12-20-2024 - SpecialCity Council - Special Meeting
City of Edgewater
Special Meeting Agenda
104 N. Riverside Drive
Edgewater, FL 32132
Council Chambers10:00 AMFriday, December 20, 2024
We respectfully request that all electronic devices are set for no audible notification.
1. CALL TO ORDER, ROLL CALL, PLEDGE OF ALLEGIANCE AND INVOCATION
2. PUBLIC HEARINGS, ORDINANCES AND RESOLUTIONS
Resolution No. 2024-R-41, adopting a resolution exempting the City of
Edgewater from the requirements to exempt property taxes for certain
affordable housing as stipulated in section 196.1978(3)(o), Fla. Stat.
a.2024-R-41
Resolution_2024-R-41_Contingent_Opt_Out
Resolution_2024-R-41_Opt_Out_Revision
Shimberg_annual_report_Dec_2024
Attachments:
3. ADJOURN
Pursuant to Chapter 286, F.S., if an individual decides to appeal any decision made with respect to any
matter considered at a meeting or hearing, that individual will need a record of the proceedings and
will need to ensure that a verbatim record of the proceedings is made. The City does not prepare or
provide such record.
In accordance with the Americans with Disabilities Act, persons needing assistance to participate in
any of these proceedings should contact City Clerk Bonnie Zlotnik, CMC, 104 N. Riverside Drive,
Edgewater, Florida, telephone number 386-424-2400 x 1102, 5 days prior to the meeting date. If you
are hearing or voice impaired, contact the relay operator at 1-800-955-8771.
Page 1 City of Edgewater Printed on 12/19/2024
City of Edgewater
Legislation Text
104 N. Riverside Drive
Edgewater, FL 32132
File #:2024-R-41,Version:1
COUNCIL AGENDA ITEM
SUBJECT:
Resolution No.2024-R-41,adopting a resolution exempting the City of Edgewater from the requirements to
exempt property taxes for certain affordable housing as stipulated in section 196.1978(3)(o), Fla. Stat.
DEPARTMENT:
City Manager
SUMMARY:
The Live Local Act provides taxing authorities,such as the City of Edgewater,the option to opt-out of a tax
exemption for certain moderate-income affordable housing units.The City may opt-out of the property tax
exemption provision of the Live Local Act if there is a surplus of moderately affordable housing units identified
in the Shimberg Center for Housing Studies Annual Report,as compared to the estimated number of renters
that qualify based on earnings.This “missing middle"exemption includes those units rented to households who
earn between 80%and 120%of the Area Median Income (AMI)(earnings between $46,400 to $69,600)and
charge a maximum rent of $1,864 for a one-bedroom unit (charges for larger units increase proportionately
based on the number of bedrooms and family size).
It is financially prudent to opt-out of the “missing middle"tax exemption.This reflects an effort to balance the
need to provide affordable housing with the necessity to fairly share the tax burden among all property owners.
The attached resolution includes the provisions required by Florida statutes to allow for the opt-out of the tax
exemption.A 2/3rds vote of the City Council members present is required to approve the resolution.If approved
and executed,City staff will forward the resolution to the Volusia County Property Appraiser.The Resolution to
opt out of the tax exemption may only apply for one year,and the local government must approve a resolution
and send the resolution to the Property Appraiser before January 1st.
BUDGETED ITEM:☐ Yes ☐ No ☒ Not Applicable
BUDGET AMENDMENT REQUIRED:☐ Yes ☒ No ☐ Not Applicable
RECOMMENDED ACTION:
Motion to approve Resolution No.2024-R-41,for opting-out of the missing middle tax exemption for the 2025
tax roll effective January 1, 2025.
City of Edgewater Printed on 12/19/2024Page 1 of 1
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2024-R-41 1
RESOLUTION NO. 2024-R-41
A RESOLUTION OF THE CITY OF EDGEWATER,
FLORIDA, MAKING A CONTINGENT FINDING
PURSUANT TO SECTION 196.1978(3)(o), FLORIDA
STATUTES, BASED UPON THE 2024 SHIMBERG CENTER
FOR HOUSING STUDIES ANNUAL REPORT; ELECTING
TO NOT EXEMPT CERTAIN PROPERTIES FROM AD
VALOREM TAXATION UNDER THE LIVE LOCAL ACT
SUBJECT TO THAT FINDING; PROVIDING FOR THE
PRESERVATION OF EXISTING EXEMPTIONS;
ESTABLISHING A CONTINGENT EFFECTIVE DATE;
AND PROVIDING FOR SEVERABILITY AND
EXPIRATION.
WHEREAS, Section 196.1978(3)(o), Florida Statutes, authorizes a taxing authority, upon
adoption of a resolution by a two-thirds vote of its governing body, to elect not to exempt property
from ad valorem taxation under section 196.1978(3)(d)1.a., Florida Statutes, provided specific
findings are made by the taxing authority and certain conditions are met; and
WHEREAS, Section 196.1978(3)(o) requires a taxing authority to make a finding in the
resolution that the most recently published Shimberg Center for Housing Studies Annual Report,
prepared pursuant to Section 420.6075, Florida Statutes, identifies that a county within the taxing
authority’s jurisdiction is part of a metropolitan statistical area or region where the number of
affordable and available units exceeds the number of renter households in the category entitled “0-
120 percent AMI”; and
WHEREAS, the 2024 Shimberg Center for Housing Studies Annual Report (“Report”) is
expected to be published in December 2024 and will provide the data necessary for the City
Council (“Council”) of the City of Edgewater (“City”) to determine whether the statutory
conditions are met for electing not to exempt property from ad valorem taxation under section
196.1978(3)(d)1.a., Florida Statutes; and
WHEREAS, the City intends to adopt this resolution to meet the statutory deadline while
2024-R-41 2
expressly making the required finding contingent upon confirmation from the Report.
NOW, THEREFORE, be it resolved by the City Council of the City of Edgewater, Florida
that:
1. Recitals Incorporated. The foregoing recitals are true and correct and are incorporated
herein by reference.
2. Contingent Finding. The City Council hereby makes a contingent finding, pursuant to
Section 196.1978(3)(o), Florida Statutes, that the Report will confirm that Deltona-Daytona
Beach-Ormond Beach, FL MSA, which includes Volusia County, has a surplus of affordable and
available units for households in the “0-120 percent AMI” category relative to the number of renter
households in the same category. This finding is expressly contingent upon the data contained in
the Report. If the Report does not confirm the required surplus, this finding shall be voided, and
this Resolution shall take no effect and be null and void.
3. Election to Opt Out of the Live Local Property Tax Exemption. Subject to the
contingent finding described in Section 2, the City elects not to exempt properties eligible for the
80 to 120 Tax Exemption under Section 196.1978(3)(d)1.a., Florida Statutes, and directs the
Volusia County Property Appraiser not to grant such exemptions for the 2025 tax roll or for any
subsequent tax year during which this Resolution remains in effect, unless such exemption was
granted prior to the adoption of this Resolution.
4. Pre-existing Exemptions Not Affected. 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 subsequent consecutive year that the property
owner applies for and is granted the exemption.
2024-R-41 3
5. Effective Date. This Resolution shall take effect on January 1, 2025, contingent upon
the data in the Report confirming the City’s finding. If the Report does not confirm the finding,
the finding shall be voided, and this Resolution shall take no effect and be deemed null and void.
6. Duration and Renewal. This Resolution shall expire on January 1, 2027, unless
renewed by the City Council in accordance with Section 196.1978(3)(o), Florida Statutes.
7. Advertising and Delivery to Property Appraiser. 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 Volusia County Property Appraiser no later than January 1, 2025.
8. Severability. If any provision of this Resolution or its application is held invalid, the
invalidity does not affect other provisions or applications that can be given effect without the
invalid provision or application, and to this end, the provisions of this Resolution are declared
severable.
PASSED AND DULY ADOPTED by a two-thirds majority vote this _____ day of
__________________, 2024.
Diezel DePew, Mayor
ATTEST:
Bonnie Zlotnik, CMC, City Clerk
REVIEWED AND APPROVED:
Aaron R. Wolfe, City Attorney
2024-R-41 1
RESOLUTION NO. 2024-R-41
A RESOLUTION OF THE CITY OF EDGEWATER,
FLORIDA, PURSUANT TO SECTION 196.1978(3)(o),
FLORIDA STATUTES, BASED UPON THE 2024 SHIMBERG
CENTER FOR HOUSING STUDIES ANNUAL REPORT;
ELECTING TO NOT EXEMPT CERTAIN PROPERTIES
FROM AD VALOREM TAXATION UNDER THE LIVE
LOCAL ACT PROPERTY TAX EXEMPTION; PROVIDING
FOR SEVERABILITY AND EXPIRATION; AND
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, Section 196.1978(3)(o), Florida Statutes, authorizes a taxing authority, upon
adoption of a resolution by a two-thirds vote of its governing body, to elect not to exempt property
from ad valorem taxation under section 196.1978(3)(d)1.a., Florida Statutes, provided specific
findings are made by the taxing authority and certain conditions are met; and
WHEREAS, Section 196.1978(3)(o) requires a taxing authority to make a finding in the
resolution that the most recently published Shimberg Center for Housing Studies Annual Report,
prepared pursuant to Section 420.6075, Florida Statutes, identifies that a county within the taxing
authority’s jurisdiction is part of a metropolitan statistical area or region where the number of
affordable and available units exceeds the number of renter households in the category entitled “0-
120 percent AMI”; and
WHEREAS, the 2024 Shimberg Center for Housing Studies Annual Report (“Report”)
provides data necessary for the City Council (“Council”) of the City of Edgewater (“City”) to
determine whether the statutory conditions are met for electing not to exempt property from ad
valorem taxation under section 196.1978(3)(d)1.a., Florida Statutes; and
WHEREAS, the City intends to adopt this resolution to meet the statutory deadline while
expressly making the required finding contingent upon confirmation from the Report.
