What SB 180 Means for ROGO Florida Keys: 900 New Building Rights on the Horizon Big changes could be coming to the Florida Keys housing landscape. A recently passed bill—Senate Bill 180—is now waiting on Governor Ron DeSantis’ signature, and it could open the...
ROGO Florida Keys
What SB 180 Means for ROGO Florida Keys: 900 New Building Rights on the Horizon
Big changes could be coming to the Florida Keys housing landscape. A recently passed bill—Senate Bill 180—is now waiting on Governor Ron DeSantis’ signature, and it could open the door for up to 900 new building rights across the island chain over the next 10 years.Morning Walks/ biking
One of the unique features of Key Colony Beach is that you can easily explore the island on foot or by bike. We highly recommend taking a leisurely walk or bike ride along the path and down Sadowski Causeway, especially during the tranquil morning hours. Not only is it a great way to stay active, but you’ll also have the chance to connect with fellow tourists and residents. Starting your day with a stroll or bike ride is an excellent way to enjoy the natural beauty of Key Colony Beach while also getting some exercise.
What’s in the Bill?
At its core, SB 180 updates Florida’s hurricane evacuation policy for the Keys. The statutory evacuation clearance time for permanent residents is being raised from 24 hours to 24.5 hours—a seemingly minor change with major implications.
That half-hour increase gives the Florida Department of Commerce enough flexibility in its evacuation models to allow additional residential development in the Keys—something that’s been tightly restricted due to the region’s designation as an Area of Critical State Concern.
How Many ROGO Units, and Where?
The bill allows up to 900 new residential allocations, distributed over at least 10 years. The units will be spread among local jurisdictions—including Monroe County and incorporated cities like Marathon, Key West, and Islamorada—based on the number of vacant, buildable lots in each area.
Each buildable lot can receive only one allocation, with priority given to owner-occupied homes, affordable housing, and workforce housing. That means the units won’t go toward large-scale developments but will instead support essential housing for local residents.
A Win for Local Governments
This bill is being viewed as a strategic win for local municipalities, especially in light of ongoing legal threats from property owners holding buildable lots. When local governments run out of building rights, they risk so-called “takings cases,” where landowners sue for loss of use and value. SB 180 helps protect against those lawsuits by making a limited number of new allocations available.
State Representative Jim Mooney, who played a key role in the bill’s development, said lawmakers had to strike a balance between growth and safety. “The reality is that 90 units a year over 120 miles is not urban sprawl,” he said.
Still Some Questions with ROGO
While the bill is a step forward, some details remain unclear. For example, what happens to lots that could legally accommodate more than one unit? And how will the policy impact multi-unit affordable housing projects, which rely on more flexible allocation models?
Despite these unanswered questions, the direction is clear: Florida lawmakers are trying to ensure property rights are respected while still preserving the safety, character, and environmental integrity of the Florida Keys.
What It Means for Real Estate
For developers, agents, and homebuyers, this bill signals a slight easing of building restrictions—especially for those focused on affordable housing. However, with only 900 units allowed over 10 years, supply will remain limited, and demand for developable land is likely to stay high.
Keep an eye on how local governments allocate these new rights and what guidance they provide in the months ahead. If you’re holding vacant land in the Keys, or are considering a purchase, this legislation could directly impact your options.
Prumo & Carden
Amy’s success as a Florida Keys Elite Agent and Diamond Award Winner is truly awe-inspiring. With over a decade of experience in the real estate industry, she has cemented her position as a trailblazer and pioneer. Her unwavering commitment to excellence is reflected in her impressive academic credentials, which include a Master’s Degree in Marketing and Management. Amy’s marketing programs are simply unmatched, ensuring that your property is showcased to the widest audience of potential buyers, thus guaranteeing maximum exposure.
Tom is an accomplished expert in the Building, Planning, Zoning and Development field, with an extensive career spanning over several years. He has worked in the Civil Engineering Department for the USAF and was the Building Official/Director of Building Planning and Zoning for a municipality for over a decade. Additionally, he is the owner of Alliance Custom Builders, a testament to his entrepreneurial spirit. Tom’s impressive track record includes building homes in both Marathon and Key Colony Beach. He holds twenty licenses through the International Code council, including Commercial & Residential Plan Reviewer and Certified Building Official, cementing his position as a true leader in his field.
