Florida 2026 Session Status: Passed Senate 1 R cosponsors

SB 548 — Growth Management

Last action — Died in Finance and Tax, companion bill(s) passed, see CS/CS/HB 1329 (Ch. 2026-161)

  1. ✓
    Introduced
  2. ✓
    In Committee
  3. 3
    Passed Senate
  4. 4
    Passed House
  5. 5
    To Executive
  6. 6
    Enacted

This bill has passed the Senate. Introduced November 18, 2025. It now moves to the second chamber.

Next likely step: consideration and a floor vote in the House.

Prognosis

Advancing 48% · moderate confidence

Where this bill stands today.

Odds of enactment

Low

How often bills like it became law.

  • Passed Senate

    Current position in the legislative process.

  • 1 sponsor

    1 primary, 0 co-sponsors signed on.

  • Single-party support

    Sponsorship is currently within one party (1 R).

  • Cleared a recorded vote

    Passed 2 recorded votes so far.

Prognosis reads this bill's own signals — stage, sponsorship breadth, committee status, recorded votes and cross-state momentum. Odds come from a model trained on which bills have become law.

Summary

Growth Management; Providing requirements for coordination mechanisms that are required for certain agreements required as part of the intergovernmental coordination element of a comprehensive plan; requiring that certain interlocal agreements use a plan-based methodology for a certain purpose; requiring that certain capacity standards be specified in a certain impact fee study; requiring that a demonstrated-need study be accompanied by a certain declaration; prohibiting local governments, school districts, and special districts from using certain data for a specified purpose, etc.

Bill Text

What changed in the latest version

459 added · 370 removed

459 line(s) added, 370 removed.