NOW, THEREFORE, be it resolved by the City Council of the City of Edgewater, Florida
that:
2024-R-41 2
1. Recitals Incorporated. The foregoing recitals are true and correct and are incorporated
herein by reference.
2. Required Finding. The City Council hereby makes a finding, pursuant to Section
196.1978(3)(o), Florida Statutes, that the Report confirms that Deltona-Daytona Beach-Ormond
Beach, FL MSA, which includes Volusia County, has a surplus of affordable and available units
for households in the “0-120 percent AMI” category relative to the number of renter households
in the same category.
3. Election to Opt Out of the Live Local Property Tax Exemption. Subject to the
finding described in Section 2, the City elects not to exempt properties eligible for the 80 to 120
Tax Exemption under Section 196.1978(3)(d)1.a., Florida Statutes and directs the Volusia County
Property Appraiser not to grant such exemptions for the 2025 tax roll or for any subsequent tax
year during which this Resolution remains in effect unless such exemption was granted prior to
the adoption of this Resolution.
4. Pre-existing Exemptions Not Affected. 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 owners
may continue to receive the exemption for each subsequent consecutive year that the property
owner applies for and is granted the exemption.
5. Effective Date. This Resolution shall take effect on January 1, 2025, and shall expire
on January 1, 2026, unless renewed by the City Council in accordance with Section
196.1978(3)(o), Florida Statutes.
6. Advertising and Delivery to Property Appraiser. This Resolution has been duly
advertised in accordance with Section 50.011(1), Florida Statutes. A copy of this Resolution shall
2024-R-41 3
be provided to the Volusia County Property Appraiser no later than January 1, 2025.
7. Severability. If any provision of this Resolution or its application is held invalid, the
invalidity does not affect other provisions or applications that can be given effect without the
invalid provision or application, and to this end, the provisions of this Resolution are declared
severable.
PASSED AND DULY ADOPTED by a two-thirds majority vote this _____ day of
__________________, 2024.
Diezel DePew, Mayor
ATTEST:
Bonnie Zlotnik, CMC, City Clerk
REVIEWED AND APPROVED:
Aaron R. Wolfe, City Attorney
Shimberg Center for Housing
Studies
2024 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
i
CONTENTS
Introduction .......................................................................................................................................................................... 1
Housing Supply and Production ...................................................................................................................................... 2
Table 1. Florida Housing Supply, 2024 ................................................................................................................... 2
Figure 1. Single Family Homes by Year Built, Florida, 2000-2023 .................................................................... 2
Table 2. New Single Family Homes Built, Top Ten Counties, 2023 ..................................................................... 3
Figure 2. Multifamily Units by Year Built, Florida, 2000-2023 ........................................................................... 3
Table 3. New Multifamily Units Built, Top Ten Counties, 2023 ............................................................................ 4
Figure 3. Condominiums by Year Built, Florida, 2000-2023 ............................................................................... 4
Table 4. New Condominium Units Built, Top Ten Counties, 2023 ........................................................................ 5
Figure 4. Mobile Homes by Year Added, Florida, 2000-2023 .......................................................................... 5
Table 5. New Mobile Homes Added, Top Ten Counties, 2023 ........................................................................... 6
Assisted Housing Inventory ............................................................................................................................................... 7
Table 6. Characteristics of New Assisted Housing Developments, Florida, 2023-2024 ................................. 8
Home Sales ......................................................................................................................................................................... 9
Figure 5. Median Single Family Home Sale Price (2024 $), Florida, 2000-2024 .......................................... 9
Figure 6. Florida Counties by Median Single Family Home Price, Q1-2 2024 ............................................. 10
Figure 7. Number of Single Family Home Sales, Florida, 2000-2023 ........................................................... 11
Table 7. Number of Single Family Home Sales, Top Ten Counties, 2023 ...................................................... 11
Figure 8. Median Condominium Sale Price (2024 $), Florida, 2000-2024 ................................................... 12
Figure 9. Number of Condominium Sales, Florida, 2000-2023 ....................................................................... 12
Table 8. Number of Condominium Sales, Top Ten Counties, 2023 .................................................................. 13
Rental Markets ................................................................................................................................................................ 14
Figure 11. Apartment List Median Rent Estimates, Florida, 2017-2024 ......................................................... 14
Table 9. Median Rent, Top Five Counties, July 2024 ......................................................................................... 14
Affordable Housing Needs: Renters and Special Populations ............................................................................... 15
Table 10. Low-Income (≤60% AMI), Cost Burdened (>40%) Renter Households by County in Florida,
2024 Estimates ........................................................................................................................................................... 15
Elderly Households ..................................................................................................................................................... 17
Table 11. Low-Income (≤60% AMI), Cost Burdened (>40%) Renter Households by Age of Householder
and Region, Florida, 2024 ....................................................................................................................................... 17
Persons with Disabilities ............................................................................................................................................. 18
Table 12. Low-Income, Cost Burdened Renter Households with Persons with Disabilities, Florida, 2024 18
Persons with Special Needs ...................................................................................................................................... 18
Table 13. Estimates of Households with Persons with Special Needs, Florida, 2024 .................................. 19
Affordable and Available Rental Housing Supply .............................................................................................. 19
ii
Figure 12. Affordable Units, Affordable/Available Units, and Renter Households by Income, Florida, 2023
....................................................................................................................................................................................... 20
Shimberg Center Activities ............................................................................................................................................ 21
Florida Housing Data Clearinghouse ...................................................................................................................... 21
Promoting Housing Stability and Affordability .................................................................................................... 21
Community Resilience and Disaster Response ....................................................................................................... 22
Technical Assistance, Presentations, and Publications .......................................................................................... 22
Teaching and Graduate Education ......................................................................................................................... 23
Appendix 1. County Housing Supply, 2024 .............................................................................................................. 24
Appendix 2. Housing Production by County and Housing Type, 2023 ............................................................... 27
Appendix 3. Sales Volume and Prices (2024 $) by County, 2023 ...................................................................... 29
Appendix 4. Surplus/Deficit of Affordable and Available Rental Housing Units by Income (% AMI), Modified
Metropolitan Statistical Areas & HUD Metro Fair Market Rent Areas, 2023 .................................................... 32
1
INTRODUCTION
Home prices and rents in Florida held steady in 2023 and 2024 following rapid growth in the preceding
years. The state continued to increase its single family supply, particularly in fast-growing Central and West
Central counties, although sales volume continued a two-year downward trend. The multifamily stock also
continued to grow, with new rental developments coming online in urban centers and fast-growing mid-sized
counties.
This report describes recent trends in housing production, home prices and rents, and the affordable housing
inventory. The report includes data on the affordable housing needs of the general population, elders,
persons with disabilities, and special needs households. Additional data on housing supply and needs at the
city, county, and state level can be found in the Florida Housing Data Clearinghouse,
http://flhousingdata.shimberg.ufl.edu.
The report also summarizes the Shimberg Center’s 2024 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.
2
HOUSING SUPPLY AND PRODUCTION
Florida’s single family home inventory reached nearly 5.9 million homes in 2024. Seventy-one percent of
these homes are homesteaded, indicating that they serve as the owner’s primary residence rather than as
second homes, vacation homes, or rental properties.
Multifamily rental developments provide 1.7 million units. Three-quarters of these are located in
developments with 10 or more units. One-quarter are located in 2-9 unit properties, mostly duplexes. The
state has 1.6 million condominium units. Only 37 percent are homesteaded, indicating that most condominiums
are second homes, vacation units, or rentals.
Mobile homes on their own parcels make up approximately 437,000 units, of which just over half are
homesteaded. These are individually owned parcels that are distinct from the state’s 2,293 licensed mobile
home parks with 290,885 lots for rent.
Table 1. Florida Housing Supply, 2024
Single Family
Homes Condominiums Mobile Homes Multifamily
2-9 Units
Multifamily
10+ Units
• 5,875,709
parcels
• 4,152,269
homesteaded
(71%)
• 1,609,542
parcels
• 597,304
homesteaded
(37%)
• 436,883
parcels
• 227,998
homesteaded
(52%)
• 156,868
parcels with
408,210 units
• 32,880
homesteaded
(21%)
• 15,578 parcels
with 1,288,421
units
Source: Florida Department of Revenue, Name-Address-Legal File. See Appendix 1 for housing supply by county.
Single family home production has increased steadily over the past decade. Florida produced 138,717
single family homes in 2023, the last full year for which data is available. Production levels have been
increasing by approximately 10 percent each year.
Figure 1. Single Family Homes by Year Built, Florida, 2000-2023
Source: Florida Department of Revenue, Name-Address-Legal File
0
20,000
40,000
60,000
80,000
100,000
120,000
140,000
160,000
180,000
200020012002200320042005200620072008200920102011201220132014201520162017201820192020202120222023
3
Lee County led the state in construction with 10,702 new homes, followed by a group of counties stretching
across Central and West Central Florida: Polk, Pasco, Lake, Osceola, and Manatee.
