
Levy,Madison,
Northeast Nonmetropolitan Area (plus Suwannee,Taylor,
Gilchrist) Union -3,311 -3,468 -4,482 -2,139 -51 865
Calhoun,
Franklin,Gadsden,
Gulf, Holmes,Jackson,
Jefferson,Liberty,
Northwest Nonmetropolitan Area (plus Wakulla,Walton,
Gadsden,Jefferson,&Wakulla) Washington -4,521 -5,296 -4,372 -3,242 -1,003 36
Ocala,FL MSA Marion -6,173 -5,378 -6,830 -5,029 -1,586 3,216
Lake,Orange,
Orlando-Kissimmee,FL MSA Osceola,Seminole -51,154 -70,138 -89,107 -94,715 -77,753 799
Palm Bay-Melbourne-Titusville,FL MSA Brevard -8,504 -11,491 -9,241 -6,901 -691 6,565
Panama City-Lynn Haven,FL MSA Bay -3,086 -3,254 -4,840 -4,839 -3,626 1,151
Pensacola-Ferry Pass-Brent,FL MSA Escambia,Santa Rosa -9,841 -11,125 -12,909 -9,855 -3,894 -612
Port St. Lucie, FL MSA Martin,St. Lucie -7,410 -8,979 -9,712 -8,956 -6,229 683
Punta Gorda,FL MSA Charlotte -62 -1,173 -2,475 -2,659 -1,904 -579
Sarasota-Bradenton-Venice,FL MSA Manatee,Sarasota -11,394 -16,597 -19,873 -17,238 -10,255 3,057
Indian River,
Sebastion-Vero Beach,FL MSA Okeechobee -1,769 -1,923 -2,402 -2,499 -1,303 10
32
Affordable/Available Units Minus Renter Households
Region Counties 0-30%AMI 0-40%AMI 0-50%AMI 0-60%AMI 0-80%AMI 0-120%AMI
DeSoto,Glades,
Hardee,Hendry,
South Nonmetropolitan Area (minus Monroe) Highlands -3,417 -4,566 -5,396 -5,913 -2,835 -1,469
Tallahassee,FL MSA(minus Gadsden,
Jefferson& Wakulla) Leon -6,053 -7,018 -5,982 -2,315 540 2,293
Hernando,
Hillsborough,
Tampa-St. Petersburg-Clearwater, FL MSA Pasco,Pinellas -64,236 -81,384 -90,984 -83,379 -60,011 3,994
The Villages,FL MSA Sumter -630 -891 -962 -713 -839 387
West Palm Beach-Boca Raton Palm Beach -28,122 -37,675 -43,874 -45,133 -33,296 -7,728
State of Florida Total -391,382 -518,574 -612,484 -614,003 -487,175 -76,294
Source:Shimberg Center analysis of U.S. Census Bureau, 2022 American Community Survey.Values are the difference between renter households and affordable/available units at
each income level. Negative value means that renter households outnumber affordable/available units.
33