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Florida Senate - 2026 SB 548 By Senator McClain 9-00714-26 2026548__ A bill to be entitled An act relating to growth management;
Florida Senate - 2026 CS for SB 548 By the Committee on Community Affairs;
and Senator McClain 578-02033-26 2026548c1 A bill to be entitled An act relating to growth management;
163.3177, F.S.;
providing requirements for coordination mechanisms that are required for certain agreements required as part of the intergovernmental coordination element of a comprehensive plan;
amending s.
requiring that certain interlocal agreements use a plan-based methodology for a certain purpose;
prohibiting certain interlocal agreements from extending beyond a specified date;
requiring that a demonstrated-need study use plan-based methodology for a certain purpose;
requiring that a demonstrated-need study use a plan-based methodology for a certain purpose;
requiring that certain conditions be shown to exist in order to demonstrate extraordinary circumstances;
requiring that certain capacity standards be specified in a certain impact fee study;
revising the voting threshold required for approval of an ordinance increasing an impact fee beyond certain phase-in limitations;
requiring that a demonstrated-need study be accompanied by a certain declaration;
prohibiting local governments from using certain data for a specified purpose;
requiring local governments, school districts, and special districts to use localized data for a certain purpose;
prohibiting local governments from including certain deductions in certain impact fee increases;
prohibiting local governments, school districts, and special districts from using certain data for a specified purpose;
prohibiting local governments and school districts from increasing impact fee rates beyond certain phase-in limitations by more than a specified percentage within a certain timeframe;
prohibiting local governments, school districts, and special districts from including certain deductions in certain impact fee increases and from increasing impact fee rates beyond certain phase- in limitations by more than a specified percentage Page 1 of 15 CODING:
providing that certain prevailing parties in actions challenging certain impact fees are entitled to reasonable attorney fees and costs;
Words stricken are deletions;
words underlined are additions.
Florida Senate - 2026 CS for SB 548 578-02033-26 2026548c1 within a certain timeframe;
providing that a prevailing petitioner is entitled to an impact fee overpayment refund, with interest, under certain circumstances;
requiring local governments, school districts, and special districts to issue such refunds within a specified timeframe;
providing that certain prevailing petitioners are entitled to reasonable attorney fees and costs;
conforming a cross- reference;
conforming a cross-reference;
Present subsections (39) through (54) of section Page 1 of 12 CODING:
Present subsections (39) through (54) of section 163.3164, Florida Statutes, are redesignated as subsections (40) through (55), respectively, and a new subsection (39) is added to that section, to read:
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words underlined are additions.
Florida Senate - 2026 SB 548 9-00714-26 2026548__ 163.3164, Florida Statutes, are redesignated as subsections (40) through (55), respectively, and a new subsection (39) is added to that section, to read:
(39) “Plan-based methodology” means a study methodology that uses the most recent and localized data to project growth within a jurisdiction over a 5-year period, anticipate capacity impacts on relevant systems which will be created by the projected growth, and establish a list of capital projects to be constructed in a defined time period to mitigate the anticipated capacity impacts as part of a new or updated impact fee study.
(39) “Plan-based methodology” means a study methodology that uses the most recent and localized data to project growth within a jurisdiction over a 10-year period, anticipate capacity impacts on relevant systems which will be created by the projected growth, and establish a list of capital projects to be constructed or purchased in a defined time period to mitigate the anticipated capacity impacts as part of a new or updated impact fee study.
The capital projects identified in the study must comport with the requirements of s.
The capital projects identified in the study and any necessary interlocal agreement must comport with the requirements of s.
Section 2.
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Florida Senate - 2026 CS for SB 548 578-02033-26 2026548c1 Section 2.
Paragraph (h) of subsection (6) of section 163.3177, Florida Statutes, is amended to read:
163.3177 Required and optional elements of comprehensive plan;
studies and surveys.— (6) In addition to the requirements of subsections (1)-(5), the comprehensive plan shall include the following elements:
(h)1.
An intergovernmental coordination element showing relationships and stating principles and guidelines to be used in coordinating the adopted comprehensive plan with the plans of school boards, regional water supply authorities, and other units of local government providing services but not having regulatory authority over the use of land, with the comprehensive plans of adjacent municipalities, the county, adjacent counties, or the region, with the state comprehensive plan and with the applicable regional water supply plan approved pursuant to s.
373.709, as the case may require and as such adopted plans or plans in preparation may exist.
This element of the local comprehensive plan must demonstrate consideration of the particular effects of the local plan, when adopted, upon the development of adjacent municipalities, the county, adjacent counties, or the region, or upon the state comprehensive plan, as the case may require.
a.
The intergovernmental coordination element must provide procedures for identifying and implementing joint planning areas, especially for the purpose of annexation, municipal incorporation, and joint infrastructure service areas.
b.
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The intergovernmental coordination element shall provide for a dispute resolution process, as established pursuant to s.
186.509, for bringing intergovernmental disputes to closure in a Page 3 of 15 CODING:
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words underlined are additions.
Florida Senate - 2026 CS for SB 548 578-02033-26 2026548c1 timely manner.
c.
The intergovernmental coordination element shall provide for interlocal agreements as established pursuant to s.
333.03(1)(b).
2.
The intergovernmental coordination element shall also state principles and guidelines to be used in coordinating the adopted comprehensive plan with the plans of school boards and other units of local government providing facilities and services but not having regulatory authority over the use of land.
In addition, the intergovernmental coordination element must describe joint processes for collaborative planning and decisionmaking on population projections and public school siting, the location and extension of public facilities subject to concurrency, and siting facilities with countywide significance, including locally unwanted land uses whose nature and identity are established in an agreement.
3.
Within 1 year after adopting their intergovernmental coordination elements, each county, all the municipalities within that county, the district school board, and any unit of local government service providers in that county shall establish by interlocal or other formal agreement executed by all affected entities, the joint processes described in this subparagraph consistent with their adopted intergovernmental coordination elements.
The agreement must:
a.