Table 2. New Single Family Homes Built, Top Ten Counties, 2023
County Single Family Homes Built
Lee County 10,702
Polk County 9,380
Pasco County 8,071
Lake County 7,783
Manatee County 6,511
Osceola County 6,279
Marion County 6,245
Hillsborough County 6,150
St. Johns County 5,565
Sarasota County 5,362
Source: Florida Department of Revenue, Name-Address-Legal File. See Appendix 2 for single family construction in all counties.
Multifamily production continued at the strong pace that began in 2020. In 2023, Florida added 354
multifamily developments with 10 or more units, for a total of 50,547 new apartments, and 1,199 smaller
multifamily developments (2,467 units).
Figure 2. Multifamily Units by Year Built, Florida, 2000-2023
Source: Florida Department of Revenue, Name-Address-Legal File. Unit totals may be undercounts due to missing or incomplete data
for a small number of counties.
Multifamily development was concentrated in Florida’s large urban counties and in other fast-growing
counties including Polk, Lee, Manatee, and St. Johns.
0
10,000
20,000
30,000
40,000
50,000
60,000
200020012002200320042005200620072008200920102011201220132014201520162017201820192020202120222023
4
Table 3. New Multifamily Units Built, Top Ten Counties, 2023
County Multifamily Units Built
Orange County 8,346
Miami-Dade County 6,814
Broward County 4,722
Hillsborough County 3,047
Polk County 2,811
Lee County 2,784
Duval County 2,735
Palm Beach County 2,552
Manatee County 1,861
St. Johns County 1,609
Source: Florida Department of Revenue, Name-Address-Legal File.
In contrast, condominium construction continued to be modest. The state added 6,791 newly built
condominiums in 2023, a third of which were located in Miami-Dade County. This level of production was
consistent with construction levels in recent years but far below the 2005-2007 peak, when the state was
building 40,000-50,000 condominium units per year.
Figure 3. Condominiums by Year Built, Florida, 2000-2023
Source: Florida Department of Revenue, Name-Address-Legal File
0
10,000
20,000
30,000
40,000
50,000
60,000
200020012002200320042005200620072008200920102011201220132014201520162017201820192020202120222023
5
Table 4. New Condominium Units Built, Top Ten Counties, 2023
County Condominium Units Built
Miami-Dade County 2,437
Collier County 776
Lee County 625
Charlotte County 565
Pinellas County 396
Palm Beach County 357
Sarasota County 325
Osceola County 172
Broward County 152
Brevard County (tie) 122
Hillsborough County (tie) 122
Source: Florida Department of Revenue, Name-Address-Legal File. See Appendix 2 for condominium construction in all counties.
Mobile home production slowed slightly in 2023. The state added 3,911 mobile homes on individual parcels
in 2023. Again, this does not include homes in mobile home parks.
Figure 4. Mobile Homes by Year Added, Florida, 2000-2023
Source: Florida Department of Revenue, Name-Address-Legal File. Includes mobile homes on individual parcels. Does not include
units in mobile home parks.
New mobile homes made a small contribution to the fast growing housing stock in Lee, Marion, Pasco, and
Polk Counties, as well as several rural counties.
0
2,000
4,000
6,000
8,000
10,000
12,000
200020012002200320042005200620072008200920102011201220132014201520162017201820192020202120222023
6
Table 5. New Mobile Homes Added, Top Ten Counties, 2023
County Mobile Homes Built
Lee County 224
Marion County 213
Pasco County 173
Levy County 167
Bay County 165
Walton County 160
Putnam County 159
Citrus County 148
Polk County 137
Suwannee County 126
Source: Florida Department of Revenue, Name-Address-Legal File. See Appendix 2 for mobile homes added in all counties.
7
ASSISTED HOUSING INVENTORY
Assisted housing helps close the affordable housing gap for Florida’s renters. Assisted housing refers to rental
housing developments that receive public subsidies in exchange for limits on tenant incomes and rents.
Florida’s assisted housing stock consists of 3,078 developments with 315,504 affordable rental homes. Of
these, 2,848 developments with 290,836 assisted (income and rent limited) units are in operation. An
additional 230 properties with 24,668 assisted units are funded and in the development pipeline.
The assisted housing inventory is made up of public housing units and a much larger supply of privately
owned rental developments funded by Florida Housing Finance Corporation (Florida Housing), U.S.
Department of Housing and Urban Development’s multifamily office (HUD), U.S. Department of Agriculture’s
Rural Development programs (USDA RD), and local housing finance authorities (LHFAs).
In 2023 and 2024, Florida added 88 assisted rental developments with 9,157 affordable units to the
development pipeline. Table 6 shows the characteristics of the new and forthcoming affordable housing
developments.
Thirty-eight percent of units are located in developments reserving some or all units for elders, homeless
individuals and families, persons with disabilities, or farmworkers. Most units (81 percent) are one or two
bedroom apartments. Sixty-two percent of units are targeted toward households at 60 percent of area
median income (AMI), and an additional 20 percent have income targets of 50 percent AMI or lower.
8
Table 6. Characteristics of New Assisted Housing Developments, Florida, 2023-2024
Developments Units % of
Units
Total Developments 2023-2024 88 9,157 -
County Size
Large 54 6,420 70%
Medium 29 2,538 26%
Small 5 199 4%
Target Population
Family 44 4,906 54%
Elderly 27 2,822 31%
Family; Link 8 764 8%
Elderly; Family; Link 2 220 2%
Homeless 2 145 2%
Elderly; Family 1 144 2%
Family; Homeless; Link; Persons with
Disabilities 1 72 1%
Homeless; Persons with Disabilities 1 50 1%
Persons with Disabilities 1 22 0.2%
not avail. 1 12 0.1%
Bedroom Count
0 BR - 440 5%
1 BR - 4,160 45%
2 BR - 3,281 36%
3 BR - 887 10%
4 or more BR - 92 1%
Not Avail. - 297 3%
Income & Rent Limits
<=35% AMI - 1,017 11%
40-50% AMI - 827 9%
55-60% AMI - 5,632 62%
65-80% AMI - 1,669 18%
Not Avail. - 12 0.1%
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.
9
HOME SALES
Median home prices in Florida held steady during 2022-2024, following rapid growth in the prior two
years. The statewide median single family home price reached $411,600 in the first half of 2024. Adjusted
for inflation, median prices in the past three years are well above the previous peaks in the mid-2000s.
Figure 5. Median Single Family Home Sale Price (2024 $), Florida, 2000-2024
Source: Florida Department of Revenue, Sales Data File. Median prices converted to 2024 dollars using the Consumer Price Index
to adjust for inflation.
Median home prices in the first half of 2024 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.
$0
$50,000
$100,000
$150,000
$200,000
$250,000
$300,000
$350,000
$400,000
$450,000
2000200120022003200420052006200720082009201020112012201320142015201620172018201920202021202220232024 (partial)
10
Figure 6. Florida Counties by Median Single Family Home Price, Q1-2 2024
$150,000-199,999 $200,000-249,999 $250,000-299,999 $300,000-349,999
Holmes Bradford Baker Alachua
Jackson Calhoun Citrus Clay
Taylor Dixie Columbia Duval
Gadsden DeSoto Hendry
Hamilton Escambia Hernando
Hardee Gilchrist Leon
Liberty Glades Okaloosa
Madison Highlands Pasco
Putnam Jefferson Polk
Washington Lafayette Union
Levy Volusia
Marion
Okeechobee
Suwannee
Wakulla
$350,000-399,999 $400,000-499,999 $500,000-749,999 $750,000-1,000,000+
Bay Gulf Broward Collier
Brevard Hillsborough Franklin Monroe
Charlotte Indian River Manatee Walton
Flagler Lee Martin
Lake Nassau Miami-Dade
Osceola Orange Palm Beach
Santa Rosa Pinellas St. Johns
St. Lucie Sarasota
Sumter Seminole
Source: Florida Department of Revenue, Sales Data File
11
Single family sales volume continued to drop from its 2021 peak. Statewide, there were 333,655 single
family sales in 2023, the last full year for which data is available.
Figure 7. Number of Single Family Home Sales, Florida, 2000-2023
Source: Florida Department of Revenue, Sales Data File
Home sales volume was higher in counties with significant new single family construction activity, including
Hillsborough, Lee, Polk and Pasco Counties. Sales volume was also higher in the populous Southeast Florida
counties and Orange County. Nevertheless, on average 2023 sales were down by 16 percent over 2022 in
the top ten counties.
Table 7. Number of Single Family Home Sales, Top Ten Counties, 2023
County Single Family Sales
Hillsborough 20,732
Lee 18,487
Polk 17,650
Broward 17,252
Orange 16,702
Pasco 15,623
Duval 15,323
Palm Beach 14,925
Brevard 12,512
Miami-Dade 12,345
Source: Florida Department of Revenue, Sales Data File. See Appendix 3 for sales in all counties.
