Owning a home is often seen as the cornerstone of the American Dream, but for many Floridians, that dream is slipping further away. Across the state, laws mandating minimum lot sizes— a zoning regulation that defines the smallest amount of land required for a home to be built—disproportionately affect low-income Floridians. By prioritizing space over affordability, these regulations create significant barriers to building housing that meets the needs of everyday Floridians, barring many lifelong residents from achieving homeownership in their own state.

Over the past decade, Florida’s housing market has seen home prices soar. The median price for a single-family home jumped from $145,000 in 2012 to $410,000 in 2023. In that time, the state’s population grew by more than 3.3 million people, increasing from 19.3 million to 22.6 million. At first glance, it might seem like the state’s population growth has fueled a wave of homebuying activity. However, the reality is more complicated.

Between 2015 and 2018, the number of single-family homes sold in the state remained surprisingly flat, suggesting that rising prices haven’t necessarily driven increased sales activity. Rather, it points to a market where affordability challenges and limited inventory have constrained many buyers, despite the state’s growing appeal.

A key driver of this housing crisis is Florida’s minimum lot size requirements. These laws set the smallest amount of land allowed for building a home, often mandating larger lots than necessary. As a result, developers are forced to use more land for each home, drastically reducing the number of homes that can be built in any given area. This makes the construction of smaller, more affordable housing options impractical and even illegal, keeping opportunities limited amidst times when costs are especially high.

The result is a simple but troubling equation: limited supply, coupled with rising demand, drives prices higher. This leaves middle- and lower-income families with even fewer opportunities to find affordable housing in an already strained market.

But the burden doesn’t stop with housing costs. These requirements price families out of homes near their jobs or schools, creating significant ripple effects. In Florida, the average commuter spends 27.9 minutes driving from their home to work. This extra time on the road increases transportation expenses, already ranging from $5,477 to $15,530 per year, depending on household size which requires additional trips for school, childcare, and activities.

These rising costs further strain household budgets, leaving families with less for essentials like healthcare, savings, and daily living expenses, while the hours lost in transit cut into time for rest and family responsibilities. Over time, the stress of these longer commutes and higher costs reduces overall quality of life, especially for those already struggling to make ends meet.

The Florida Student Policy Forum (FSPF) is actively working to tackle Florida’s growing housing challenges through the Florida Starter Homes Act. Developed by FSPF President Adam Bernstein and his policy group, the act proposes reducing the minimum lot size requirement to 1,500 square feet in areas that already have access to public infrastructure. This change would allow property owners to divide their land into smaller lots, enabling developers to build more homes in areas where demand and infrastructure already exist. 

The act establishes consistent statewide standards for lot sizes and zoning rules, simplifying the process for developers and reducing costs. By removing outdated restrictions, the act also promotes natural, incremental redevelopment led by property owners, ensuring gradual change and allowing neighborhoods to evolve at a sustainable pace.

FSPF’s push for this policy stems from a clear need: restrictive zoning laws have disproportionately harmed low- and middle-income Floridians, locking many out of homeownership. Research underscores the potential impact. A 2021 study found that government regulations at all levels add nearly 24% to the final cost of a newly-built single-family home.

Policies like the Florida Starter Homes Act are not without precedent. Just this year, in 2024, Austin, Texas, reduced its minimum lot size from 5,750 square feet to as low as 1,800 square feet. This marks the first major change to its zoning rules since 1946, and while Austin has not yet included an opt-out provision, city officials voted to have staff study what such a policy in the future could look like. The policy is expected to add significant housing density over time, particularly in central neighborhoods that have long been dominated by large lots.

Meanwhile, Houston has already demonstrated the tangible impact of smaller lot sizes. By allowing lots as small as 1,400 square feet in certain areas since 1998, Houston facilitated significant housing construction, with over 25,000 units built between 1999 and 2016. By increasing the supply, downward pressure was placed on rents, improving affordability. Notably, there was no effect on the cost of existing homes, despite fears that such reforms might drive prices up and undermine their goal of affordability. These reforms show that adapting zoning policies can create more housing and meet the needs of growing communities—a solution that the Florida Starter Homes Act aims to bring to Florida.

         At a recent housing summit in Tallahassee, FSPF brought its vision for housing reform into focus, collaborating with advocacy groups and stakeholders to explore legislative solutions to Florida’s housing challenges. During the event, Adam and Director of Advocacy Graham Bernstein met with Florida House Representative Vicki L. Lopez, who voiced strong support for the minimum lot size reform outlined in the act. The proposal continues to gain momentum, with key stakeholders, including the Florida Realtors Association and the Florida Bankers Association, also expressing support for such reforms.

The summit also highlighted additional reforms, including transit-oriented development policies to increase housing density near public transportation and parking reforms aimed at removing minimum parking requirements that significantly drive up construction costs. Together, these and other proposed reforms are expected to form the foundation of a larger housing bill focused on increasing housing affordability across Florida.

By building coalitions with lawmakers like Representative Lopez and engaging with key stakeholders, FSPF is driving forward practical solutions to make housing more accessible across the state.  The organization’s work goes beyond policy advocacy; it is committed to educating and empowering individuals to take action. University of Florida students can email ufloridafspf@gmail.com to get involved and support its efforts to create more equitable and accessible housing policies across Florida. 

Fixing Florida’s housing crisis won’t happen overnight, but addressing minimum lot size requirements is an essential step. These laws limit how land can be used, restricting housing options and driving up costs in a way that shuts many families out.  Reforming these laws would expand opportunities for affordable housing, allowing more Floridians to live closer to their jobs, schools, and loved ones. It’s time to rethink these restrictive rules and create housing policies that work for everyone—not just those who can afford the most land.