Ensure that the local government addresses through coordination mechanisms the impacts of development proposed in the local comprehensive plan upon development in adjacent municipalities, the county, adjacent counties, the region, and the state.
The area of concern for municipalities shall include Page 4 of 15 CODING:
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words underlined are additions.
Florida Senate - 2026 CS for SB 548 578-02033-26 2026548c1 adjacent municipalities, the county, and counties adjacent to the municipality.
The area of concern for counties shall include all municipalities within the county, adjacent counties, and adjacent municipalities.
Such coordination mechanisms must include plans to provide mitigation funding to address any extrajurisdictional impacts of development, consistent with the requirements of s.
163.3180(5)(j).
b.
Ensure coordination in establishing level of service standards for public facilities with any state, regional, or local entity having operational and maintenance responsibility for such facilities.
Section 3.
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c.
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words underlined are additions.
Florida Senate - 2026 SB 548 9-00714-26 2026548__ c.
Provide a method for the proportionate distribution of the revenue collected by the county or municipality to address the transportation capacity impacts of a new development or redevelopment, or provide a method of assigning responsibility for the mitigation of the transportation capacity impacts belonging to the county and the municipality.
Provide a method for the proportionate distribution of Page 5 of 15 CODING:
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words underlined are additions.
Florida Senate - 2026 CS for SB 548 578-02033-26 2026548c1 the revenue collected by the county or municipality to address the transportation capacity impacts of a new development or redevelopment, or provide a method of assigning responsibility for the mitigation of the transportation capacity impacts belonging to the county and the municipality.
e.
Use a plan-based methodology in complying with the requirements of s.
163.3177(6)(h).
However, if such existing interlocal agreement is terminated, the affected county and municipality that have entered into the agreement are shall be subject to the Page 3 of 12 CODING:
However, if such existing interlocal agreement is terminated, the affected county and municipality that have entered into the agreement are shall be subject to the requirements of this paragraph.
An interlocal agreement entered Page 6 of 15 CODING:
Florida Senate - 2026 SB 548 9-00714-26 2026548__ requirements of this paragraph unless the county and municipality mutually agree to extend the existing interlocal agreement before the expiration of the agreement.
Florida Senate - 2026 CS for SB 548 578-02033-26 2026548c1 into before October 1, 2024, may not extend beyond October 1, 2031 unless the county and municipality mutually agree to extend the existing interlocal agreement before the expiration of the agreement.
Section 3.
Section 4.
(a) “Extraordinary circumstances” means measurable effects of development which will require mitigation by the affected local government and which exceed the total of the current adopted impact fee amount and any increase as provided in paragraphs (6)(c), (d), and (e) in less than 4 years.
(a) “Extraordinary circumstances” means measurable effects of development which will require mitigation by the affected local government, school district, or special district and which exceed the total of the current adopted impact fee amount and any increase as provided in paragraphs (6)(c), (d), and (e) in less than 4 years.
A demonstrated-need study using plan-based methodology which justifies justifying any increase in excess of those authorized in paragraph (b), paragraph (c), paragraph (d), or paragraph (e) has been completed within the 12 months before the Page 4 of 12 CODING:
A demonstrated-need study using a plan-based methodology which justifies justifying any increase in excess of those Page 7 of 15 CODING:
Florida Senate - 2026 SB 548 9-00714-26 2026548__ adoption of the impact fee increase and expressly demonstrates the extraordinary circumstances necessitating the need to exceed the phase-in limitations.
Florida Senate - 2026 CS for SB 548 578-02033-26 2026548c1 authorized in paragraph (b), paragraph (c), paragraph (d), or paragraph (e) has been completed within the 12 months before the adoption of the impact fee increase and expressly demonstrates the extraordinary circumstances necessitating the need to exceed the phase-in limitations.
To demonstrate such extraordinary circumstances, at least four of the following conditions must be shown to exist, using localized data that reflects differences in area costs and modalities of projects between any urban, emerging urban, or rural areas within the study area:
The capacity standards used to support the existence of such extraordinary circumstances must be specified in the impact fee study adopted under paragraph (4)(a).
(I) Population growth within the local government’s, school district’s, or special district’s jurisdiction in the previous 5-year period exceeds the high population projections provided by the University of Florida’s Bureau of Economic and Business Research.
The demonstrated-need study must be accompanied by a declaration stating how and the timeframe during which the proposed impact fee increase will be used to construct or purchase the improvements necessary to increase capacity.
(II) The average number of building permits issued by the local government in the previous 3-year period is less than 10 percent of the average number of building permits issued in the previous 10-year period.
The local government, school district, or special district must use localized data reflecting differences in costs and modality of projects between urban, emerging urban, and rural areas, as applicable within the study area, to project the anticipated growth or capacity impacts which underlie the extraordinary circumstances necessitating the impact fee increase.
(III) There is a documented failure to meet transportation level-of-service standards or quality-of-service standards within the jurisdiction which were necessary to meet demand in the previous 5-year period.
(IV) The local capital construction cost exceeds the previous 5-year average construction cost specified in the National Highway Construction Cost Index provided by the United States Department of Transportation’s Federal Highway Administration.
(V) The employment base within the jurisdiction has exceeded the average labor market employment gains reported by the Department of Commerce in the previous 5-year period.
(VI) The average daily vehicle miles traveled in the Page 5 of 12 CODING:
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words underlined are additions.
Florida Senate - 2026 SB 548 9-00714-26 2026548__ jurisdiction in the past 5 years has exceeded the Florida Vehicle Miles Traveled index average.
(VII) The cost per mile estimates for construction projects are at least 10 percent greater than the average cost per mile provided by the Department of Transportation as a model for similar construction projects in the previous 5-year period.
The impact fee increase ordinance is approved by a two- thirds unanimous vote of the governing body.
The impact fee increase ordinance is approved by a unanimous vote of the governing body.
A local government may not:
A local government, school district, or special district Page 8 of 15 CODING:
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words underlined are additions.
Florida Senate - 2026 CS for SB 548 578-02033-26 2026548c1 may not:
Increase an impact fee rate beyond the phase-in limitations under this paragraph if the local government has not increased the impact fee within the past 5 years.