0
50,000
100,000
150,000
200,000
250,000
300,000
350,000
400,000
450,000
500,000
200020012002200320042005200620072008200920102011201220132014201520162017201820192020202120222023
12
Condominium sale prices held fairly steady following a rise in 2021-2022. The statewide median
condominium price in the first half of 2024 was $300,000. Q1-2 2024 median condominium prices were
far higher in smaller coastal counties with active luxury vacation and second home markets, including Monroe
(median condominium price $730,000), Walton ($665,000), and Nassau ($635,000).
Figure 8. Median Condominium Sale Price (2024 $), Florida, 2000-2024
Source: Florida Department of Revenue, Sales Data File. Median prices converted to 2024 dollars using the Consumer Price Index
to adjust for inflation.
Condominium sales volume has held relatively steady around 100,000 sales per year in the past decade,
with the exception of a spike above 150,000 in 2021. Statewide, there were 91,439 condominium sales in
2023, a slight drop from the pre-2021 norm and a significant decline from the 2021 peak.
Figure 9. Number of Condominium Sales, Florida, 2000-2023
Source: Florida Department of Revenue, Sales Data File
$0
$50,000
$100,000
$150,000
$200,000
$250,000
$300,000
$350,000
2000200120022003200420052006200720082009201020112012201320142015201620172018201920202021202220232024 (partial)0
50,000
100,000
150,000
200,000
250,000
200020012002200320042005200620072008200920102011201220132014201520162017201820192020202120222023
13
Overall, condominium sales were concentrated in larger coastal counties and Orange County. Nearly half
of the state’s sales in 2023 took place in the three Southeast Florida counties: Miami-Dade (19,117), Broward
(13,794), and Palm Beach (11,019). As Figure 9 shows, condominium sales have been declining; sales in the
ten most active counties fell by 25 percent in 2023 compared to 2022.
Table 8. Number of Condominium Sales, Top Ten Counties, 2023
County Condominium Sales
Miami-Dade 19,117
Broward 13,794
Palm Beach 11,019
Pinellas 6,329
Collier 5,184
Lee 4,258
Sarasota 3,204
Orange 3,081
Hillsborough 2,484
Manatee 2,235
Source: Florida Department of Revenue, Sales Data File. See Appendix 3 for sales in all counties.
14
RENTAL M ARKETS
Florida rents increased steeply between 2020 and 2022, then stabilized close to these higher levels in
2023-2024. Apartment List estimates that median gross rents for housing seekers in Florida increased
41percent over the two year period between July 2020 and July 2022. Median rent for housing seekers
was $1,555 in July 2024, a five percent drop from the 2022 median of $1,633 but still well above 2017-
2020 levels.
Figure 11. Apartment List Median Rent Estimates, Florida, 2017-2024
Source: Apartment List, Rent Estimates, https://www.apartmentlist.com/research/category/data-rent-estimates. Estimate of median
gross rent for new leases, including utilities. All rent figures refer to July estimates for a given year.
Apartment List 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 2024.
Table 9. Median Rent, Top Five Counties, July 2024
County Median Rent Increase since July 2020
Miami-Dade County, FL $1,841 44%
Palm Beach County, FL $1,827 39%
Broward County, FL $1,794 38%
Collier County, FL $1,699 47%
Sarasota County, FL $1,642 31%
Source: Apartment List, Rent Estimates, https://www.apartmentlist.com/research/category/data-rent-estimates. Estimate of median
gross rent for new leases, including utilities.
$1,108 $1,154 $1,187 $1,159
$1,383
$1,633 $1,591 $1,555
$0
$200
$400
$600
$800
$1,000
$1,200
$1,400
$1,600
$1,800
2017 2018 2019 2020 2021 2022 2023 2024
15
AFFORDABLE HOUSING NEEDS: RENTERS AND SPECIAL POPULATIONS
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 883,863 low-income, cost burdened
renters in Florida. Sixty-five percent of these households live in Florida’s nine large counties (population
825,000 or more); 32 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 (≤60% AMI), Cost Burdened (>40%) Renter Households by County in
Florida, 2024 Estimates
All Renter Households
Low-Income (<=60%
AMI), Cost Burdened
(>40%) Renters
Low-Income/ Cost
Burdened Renters as
% of All Renters in the
County
Low-Income/ Cost
Burdened Renters as
% of State Total
Large
Broward 296,116 94,550 32% 11%
Duval 178,142 54,414 31% 6%
Hillsborough 231,166 67,465 29% 8%
Lee 97,615 28,416 29% 3%
Miami-Dade 482,612 130,628 27% 15%
Orange 238,714 69,808 29% 8%
Palm Beach 202,297 63,315 31% 7%
Pinellas 150,328 43,261 29% 5%
Polk 92,291 22,249 24% 3%
Large Total 1,969,281 574,106 29% 65%
Medium
Alachua 30,863 11,854 38% 1%
Bay 25,043 6,384 25% 1%
Brevard 72,809 24,866 34% 3%
Charlotte 18,202 6,377 35% 1%
Citrus 13,469 3,942 29% 0.4%
Clay 22,719 6,083 27% 1%
Collier 43,670 14,208 33% 2%
Escambia 47,394 12,210 26% 1%
Flagler 11,962 4,434 37% 1%
Hernando 17,737 5,534 31% 1%
Highlands 11,074 2,816 25% 0.3%
Indian River 18,191 4,543 25% 1%
Lake 45,515 15,770 35% 2%
Leon 35,821 11,920 33% 1%
Manatee 54,366 15,156 28% 2%
16
All Renter Households
Low-Income (<=60%
AMI), Cost Burdened
(>40%) Renters
Low-Income/ Cost
Burdened Renters as
% of All Renters in the
County
Low-Income/ Cost
Burdened Renters as
% of State Total
Marion 42,453 12,203 29% 1%
Martin 16,597 5,731 35% 1%
Nassau 7,633 1,769 23% 0.2%
Okaloosa 30,821 7,241 23% 1%
Osceola 55,722 19,071 34% 2%
Pasco 66,826 17,140 26% 2%
Santa Rosa 16,456 3,537 21% 0.4%
Sarasota 51,468 14,204 28% 2%
Seminole 68,019 19,089 28% 2%
St. Johns 24,760 6,646 27% 1%
St. Lucie 37,401 11,715 31% 1%
Sumter 10,104 3,599 36% 0.4%
Volusia 68,042 18,166 27% 2%
Medium Total 965,137 286,208 30% 32%
Small
Baker 2,122 492 23% 0.1%
Bradford 2,423 611 25% 0.1%
Calhoun 1,056 254 24% 0.03%
Columbia 7,688 1,939 25% 0.2%
DeSoto 3,358 854 25% 0.1%
Dixie 1,304 329 25% 0.04%
Franklin 1,235 297 24% 0.03%
Gadsden 4,705 1,132 24% 0.1%
Gilchrist 1,081 273 25% 0.03%
Glades 875 268 31% 0.03%
Gulf 1,355 326 24% 0.04%
Hamilton 1,269 265 21% 0.03%
Hardee 2,491 633 25% 0.1%
Hendry 4,435 1,359 31% 0.2%
Holmes 1,757 302 17% 0.03%
Jackson 4,679 1,126 24% 0.1%
Jefferson 1,384 333 24% 0.04%
Lafayette 597 125 21% 0.01%
Levy 3,844 970 25% 0.1%
Liberty 598 144 24% 0.02%
Madison 1,836 384 21% 0.04%
Monroe 14,267 3,862 27% 0.4%
Okeechobee 3,975 1,218 31% 0.1%
Putnam 7,487 2,010 27% 0.2%
Suwannee 4,348 909 21% 0.1%
17
All Renter Households
Low-Income (<=60%
AMI), Cost Burdened
(>40%) Renters
Low-Income/ Cost
Burdened Renters as
% of All Renters in the
County
Low-Income/ Cost
Burdened Renters as
% of State Total
Taylor 2,009 420 21% 0.05%
Union 1,343 339 25% 0.04%
Wakulla 2,566 617 24% 0.1%
Walton 8,154 1,400 17% 0.2%
Washington 2,083 358 17% 0.04%
Small Total 96,324 23,549 24% 3%
State Total 3,030,742 883,863 29% 100%
Source: Shimberg Center analysis of U.S. Census Bureau, 2023 American Community Survey; University of Florida Bureau of Economic
and Business Research, 2024 Population Projections. Student-headed, non-family households are excluded.
