Live Local only works when the site, approval path, and execution assumptions actually support the opportunity.
Florida's Live Local Act (SB 102, strengthened by SB 1730 in 2025) is one of the most powerful multifamily entitlement tools in state history — but it only works when the site, approval path, and execution assumptions actually support the opportunity. Apice helps owners, developers, and investors review whether a property is a realistic candidate before time is lost.
Review Live Local FeasibilityWhat we assess
Site conditions, likely use strategy, project fit, administrative approval eligibility, height and density optimization, and where the opportunity may be stronger — or weaker — than the legislation implies. The 2025 SB 1730 amendments strengthened administrative approvals and expanded density benefits — we assess whether your site qualifies.
Who this page is for
Landowners, multifamily developers, mixed-use teams, and investors screening sites for density or housing-oriented opportunity.
Key benefits (when eligible)
Administrative approval path — no public hearings required. Height and density bonuses above local limits. 15% mandatory parking reduction. Mixed-income flexibility. SB 1730 (2025) added further protections and expanded the applicability framework.
Most Live Local opportunities require early technical review to hold up under real conditions.
Administrative approval path, density bonuses, and parking reductions are real — but eligibility depends on site conditions, local jurisdiction interpretation, and how the project is structured. Apice reviews these factors before design or entitlement assumptions are locked in. The goal is an honest assessment, not an optimistic one.
Bring the site, scope, or permit issue first. Then build the right path.
Apice supports owners, developers, investors, and project teams that need a clearer technical decision before design drift, permit delays, or expensive rework start compounding.