Increase an impact fee rate beyond the phase-in limitations under this paragraph if the local government, school district, or special district has not increased the impact fee within the past 5 years.
Any year in which the local government is prohibited from increasing an impact fee because the jurisdiction is in a hurricane disaster area is not included in the 5-year period.
Any year in which the local government, school district, or special district is prohibited from increasing an impact fee because the jurisdiction is in a hurricane disaster area is not included in the 5-year period.
Use data that is older than 4 years to demonstrate extraordinary circumstances except as specifically provided in sub-subparagraph 1.a.
Use data that is older than 4 years to demonstrate extraordinary circumstances.
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d.
Increase an impact fee rate beyond the phase-in limitations under this paragraph by more than 100 percent divided equally over a 4-year period.
(9) In any action challenging an impact fee or the government’s failure to provide required dollar-for-dollar credits for the payment of impact fees as provided in s.
163.3180(6)(h)2.b.:, (a) The government has the burden of proving by a preponderance of the evidence that the imposition or amount of the fee or credit meets the requirements of state legal precedent and this section.
The court may not use a deferential standard for the benefit of the government.
If the court determines that the petitioner made an overpayment due to an improperly assessed impact fee, the petitioner is entitled to a refund in the amount of the overpayment with interest, with such interest amount determined by the court.
The local government, school district, or special district that assessed the impact Page 9 of 15 CODING:
Florida Senate - 2026 SB 548 9-00714-26 2026548__ 4.
Florida Senate - 2026 CS for SB 548 578-02033-26 2026548c1 fee must issue the refund within 90 days after the judgment becomes final.
A local government or school district may not increase an impact fee rate beyond the phase-in limitations under this paragraph by more than 100 percent in a 4-year period.
(b) A prevailing petitioner who is a resident of or an owner of a business located within the jurisdiction of the local government, school district, or special district that imposed the impact fee in violation of this section is entitled to reasonable attorney fees and costs.
(9) In any action challenging:
Such petitioner is further entitled to reasonable attorney fees and costs in any subsequent action necessary to collect a refund ordered by the court for any impact fee overpayment.
(a) An impact fee or the government’s failure to provide required dollar-for-dollar credits for the payment of impact fees as provided in s.
Section 5.
163.3180(6)(h)2.b., the government has the burden of proving by a preponderance of the evidence that the imposition or amount of the fee or credit meets the requirements of state legal precedent and this section.
The court may not use a deferential standard for the benefit of the government.
(b) A local government or special district impact fee imposed in violation of this section, a prevailing petitioner who is a resident of or an owner of a business located within the jurisdiction of the local government or special district, as applicable, is entitled to reasonable attorney fees and costs.
Section 4.
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and such other requirements as the Legislature may provide.
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words underlined are additions.
Florida Senate - 2026 SB 548 9-00714-26 2026548__ and such other requirements as the Legislature may provide.
(2) LOCAL GOVERNMENT INFRASTRUCTURE SURTAX.— (d) The proceeds of the surtax authorized by this subsection and any accrued interest shall be expended by the school district, within the county and municipalities within the county, or, in the case of a negotiated joint county agreement, within another county, to finance, plan, and construct infrastructure;
(2) LOCAL GOVERNMENT INFRASTRUCTURE SURTAX.— (d) The proceeds of the surtax authorized by this subsection and any accrued interest shall be expended by the school district, within the county and municipalities within the Page 10 of 15 CODING:
Words stricken are deletions;
words underlined are additions.
Florida Senate - 2026 CS for SB 548 578-02033-26 2026548c1 county, or, in the case of a negotiated joint county agreement, within another county, to finance, plan, and construct infrastructure;
125.011, and charter counties may, in addition, use the proceeds or interest to retire or service Page 8 of 12 CODING:
125.011, and charter counties may, in addition, use the proceeds or interest to retire or service indebtedness incurred for bonds issued before July 1, 1987, for infrastructure purposes, and for bonds subsequently issued to refund such bonds.
Words stricken are deletions;
words underlined are additions.
Florida Senate - 2026 SB 548 9-00714-26 2026548__ indebtedness incurred for bonds issued before July 1, 1987, for infrastructure purposes, and for bonds subsequently issued to refund such bonds.
a.
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words underlined are additions.
Florida Senate - 2026 CS for SB 548 578-02033-26 2026548c1 a.
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d.
Any fixed capital expenditure or fixed capital outlay associated with the improvement of private facilities that have a life expectancy of 5 or more years and that the owner agrees to make available for use on a temporary basis as needed by a local government as a public emergency shelter or a staging area for emergency response equipment during an emergency officially declared by the state or by the local government under s.
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Florida Senate - 2026 SB 548 9-00714-26 2026548__ d.
Florida Senate - 2026 CS for SB 548 578-02033-26 2026548c1 252.38.
Any fixed capital expenditure or fixed capital outlay associated with the improvement of private facilities that have a life expectancy of 5 or more years and that the owner agrees to make available for use on a temporary basis as needed by a local government as a public emergency shelter or a staging area for emergency response equipment during an emergency officially declared by the state or by the local government under s.
252.38.
Instructional technology used solely in a school Page 10 of 12 CODING:
Instructional technology used solely in a school district’s classrooms.
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words underlined are additions.
Florida Senate - 2026 SB 548 9-00714-26 2026548__ district’s classrooms.
2.
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Florida Senate - 2026 CS for SB 548 578-02033-26 2026548c1 2.
The ballot statement Page 11 of 12 CODING:
The ballot statement must indicate the intention to make an allocation under the authority of this subparagraph.
4.
Surtax revenues that are shared with eligible charter schools pursuant to paragraph (c) shall be allocated among such schools based on each school’s proportionate share of total school district capital outlay full-time equivalent enrollment as adopted by the education estimating conference established in Page 14 of 15 CODING:
Florida Senate - 2026 SB 548 9-00714-26 2026548__ must indicate the intention to make an allocation under the authority of this subparagraph.
Florida Senate - 2026 CS for SB 548 578-02033-26 2026548c1 s.
4.
Surtax revenues that are shared with eligible charter schools pursuant to paragraph (c) shall be allocated among such schools based on each school’s proportionate share of total school district capital outlay full-time equivalent enrollment as adopted by the education estimating conference established in s.
Section 5.
Section 6.
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Action History