Elderly Households
Statewide, over 346,000 low-income, cost burdened renter households are headed by someone age 55 or
older, including nearly 105,000 households age 75+ households. 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, 2024
Planning and Service Area
Age of Householder
Total % Age 55 or
Older 15-54 55-74 75-84 85 or
Older
1) Escambia, Okaloosa, Santa Rosa 15,521 4,869 1,564 1,182 23,136 33%
2) Bay, Calhoun, Franklin, Gadsden, Gulf,
Jackson, Jefferson, Holmes, Leon, Liberty,
Wakulla, Walton, Washington
17,400 5,809 1,256 (X) 24,465 29%
3) Alachua, Bradford, Citrus, Columbia,
Dixie, Gilchrist, Hamilton, Hernando,
Lafayette, Lake, Levy, Madison, Marion,
Sumter, Suwannee, Taylor, Union
34,734 17,572 4,524 2,390 59,220 41%
4) Baker, Clay, Duval, Flagler, Nassau,
Putnam, St. Johns, Volusia 58,021 25,460 6,848 3,728 94,057 38%
5) Pasco, Pinellas 32,437 18,518 6,980 2,593 60,528 46%
6) Desoto, Hardee, Hillsborough, Highlands
(part), Manatee, Polk 66,629 29,872 6,661 3,078 106,240 37%
7) Brevard, Orange, Osceola, Seminole 94,116 28,087 6,313 3,486 132,002 29%
8) Charlotte, Collier, Glades, Hendry,
Highlands (part), Lee, Okeechobee,
Sarasota
34,581 21,088 8,855 4,657 69,181 50%
9) Indian River, Martin, Palm Beach, St. Lucie 48,145 24,739 6,412 6,084 85,380 44%
10) Broward 57,576 25,001 9,032 2,941 94,550 39%
11) Miami, Monroe 77,809 40,741 11,433 4,507 134,490 42%
State Total 536,969 241,756 69,878 34,646 883,249 39%
Source: Shimberg Center analysis of U.S. Census Bureau, 2023 American Community Survey; University of Florida Bureau of Economic
and Business Research, 2024 Population Projections. Regions are modified from Florida Department of Elder Affairs Planning and
Service Areas. Student-headed, non-family households are excluded. Totals may differ slightly from Table 10 due to rounding. (X)
indicates value that is not statistically significant.
18
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 278,031 households in all. In most of these households, the individuals with
disabilities are adults, particularly in age 55+ households. However, 32,222 of the cost burdened renter
households include children with disabilities, including 8,970 that have at least one adult and one child with
a disability.
Table 12. Low-Income, Cost Burdened Renter Households with Persons with Disabilities,
Florida, 2024
Household Age & Disability Characteristics Households
Householder Under Age 55, Adult(s) with a Disability in the Household 82,529
Householder Age 55 or Older, Adult(s) with a Disability in the Household 163,280
Child(ren) with a Disability in the Household 23,252
Child(ren) and Adult(s) with Disabilities in the Household 8,970
Total 278,031
Source: Shimberg Center analysis of U.S. Census Bureau, 2023 American Community Survey; University of Florida Bureau of Economic
and Business Research, 2024 Population Projections. Student-headed, non-family households are excluded.
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 103,335 households meet this definition, primarily low-
income, cost burdened renters receiving disability-related benefits.
19
Table 13. Estimates of Households with Persons with Special Needs, Florida, 2024
Category Definition Estimate Data Sources
Disability-
related
benefits
Low-income (<=60% AMI), cost burdened
(>40%) renter households with at least one
household member who is: 1) age 18-64,
with a disability, receiving Social Security;
2) age 18+, with a disability, receiving SSI;
3) age 18+ with a VA service-related
disability rating of 10 percent or more
93,720
U.S. Census Bureau, 2023 American
Community Survey Public Use Microdata
Sample; 2024 BEBR population
projections.
Survivors
of
domestic
violence
Estimated number of households based on
total number of persons using domestic
violence emergency shelters
7,147
Florida Department of Children and
Families, Domestic Violence Annual
Report, 7/1/2022-6/30/2023. Based
on 12,836 individuals receiving shelter
and previous year's estimated average
household size of 1.8 persons (total
recipients divided by adult recipients).
Youth
aging out
of foster
care
Estimate based on youth receiving
Aftercare, Extended Foster Care, and
Postsecondary Education Services
2,468
Estimated need for affordable housing
(1,742 units) and supportive housing
(625 units) from Florida Assessment of
Housing for Special Needs and Homeless
Populations 2021.1
Total 103,335
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” 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.2 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.
Specifically, an “affordable/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.
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 12 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,
1 Report available at https://floridahousing.org/docs/default-source/programs/special-programs/special-needs-
housing/florida-assessment-of-housing-for-homeless-and-special-needs-populations/needs-assessment-full-
report.pdf?sfvrsn=b09bf67b_2.
2 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.
20
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, 2023
Source: Shimberg Center tabulation of U.S. Census Bureau, 2023 American Community Survey. Student-headed, non-family
households and substandard units are excluded.
Figure 12 shows that for the 0-30 through 0-80 percent of AMI levels, there are more renter households
than affordable units, whether available or not. At the 0-120 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, leaving a gap of 98,319 affordable and available units.
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.
117,561 196,491 296,931
468,675
917,856
1,952,483
113,844
129,417
170,640
233,377
377,889
466,644
495,582 685,668
907,067
1,109,416
1,470,535
2,050,802
-
500,000
1,000,000
1,500,000
2,000,000
2,500,000
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)
Units, Affordable and Available (Occupied by household at or below income threshold or vacant)
Total Renter Households in Income Group
21
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 also provides 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.
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 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. The Center also is co-sponsoring an Heirs Property research center
in collaboration with the Center for Governmental Responsibility in the UF Levin College of Law. The research
center was launched in 2024 to develop legislative and regulatory solutions to heirs property loss.
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 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.
22
Community Resilience and Disaster Response
The Shimberg Center works closely with state agencies, local governments, and our peers at University of
Florida and other Gulf Coast and national institutions to learn how Florida’s vulnerable populations and
housing stock can be kept safe from natural disasters.
This year, the Shimberg Center collaborated with a wide range of University of Florida engineering,
environmental, planning, and health science faculty on the JaxTwin project, an initiative to develop a “Digital
Twin” for Jacksonville. The project is designed to provide real-time insights and scenario planning tools to
help city leaders address infrastructure, health, housing, economic, and environmental challenges. The project
resulted in a suite of datasets to identify water quality systems, healthcare utilization hotspots, and coastal
flood hazard impacts, as well as a set of virtual and augmented reality tools for built environment
visualization.
The Center is working with the University of Nebraska and Texas A&M Agrilife Extension to examine the
disaster impact of windstorms on farms and agricultural areas and provide guidance to affected businesses
and residents. In Florida, work has included surveying and interviewing farmers in the Suwanee Valley about
wind damage to homes and businesses from Hurricanes Idalia, Debby, and Helene. Separately, Shimberg
Center researchers are studying residential property ownership changes following hurricanes, starting with
the effects of Hurricane Michael on ownership patterns in Bay County.
The Shimberg Center, University of Central Florida, the Horne consulting firm, and Florida Housing Coalition
continued a HUD-funded project to evaluate the effectiveness of the Community Development Block Grant
– Disaster Recovery (CDBG-DR) program in addressing post-disaster recovery needs of renter households.
Project 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. This year, the Shimberg Center
interviewed renters affected by disasters and documented their experiences with CDBG-DR and other
recovery programs.
The Center and Florida Sea Grant are launching “Connecting resilient communities and economies:
Characterizing the link between water-dependent businesses and affordable housing.” This research will
lead to a better understanding of housing types for workers in water-dependent industries, housing and
business needs of communities with water-dependent economies in Florida, and how changes in the
availability and distribution of affordable workforce housing affect the recovery of water-dependent
industries after disasters.
Technical Assistance, Presentations, and Publications
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 2024 included
providing mortgage lending data to the Office of Economic Vitality in Tallahassee, providing affordable
housing needs data to the Community Foundation of Sarasota for a four-county area as background
information for a new housing dashboard, assisting the American Red Cross with integrating housing needs
data into post-disaster training, providing data to the Florida Supportive Housing Coalition to assist in
planning to address elder homelessness, and providing data on children’s homelessness to the Housing First
for Children collaborative in Alachua County.
The Shimberg Center team made a number of public presentations in Florida and nationally in 2024:
• National Human Services Data Consortium, Kansas City
• JUST Pensacola Summit on Affordable Housing, Pensacola
23
• Community Legal Services of Mid-Florida training, Orlando
• Florida Association of Counties, Orlando
• National Low Income Housing Coalition Disaster Recovery Convenings, Washington DC
• Florida Sea Grant Symposium, Gainesville
• Rinker School of Construction Management Advanced Modular Housing Design Convening,
Gainesville
• Florida Housing Coalition Statewide Housing Conference, Orlando
• Alachua County Affordable Housing Advisory Committee, Gainesville
• BOLD Justice, Broward County
Shimberg Center faculty and staff also co-authored the following peer-reviewed articles published in 2024:
• Enderami, S. A., Sutley, E., Helgeson, J., Dueñas-Osorio, L., Watson, M., & van de Lindt, J. W. (2024).
Measuring post-disaster accessibility to essential goods and services: proximity, availability,
adequacy, and acceptability dimensions. Journal of Infrastructure Preservation and Resilience, 5(1),
12.
• Yeganeh, N., Kang, S., Ray, A., Watson, M., & Denton, B. (2024). Filling the blindspots: Assessing
distributive equity in fund allocation of Florida's local housing program for disaster recovery.
International Journal of Disaster Risk Reduction, 111, 104708.
• Safayet, M., Connors, J. P. C., & Watson, M. (2024). Measuring access to food banks and food
pantries: A scoping review of spatial analysis approaches. Health & Place, 88, 103251.
• Rosenheim, N. P., Watson, M., Casellas Connors, J., Safayet, M., & Peacock, W. G. (2024). Food
Access After Disasters: A Multidimensional View of Restoration After Hurricane Harvey. Journal of
the American Planning Association, 1-19.
• Watson, M., Xiao, Y., & Helgeson, J. (2024). Using disaster surveys to model business interruption.
Natural Hazards Review, 25(1), 05023013.
