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FloridaSB 6862026SenateWALLET

Agricultural Enclaves

Sponsored By: Stan McClain (Republican)

Signed by Governor

AppropriationCommunity AffairsJudiciaryRulesHouse Calendar

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Bill Overview

Analyzed Economic Effects

6 provisions identified: 2 benefits, 1 costs, 3 mixed.

More development rights for enclave land

Beginning July 1, 2026, once your land is certified, you can submit plans for single‑family homes that match nearby uses and density, and the project is treated as conforming even if local plans or zoning differ. If your certified parcel is next to an interstate, you may also develop commercial, industrial, or single‑family uses when nearby parcels or a nearby project allow the same intensity. Local governments cannot impose tougher rules on enclaves than on similar projects, and enclaves that border an urban service district are treated as inside it. After you file development plans, you and the local government must set a written review schedule within 30 business days; the review cannot exceed 180 days or add extra quasi‑judicial reviews or public hearings.

Who qualifies for enclave status

Beginning July 1, 2026, land can qualify only if one owner controlled it on January 1, 2025, and it has had 5 years of bona fide farm use. The size limit is 1,280 acres, or up to 4,480 acres if at least 75% of the edge borders high‑density housing (1,000 residents per square mile at buildout). The county must have 1.75 million people or fewer. Your parcel must meet a perimeter test (75% existing or planned development), or use the 700‑acre “50/50” alternate test; parcels across roads or water count toward the edge. Parcels in a mapped rural study area for homes can also qualify, and your proposed density must match or be lower than nearby parcels that already allow the same or higher density. Water, sewer, roads, schools, and recreation must be available, planned, provided by an alternative provider, or you must sign a binding deal to pay, build, or give land for your share.

Faster reviews and auto-approval for enclaves

Beginning July 1, 2026, the local government must give you a written report in 30 days after you file. It must hold a public hearing within 30 days after the report, and if it does not act within 90 days of your filing, your land is automatically certified. For plan changes, you and the local government must agree on a schedule within 30 days and negotiate in good faith for up to 180 days; if it does not send your amendment to the state within 180 days of a complete filing, it is sent to the state and is presumed not to be sprawl. Your amendment is also presumed not to be sprawl if it matches nearby uses and intensity, but you lose that presumption if you do not negotiate in good faith. If denied, the government must issue written findings, and you have 30 days to ask the circuit court to review. Plan changes for parcels over 640 acres must include new‑urbanism ideas like clustering and mixed use.

Rules expire January 1, 2028

These changes take effect July 1, 2026. They expire on January 1, 2028, and prior law returns unless another law changed it.

Designs to protect wildlife corridors

Starting July 1, 2026, when an enclave project affects an established wildlife corridor, local governments are encouraged to use designs that keep animals moving, like clustering, open space, and wildlife crossings. This is guidance, not a mandate.

Protected areas keep existing limits

Beginning July 1, 2026, enclave rules do not replace protections in the Wekiva Study Area, the Everglades Protection Area, areas of critical state concern, land with a recorded conservation easement, or listed military bases and ranges. Properties in these areas must follow those existing limits.

Sponsors & Cosponsors

Sponsor

  • Stan McClain

    Republican • Senate

Cosponsors

  • Community Affairs

    Affiliation unavailable

  • Judiciary

    Affiliation unavailable

  • Rules

    Affiliation unavailable

Roll Call Votes

All Roll Calls

Yes: 166 • No: 22

House vote • 3/11/2026

House Floor Vote

Yes: 90 • No: 20

Senate vote • 2/26/2026

Senate Floor Vote

Yes: 34 • No: 2

Senate vote • 2/24/2026

Rules Vote

Yes: 23 • No: 0

Senate vote • 2/10/2026

Judiciary Vote

Yes: 11 • No: 0

Senate vote • 1/20/2026

Community Affairs Vote

Yes: 8 • No: 0

Actions Timeline

  1. • Chapter No. 2026-34

    4/21/2026

  2. • Approved by Governor

    4/20/2026

  3. • Signed by Officers and presented to Governor

    4/9/2026

  4. • Ordered enrolled

    3/17/2026Senate

  5. • Read 2nd time • Added to Third Reading Calendar • Read 3rd time • CS passed; YEAS 90, NAYS 20

    3/11/2026House

  6. • Bill referred to House Calendar • Bill added to Special Order Calendar (3/11/2026) • 1st Reading (Committee Substitute 3)

    3/10/2026House

  7. • In Messages

    2/26/2026House

  8. • Read 2nd time -SJ 455 • Read 3rd time -SJ 455 • CS passed; YEAS 34 NAYS 2 -SJ 455 • Immediately certified -SJ 463

    2/26/2026Senate

  9. • Pending reference review -under Rule 4.7(2) - (Committee Substitute) • Placed on Calendar, on 2nd reading • Placed on Special Order Calendar, 02/26/26 • CS/CS/CS by Rules read 1st time

    2/25/2026Senate

  10. • CS/CS/CS by- Rules; YEAS 23 NAYS 0

    2/24/2026Senate

  11. • On Committee agenda-- Rules, 02/24/26, 12:00 pm, 412 Knott Building

    2/19/2026Senate

  12. • Now in Rules

    2/12/2026Senate

  13. • Pending reference review under Rule 4.7(2) - (Committee Substitute) • CS/CS by Judiciary read 1st time

    2/11/2026Senate

  14. • CS/CS by Judiciary; YEAS 11 NAYS 0

    2/10/2026Senate

  15. • On Committee agenda-- Judiciary, 02/10/26, 12:00 pm, 110 Senate Building

    2/5/2026Senate

  16. • Pending reference review under Rule 4.7(2) - (Committee Substitute) • Now in Judiciary • CS by Community Affairs read 1st time

    1/22/2026Senate

  17. • CS by Community Affairs; YEAS 8 NAYS 0

    1/20/2026Senate

  18. • On Committee agenda-- Community Affairs, 01/20/26, 1:00 pm, 37 Senate Building

    1/15/2026Senate

  19. • Introduced

    1/13/2026Senate

  20. • Referred to Community Affairs; Judiciary; Rules

    12/16/2025Senate

  21. • Filed

    12/1/2025Senate

Bill Text

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