  1. Died in Finance and Tax, companion bill(s) passed, see CS/CS/HB 1329 (Ch. 2026-161)

  2. CS by Community Affairs read 1st time

  3. Now in Finance and Tax

  4. Pending reference review under Rule 4.7(2) - (Committee Substitute)

  5. CS by Community Affairs; YEAS 8 NAYS 0

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

  7. Introduced

  8. Referred to Community Affairs; Finance and Tax; Rules

  9. Filed

Sponsors

Sponsorship breakdown

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1 sponsors · 0 co-sponsors · 163 not signed on

Sponsors (1)

Co-sponsors (0)

None.

Not signed on (163)

163 members have not signed on to this bill.

Show all 163 →

"Not signed on" means a member has not sponsored or co-sponsored this bill — it does not imply opposition. Members flagged Voted No have a recorded No vote on this bill.

Whip count is in markup. Polling the chamber and every recorded vote this session. Only the first open is slow. It’s instant for you after this. Calling the roll · Tallying · Engrossing

Votes

Favorable with Committee Substitute

Passed 8 Yea · 0 Nay
Party YeaNayPresentNot Voting
Democrat 2000
Republican 5000
No Party Affiliation 1000
Total 8000
% of votes cast 100%0%0%0%
How each member voted (8)
Member Party Vote
Jones, Shevrin D. "Shev" Democrat Yea
Sharief, Barbara Democrat Yea
Pizzo, Jason W. B. No Party Affiliation Yea
Leek, Thomas J. "Tom" Republican Yea
Massullo, Ralph E., Jr. Republican Yea
McClain, Stan Republican Yea
Passidomo, Kathleen Republican Yea
Trumbull, Jay Republican Yea

Official roll call →

Subjects

housing environment transportation
Cross-referencing the record. Reading this bill against every other bill in the corpus by meaning, not keywords. Only the first open is slow. It’s instant for you after this. Matching · Ranking · Engrossing

Frequently asked questions

What does SB 548 do?
Growth Management; Providing requirements for coordination mechanisms that are required for certain agreements required as part of the intergovernmental coordination element of a comprehensive plan; requiring that certain interlocal agreements use a plan-based methodology for a certain purpose; requiring that certain capacity standards be specified in a certain impact fee study; requiring that a demonstrated-need study be accompanied by a certain declaration; prohibiting local governments, school districts, and special districts from using certain data for a specified purpose, etc.
Who sponsors SB 548?
SB 548 is sponsored by McClain, Stan (Republican).
What is the current status of SB 548?
This bill has passed the Senate. Introduced November 18, 2025. It now moves to the second chamber.
Where can I track SB 548?
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