Teaching and Graduate Education
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
• UF 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
• Construction Finance 5905: graduate course introducing students to financial management principles
and analysis
In addition, the Shimberg Center provides professional and academic experience by employing master’s
and PhD students from the College of Design, Construction, and Planning as research assistants. This year,
graduate students from the Shimberg Center fielded a team for Hack-A-House 2024, a 24-hour hackathon
for students sponsored by Ivory Innovations. The Shimberg team developed a proposal to encourage
accessory dwelling units as an affordable housing strategy, including a case study for Orlando.
24
APPENDIX 1. COUNTY HOUSING SUPPLY, 2024
County
Single Family Condominium Mobile Home Multifamily 2-9 Unit Multifamily 10+ Unit
Parcels
%
Homesteaded Parcels
%
Homesteaded Parcels
%
Homesteaded Parcels
%
Homesteaded
Dwelling
Units Parcels
Dwelling
Units
Alachua 64,515 72% 7,202 23% 5,624 62% 1,608 5% 5,187 375 26,702
Baker 5,066 76% 0 0% 2,468 67% 55 0% 127 5 115
Bay 62,847 59% 19,675 9% 8,580 48% 2,028 17% 5,588 132 12,726
Bradford 5,985 73% 21 62% 2,684 63% 26 23% 61 14 (X)
Brevard 207,160 72% 35,913 38% 11,289 54% 3,001 22% 8,010 288 29,215
Broward 390,140 77% 253,080 42% 4,143 45% 16,446 15% 48,790 1,646 127,708
Calhoun 2,616 70% 0 0% 1,173 67% 14 14% 40 1 (X)
Charlotte 84,778 65% 14,993 35% 5,072 42% 1,601 14% 3,705 88 3,097
Citrus 59,566 74% 1,622 37% 15,741 55% 567 10% 1,620 44 1,403
Clay 67,079 75% 2,398 37% 9,549 62% 290 7% 1,017 56 7,249
Collier 107,914 66% 101,380 32% 3,494 36% 1,949 16% 6,112 127 15,403
Columbia 13,773 71% 48 44% 7,851 65% 228 6% (X) 39 (X)
DeSoto 6,094 66% 605 46% 2,712 47% 259 13% 770 33 1,011
Dixie 2,903 59% 159 9% 3,808 60% 5 20% (X) 1 (X)
Duval 287,812 67% 27,534 39% 9,342 48% 5,141 14% 15,544 713 104,317
Escambia 104,902 66% 10,440 15% 4,871 44% 4,544 30% 10,755 210 18,868
Flagler 50,353 74% 4,437 38% 1,701 63% 1,518 13% (X) 20 511
Franklin 6,838 39% 455 8% 1,321 52% 7 0% (X) 1 (X)
Gadsden 11,397 66% 0 0% 3,732 57% 162 28% 359 18 310
Gilchrist 2,949 77% 0 0% 2,958 68% 26 38% 65 2 61
Glades 1,926 60% 258 29% 2,229 50% 146 42% 323 3 70
Gulf 7,184 44% 288 1% 1,691 48% 21 5% 63 5 239
Hamilton 2,018 64% 0 0% 1,528 71% 168 61% 334 9 (X)
Hardee 4,345 67% 0 0% 1,698 46% 197 30% 522 18 742
Hendry 7,956 66% 317 20% 4,543 54% 356 28% 897 17 419
Hernando 69,674 71% 633 48% 12,078 57% 492 8% 1,259 67 4,206
25
County
Single Family Condominium Mobile Home Multifamily 2-9 Unit Multifamily 10+ Unit
Parcels
%
Homesteaded Parcels
%
Homesteaded Parcels
%
Homesteaded Parcels
%
Homesteaded
Dwelling
Units Parcels
Dwelling
Units
Highlands 34,761 66% 1,345 38% 5,356 42% 824 11% 2,065 59 1,655
Hillsborough 383,354 74% 40,245 41% 13,617 54% 4,625 8% 12,829 893 136,466
Holmes 3,493 68% 0 0% 1,406 61% 15 27% 35 7 (X)
Indian River 58,386 73% 15,043 39% 1,093 44% 744 10% 2,038 55 3,741
Jackson 10,391 67% 0 0% 3,137 65% 56 11% 217 62 253
Jefferson 2,908 72% 0 0% 1,310 64% 51 27% 180 17 241
Lafayette 1,032 68% 0 0% 843 58% 8 13% (X) 1 (X)
Lake 127,454 73% 3,626 49% 16,315 60% 1,344 8% 3,547 177 15,812
Lee 258,226 65% 84,717 35% 14,455 38% 10,777 20% 24,347 301 35,410
Leon 74,008 71% 5,023 17% 6,777 54% 2,322 7% 6,544 369 33,716
Levy 8,224 73% 238 13% 9,693 63% 67 9% 207 12 423
Liberty 1,398 65% 0 0% 821 47% 59 71% 122 5 (X)
Madison 3,255 60% 0 0% 1,775 66% 165 56% 392 10 395
Manatee 123,271 69% 35,484 40% 4,684 38% 4,436 18% 10,019 201 24,150
Marion 130,947 70% 2,504 38% 24,411 53% 3,675 38% 9,132 107 8,659
Martin 50,478 77% 15,003 45% 2,936 52% 1,078 14% 2,788 70 5,912
Miami-Dade 384,027 77% 384,248 37% 301 17% 31,580 26% 85,109 3,619 199,484
Monroe 29,642 43% 6,975 18% 4,685 25% 1,756 25% 4,536 46 3,098
Nassau 31,471 74% 4,092 23% 6,299 65% 366 27% 879 28 2,250
Okaloosa 70,612 61% 13,590 11% 3,353 46% 759 6% (X) 182 (X)
Okeechobee 7,592 70% 235 23% 5,897 48% 347 31% 898 10 367
Orange 340,145 69% 51,890 26% 6,261 52% 4,029 11% 10,030 1,144 167,367
Osceola 129,938 59% 13,802 16% 5,440 54% 1,053 9% 2,709 938 26,903
Palm Beach 380,717 73% 186,031 41% 3,677 32% 10,216 17% 28,539 856 78,341
Pasco 190,800 72% 11,846 44% 29,495 51% 3,131 38% (X) 239 19,301
Pinellas 253,007 76% 104,150 47% 17,032 46% 12,466 29% 32,333 876 71,859
Polk 219,870 65% 8,509 32% 31,735 50% 6,687 18% 17,304 301 28,317
Putnam 17,321 66% 197 29% 15,555 54% 151 15% 381 30 1,287
26
County
Single Family Condominium Mobile Home Multifamily 2-9 Unit Multifamily 10+ Unit
Parcels
%
Homesteaded Parcels
%
Homesteaded Parcels
%
Homesteaded Parcels
%
Homesteaded
Dwelling
Units Parcels
Dwelling
Units
Santa Rosa 65,728 74% 1,755 18% 6,521 49% 672 7% 1,731 63 3,164
Sarasota 160,657 68% 53,113 39% 11,570 39% 4,752 37% 11,038 194 18,235
Seminole 133,265 75% 15,077 35% 1,711 55% 1,148 12% 2,633 214 (X)
St. Johns 104,621 76% 14,583 37% 5,484 61% 1,624 44% (X) 59 7,907
St. Lucie 121,797 75% 14,606 39% 4,549 51% 1,493 9% 3,403 87 6,651
Sumter 70,453 72% 514 62% 6,440 52% 119 9% 374 26 3,234
Suwannee 6,406 68% 0 0% 6,934 64% 62 5% 200 8 (X)
Taylor 5,525 58% 76 1% 3,236 54% 21 14% 65 11 344
Union 1,445 80% 18 11% 1,232 70% 1 0% (X) 15 (X)
Volusia 188,238 71% 28,396 30% 7,387 57% 2,639 15% 7,284 311 26,838
Wakulla 9,594 74% 336 36% 3,424 61% 31 3% (X) 4 174
Walton 38,243 43% 10,817 6% 5,466 43% 643 42% 1,544 39 1,599
Washington 5,219 67% 0 0% 2,690 56% 21 0% (X) 0 0
Florida
Total 5,875,709 71% 1,609,542 37% 436,883 52% 156,868 21% 408,210 15,578 1,288,421
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. Multifamily dwelling unit totals may be undercounts due to missing or incomplete data for a small number of counties. County-level dwelling unit counts are suppressed
(marked with ‘X’) 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
27
APPENDIX 2. HOUSING PRODUCTION BY COUNTY AND HOUSING TYPE, 2023
County Single Family Condominium Mobile Home Multifamily 2-9
Unit
Multifamily 10+
Unit
Alachua 964 16 44 3 9
Baker 101 0 23 0 1
Bay 2,683 46 165 27 3
Bradford 67 0 40 0 0
Brevard 5,086 122 66 7 7
Broward 1,484 152 24 19 23
Calhoun 17 0 14 0 0
Charlotte 4,358 565 73 128 5
Citrus 1,465 3 148 20 0
Clay 1,747 0 93 0 2
Collier 3,618 776 24 6 6
Columbia 169 0 74 0 0
DeSoto 95 0 28 1 2
Dixie 15 0 36 0 0
Duval 4,736 9 73 39 18
Escambia 1,825 60 40 10 6
Flagler 2,633 0 23 143 2
Franklin 173 17 22 0 0
Gadsden 135 0 33 0 0
Gilchrist 102 0 38 0 0
Glades 112 0 23 0 0
Gulf 334 49 44 0 0
Hamilton 18 0 19 0 0
Hardee 47 0 17 2 1
Hendry 560 36 55 1 0
Hernando 1,504 1 104 8 1
Highlands 588 0 20 10 0
Hillsborough 6,150 122 52 13 15
Holmes 25 0 24 0 0
Indian River 993 107 7 3 4
Jackson 96 0 25 0 2
Jefferson 49 0 26 0 0
Lafayette 5 0 16 0 0
Lake 7,783 27 96 7 1
Lee 10,702 625 224 367 13
Leon 613 66 24 6 5
Levy 187 0 167 0 0
Liberty 14 0 14 0 0
Madison 35 0 22 1 0
28
County Single Family Condominium Mobile Home Multifamily 2-9
Unit
Multifamily 10+
Unit
Manatee 6,511 40 17 7 25
Marion 6,245 2 213 44 6
Martin 568 30 11 4 5
Miami-Dade 1,464 2,437 1 115 47
Monroe 342 51 7 3 1
Nassau 1,655 8 63 1 0
Okaloosa 1,243 38 76 7 6
Okeechobee 123 0 56 4 0
Orange 4,893 0 33 15 40
Osceola 6,279 172 29 8 13
Palm Beach 3,769 357 22 15 11
Pasco 8,071 0 173 4 13
Pinellas 957 396 41 80 7
Polk 9,380 6 137 28 12
Putnam 164 0 159 0 0
Santa Rosa 1,622 0 117 8 3
Sarasota 5,362 325 114 12 4
Seminole 1,142 12 11 0 6
St. Johns 5,565 21 64 7 7
St. Lucie 4,441 35 13 1 9
Sumter 948 0 32 0 4
Suwannee 102 0 126 0 0
Taylor 42 0 34 0 0
Union 35 0 19 0 0
Volusia 4,165 6 47 12 7
Wakulla 346 56 33 0 0
Walton 1,867 0 160 3 2
Washington 128 0 43 0 0
Florida Total 138,717 6,791 3,911 1,199 354
Source: Florida Department of Revenue, Name-Address-Legal File. Includes parcels in the current parcel inventory with actual year
built 2023. Multifamily 2-9 and 10+ counts refer to parcels, not individual dwelling units.
29
APPENDIX 3. SALES VOLUME AND PRICES (2024 $) BY COUNTY, 2023
County
Single Family Condominium Mobile Home
Number
of Sales
25th
Percentile
Price
50th
Percentile
Price
(Median)
75th
Percentile
Price
Number
of Sales
25th
Percentile
Price
50th
Percentile
Price
(Median)
75th
Percentile
Price
Number
of Sales
25th
Percentile
Price
50th
Percentile
Price
(Median)
75th
Percentile
Price
Alachua 3,165 $261,054 $347,728 $449,777 523 $147,036 $185,730 $228,035 149 $123,717 $177,476 $234,742
Baker 222 $266,213 $298,716 $401,074 0 - - - 43 $144,457 $199,144 $268,277
Bay 4,647 $292,938 $373,627 $513,338 1,412 $314,710 $438,530 $613,942 270 $118,661 $168,705 $223,805
Bradford 177 $180,571 $257,959 $335,346 4 $214,106 $229,532 $301,760 82 $89,357 $152,196 $227,932
Brevard 12,512 $305,423 $370,325 $490,121 1,973 $188,826 $278,492 $435,950 615 $127,844 $173,864 $211,526
Broward 17,252 $429,243 $562,350 $790,643 13,794 $174,896 $247,640 $361,142 205 $154,775 $206,367 $257,855
Calhoun 50 $134,138 $197,596 $250,736 0 - - - 11 $25,796 $122,788 $190,889
Charlotte 5,886 $319,869 $386,938 $509,726 1,428 $245,577 $313,678 $389,002 297 $92,865 $149,616 $216,685
Citrus 3,626 $232,163 $285,457 $381,779 109 $165,094 $191,921 $283,755 641 $98,024 $152,712 $208,431
Clay 4,031 $299,232 $361,142 $429,759 158 $156,839 $204,303 $247,640 406 $108,343 $185,730 $242,481
Collier 6,435 $546,976 $722,284 $1,196,928 5,184 $355,983 $495,281 $823,920 109 $206,367 $257,959 $319,766
Columbia 607 $190,889 $273,436 $366,301 4 $161,998 $175,412 $188,310 215 $118,661 $175,412 $237,322
DeSoto 270 $199,144 $278,595 $369,397 36 $213,332 $229,532 $296,652 100 $101,068 $152,608 $225,714
Dixie 112 $114,018 $174,380 $276,016 13 $214,622 $288,914 $386,938 118 $74,292 $120,725 $185,730
Duval 15,323 $237,322 $318,837 $423,052 1,648 $175,412 $227,004 $296,652 287 $87,706 $144,457 $216,685
Escambia 5,459 $227,004 $302,121 $386,938 431 $185,730 $417,893 $748,080 80 $67,069 $113,657 $159,934
Flagler 3,947 $326,060 $378,890 $478,874 313 $273,436 $425,116 $660,374 82 $170,253 $232,163 $267,245
Franklin 341 $308,519 $464,326 $851,264 37 $287,366 $309,550 $464,326 43 $67,069 $123,820 $154,775
Gadsden 312 $135,686 $242,481 $335,295 0 - - - 48 $67,069 $90,286 $141,361
Gilchrist 151 $232,163 $294,073 $376,620 0 - - - 131 $103,183 $180,571 $247,640
Glades 79 $230,615 $308,519 $374,969 11 $30,955 $63,974 $134,138 79 $113,502 $175,412 $222,876
Gulf 502 $366,198 $495,848 $644,897 13 $397,256 $567,509 $768,717 56 $70,681 $124,852 $196,049
Hamilton 46 $77,388 $163,546 $283,755 0 - - - 32 $77,542 $153,176 $220,297
Hardee 123 $155,807 $255,895 $319,869 0 - - - 40 $82,805 $123,820 $162,256
30
County
Single Family Condominium Mobile Home
Number
of Sales
25th
Percentile
Price
50th
Percentile
Price
(Median)
75th
Percentile
Price
Number
of Sales
25th
Percentile
Price
50th
Percentile
Price
(Median)
75th
Percentile
Price
Number
of Sales
25th
Percentile
Price
50th
Percentile
Price
(Median)
75th
Percentile
Price
Hendry 592 $263,273 $302,895 $361,091 34 $198,628 $234,742 $252,696 101 $134,138 $204,303 $268,277
Hernando 4,372 $273,436 $329,155 $383,585 45 $120,725 $177,476 $232,163 633 $139,298 $177,476 $221,844
Highlands 1,659 $196,049 $255,895 $331,219 110 $128,979 $158,851 $204,303 262 $76,356 $108,343 $144,457
Hillsborough 20,732 $335,346 $417,893 $562,350 2,484 $185,730 $249,704 $383,069 374 $160,347 $236,290 $303,359
Holmes 199 $113,502 $165,094 $224,940 0 - - - 45 $30,955 $72,228 $139,298
Indian River 3,336 $321,932 $402,312 $587,217 1,109 $195,945 $276,532 $541,713 36 $113,502 $157,871 $208,947
Jackson 315 $123,820 $180,468 $268,277 0 - - - 63 $82,547 $139,194 $185,730
Jefferson 129 $195,533 $301,812 $412,734 0 - - - 21 $82,547 $154,775 $211,526
Lafayette 27 $108,343 $190,889 $295,621 0 - - - 15 $77,388 $139,298 $204,303
Lake 5,283 $299,129 $371,460 $477,533 263 $144,457 $212,558 $288,398 700 $128,979 $185,730 $232,163
Lee 18,487 $341,527 $417,415 $603,623 4,258 $257,959 $345,665 $464,326 815 $103,183 $154,775 $219,265
Leon 3,137 $221,844 $314,710 $439,458 413 $102,152 $165,094 $224,940 174 $59,950 $95,703 $149,616
Levy 415 $201,208 $288,914 $371,460 23 $147,552 $255,379 $376,620 374 $91,833 $147,604 $206,264
Liberty 27 $85,126 $165,094 $294,073 0 - - - 17 $67,069 $123,820 $154,775
Madison 91 $118,661 $180,571 $306,455 0 - - - 46 $84,610 $142,806 $232,163
Manatee 11,011 $407,575 $505,496 $696,488 2,235 $229,583 $335,346 $500,440 237 $103,183 $159,934 $215,138
Marion 11,178 $252,696 $300,264 $376,516 237 $119,693 $134,138 $154,775 964 $82,547 $143,425 $200,176
Martin 2,617 $412,734 $572,668 $846,104 911 $206,367 $268,277 $397,256 139 $155,704 $206,367 $249,704
Miami-Dade 12,345 $495,281 $619,101 $846,104 19,117 $302,328 $438,530 $650,056 1 $247,640 $247,640 $247,640
Monroe 1,137 $758,398 $1,106,643 $1,981,122 345 $572,668 $822,063 $1,444,568 169 $355,983 $464,326 $742,921
Nassau 2,540 $369,190 $446,268 $619,359 237 $433,371 $644,897 $856,423 193 $163,030 $223,908 $273,436
Okaloosa 3,950 $299,232 $355,983 $464,326 833 $330,187 $536,554 $773,876 87 $91,421 $151,680 $205,335
Okeechobee 371 $206,367 $278,595 $361,142 22 $123,820 $134,138 $148,584 302 $109,271 $165,094 $232,163
Orange 16,702 $368,159 $470,878 $638,499 3,081 $165,094 $216,685 $278,595 264 $128,928 $180,571 $248,672
Osceola 11,078 $361,142 $425,116 $526,236 1,069 $224,940 $283,755 $392,097 238 $165,094 $230,615 $299,232
Palm Beach 14,925 $505,599 $681,011 $1,029,771 11,019 $183,667 $273,436 $423,052 116 $140,845 $167,931 $207,915
Pasco 15,623 $302,328 $380,747 $497,241 833 $137,234 $169,221 $216,685 1,371 $92,865 $143,425 $201,208
31
County
Single Family Condominium Mobile Home
Number
of Sales
25th
Percentile
Price
50th
Percentile
Price
(Median)
75th
Percentile
Price
Number
of Sales
25th
Percentile
Price
50th
Percentile
Price
(Median)
75th
Percentile
Price
Number
of Sales
25th
Percentile
Price
50th
Percentile
Price
(Median)
75th
Percentile
Price
Pinellas 10,223 $350,824 $454,007 $644,897 6,329 $197,596 $273,436 $452,975 841 $118,661 $154,775 $195,945
Polk 17,650 $299,129 $343,395 $404,479 634 $134,138 $165,094 $235,258 1,493 $113,502 $157,871 $211,526
Putnam 672 $153,227 $232,163 $325,028 12 $302,328 $311,356 $341,021 542 $82,547 $144,457 $206,161
St. Johns 8,845 $402,312 $520,767 $706,807 933 $273,436 $366,301 $546,872 220 $187,278 $242,481 $294,073
St. Lucie 8,694 $357,531 $412,940 $496,828 909 $201,208 $312,130 $500,440 188 $162,772 $229,532 $282,207
Santa Rosa 3,988 $299,232 $366,301 $453,904 113 $319,869 $505,599 $773,876 176 $103,183 $156,839 $201,208
Sarasota 9,963 $394,780 $521,076 $742,818 3,204 $298,922 $397,256 $758,398 581 $114,534 $159,934 $211,526
Seminole 6,094 $350,824 $431,152 $552,032 893 $170,253 $201,208 $254,347 58 $123,820 $190,373 $257,959
Sumter 5,000 $321,932 $400,352 $514,885 30 $131,043 $215,395 $242,481 227 $98,024 $146,521 $188,826
Suwannee 209 $171,285 $251,768 $330,187 0 - - - 231 $108,343 $154,775 $225,972
Taylor 189 $118,661 $188,826 $309,550 12 $170,253 $208,431 $257,443 93 $113,502 $154,775 $197,080
Union 30 $188,619 $255,327 $322,448 0 - - - 23 $72,228 $146,624 $231,131
Volusia 10,692 $305,423 $367,333 $457,051 1,815 $179,539 $309,550 $495,281 315 $139,298 $190,889 $252,799
Wakulla 633 $222,567 $299,129 $392,097 25 $185,730 $206,264 $271,372 97 $61,910 $128,979 $171,285
Walton 3,031 $415,210 $711,863 $1,443,537 761 $459,166 $673,272 $1,083,426 165 $113,502 $187,794 $237,322
Washington 189 $148,894 $227,004 $283,755 0 - - - 51 $70,165 $139,298 $196,049
Florida Total 333,655 $323,893 $415,107 $591,241 91,439 $211,526 $316,773 $505,599 17,197 $108,343 $165,094 $227,004
Source: Florida Department of Revenue, Sales Data File. Based on property sales that took place in 2023, the most recent full year with data available. Arms-length sales only. Prices
adjusted to 2024 dollars using the Consumer Price Index.
32
APPENDIX 4. SURPLUS/DEFICIT OF AFFORDABLE AND AVAILABLE RENTAL HOUSING UNITS BY INCOME (% AMI), MODIFIED
METROPOLITAN STATISTICAL AREAS & HUD METRO FAIR MARKET RENT AREAS, 2023
Modified Metropolitan Statistical Area
(MSA)/HUD Metro Fair Market Rent
Area (HMFA) Counties
Affordable/Available Units Minus Renter Households
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 -10,362 -13,886 -18,311 -20,335 -17,333 -352
Crestview-Fort Walton Beach-Destin, FL
HMFA Okaloosa -4,513 -4,421 -5,019 -5,559 -4,176 590
Deltona-Daytona Beach-Ormond Beach,
FL HMFA Volusia -8,523 -10,609 -12,009 -13,251 -10,566 1,917
Fort Lauderdale, FL HMFA Broward -40,187 -50,266 -68,112 -82,200 -84,345 -37,884
Gainesville, FL HMFA (minus Gilchrist) Alachua -7,896 -7,791 -10,683 -5,440 -471 2,576
Homosassa Springs, FL MSA Citrus -1,975 -2,714 -3,578 -3,715 -2,425 -284
Jacksonville, FL HMFA/Baker County, FL
HMFA (plus Putnam)
Baker, Clay, Duval, Nassau, Putnam, St.
Johns -33,555 -42,526 -48,760 -47,290 -22,307 8,210
Lakeland-Winter Haven, FL MSA Polk -10,600 -11,227 -14,412 -12,526 -11,681 -2,636
Miami-Miami Beach-Kendall, FL HMFA
(plus Monroe) Miami-Dade, Monroe -58,509 -79,672 -100,810 -119,801 -143,805 -78,510
Naples-Immokalee-Marco Island, FL
MSA Collier -5,489 -6,634 -8,554 -8,566 -7,432 -1,183
North Port-Sarasota-Bradenton, FL MSA Manatee, Sarasota -11,302 -14,560 -19,907 -20,916 -19,776 -2,801
Northeast Nonmetropolitan Area (plus
Gilchrist and Levy)
Bradford, Columbia, Dixie, Gilchrist,
Hamilton, Lafayette, Levy, Madison,
Suwannee, Taylor, Union -2,637 -3,212 -2,653 -2,483 -1,065 307
Northwest Nonmetropolitan Area (plus
Gadsden, Jefferson, Wakulla, and
Walton)
Calhoun, Franklin, Gadsden, Gulf, Holmes,
Jackson, Jefferson, Liberty, Wakulla,
Walton, Washington -4,103 -3,595 -3,143 -2,949 -1,493 -678
Ocala, FL MSA Marion -5,773 -6,917 -5,826 -7,590 -6,929 -221
Orlando-Kissimmee-Sanford, FL MSA Lake, Orange, Osceola, Seminole -50,796 -70,248 -91,670 -97,707 -85,074 5,274
Palm Bay-Melbourne-Titusville, FL MSA Brevard -8,232 -11,716 -14,116 -13,643 -3,756 6,913
Palm Coast, FL HMFA Flagler -1,127 -1,619 -2,638 -3,038 -2,133 -761
Panama City-Lynn Haven, FL MSA Bay -3,344 -4,370 -4,445 -2,381 -1,574 2,428
Pensacola-Ferry Pass-Brent, FL MSA Escambia, Santa Rosa -5,947 -6,918 -7,556 -5,957 -1,928 1,914
Port St. Lucie, FL MSA Martin, St. Lucie -5,581 -9,172 -11,708 -12,491 -10,136 -3,440
33
Modified Metropolitan Statistical Area
(MSA)/HUD Metro Fair Market Rent
Area (HMFA) Counties
Affordable/Available Units Minus Renter Households
0-30%
AMI
0-40%
AMI
0-50%
AMI
0-60%
AMI
0-80%
AMI
0-120%
AMI
Punta Gorda, FL MSA Charlotte -1,951 -3,192 -3,481 -3,340 -1,997 -239
Sebastian-Vero Beach, FL MSA Indian River -2,128 -2,846 -2,562 -2,523 -1,109 -66
South Nonmetropolitan Area (minus
Monroe, plus Highlands) DeSoto, Glades, Hardee, Hendry, Highlands -3,002 -4,161 -4,935 -3,848 -1,582 -677
Tallahassee, FL HMFA (minus Gadsden
and Jefferson) Leon -6,761 -9,591 -10,489 -6,065 -584 2,738
Tampa-St. Petersburg-Clearwater, FL
MSA Hernando, Hillsborough, Pasco, Pinellas -56,633 -71,137 -89,352 -91,197 -70,247 4,873
The Villages, FL MSA Sumter -1,497 -1,076 -1,920 -2,660 -1,056 537
West Palm Beach-Boca Raton, FL HMFA Palm Beach -25,598 -35,101 -43,487 -43,270 -37,699 -6,864
State of Florida Total -378,021 -485,016 -610,136 -640,741 -552,679 -98,319
Source: Shimberg Center analysis of U.S. Census Bureau, 2023 American Community Survey. County groupings are based on HUD Metro Fair Market Rent Areas (HMFAs), modified
to accommodate availability of county-level data in the American Community Survey Public Use Microdata Areas (PUMAs). See
https://www.huduser.gov/portal/datasets/il/il24/area-definitions-FY24.pdf for HUD area definitions. In cases where cross-county PUMA boundaries do not allow separation, counties
are shifted to another HMFA or non-metropolitan grouping, as noted in the first column. Jacksonville and Baker County HMFAs are combined for the same reason.
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. Student-headed, non-family households and substandard units are excluded.