🛑 Affordable for Whom? County to Weigh Big Breaks for Builders—Public Hearing Monday

🏡 BREAKING IT DOWN: The 2025 AHAC Affordable Housing Incentives Hit the Agenda Tomorrow Night

Okay Wakulla — we just got the word:
The long-awaited (or dreaded, depending on your view) 2025 Affordable Housing Advisory Committee (AHAC) recommendations are finally here.

They’re on tomorrow’s Board of County Commissioners agenda:
📅 Monday, November 17, 2025
📍 Item #15 under General Business

This is the first time most of us are seeing the actual 8-page report in the agenda backup. So let’s break it down — plain English, no spin, just what it really means for our county.

⚡ Quick TL;DR

It’s dressed up as “affordable housing help.”
In reality, it’s a developer incentive package that will:

• 💸 Give builders $10k–$15k in fee waivers per house

• 🏘️ Turn thousands of existing lots into duplexes (rental ADUs)

• 🏗️ Make apartments and subdivisions denser and cheaper to build

• 🚫 Do little to nothing to force actual price/rent reductions for regular Wakulla families

💰 The Money Giveaways

(Recommendations #2 & #4)

Even though Wakulla has no impact fees, the county still collects real cash on every new house:

• 🧾 Building permit + plan review: $4,000–$7,000

• 🚽 Sewer connection fee (where required): $6,500–$8,000

• 🔥 Water, zoning, fire, etc.: $1,000–$3,000
  ➡️ Total per house: $10k–$15k+

AHAC wants to waive most or all of these on a set number of houses each year — if the builder promises it’s “affordable.”

But:
❌ There’s zero requirement that the builder lowers the sales price by even a single dollar.
📉 Builders in other Florida counties just pocket the cash and sell at full market rate.

🏘️ The Density Game-Changers

Recommendation #5 – Rental ADUs legalized and supersized

• Up to 1,200 sq ft or 50% the size of the main house

• Yes, you can rent them out
  ➡️ Every existing 1+ acre lot just became a potential duplex — no public hearing required

Recommendations #6, #7, #8

• 🚗 25% less parking

• 🛣️ Narrower roads

• 🏗️ Priority inspections

• 📏 Flexible lots in subdivisions
  All the classic tools to cram more units on the same land.

🪤 The “Affordable” Catch

Most incentives use Live Local Act or SHIP rules.
That means a house can count as “affordable” if it’s priced for a family making up to 120% of area median income — roughly $90k–$105k household in 2025 Wakulla.

That still means:
🏠 $350k+ homes
Not teacher/deputy/EMS money.

🗓️ What Happens Tomorrow Night

Monday, Nov 17 @ 6pm

This is the kick-off, not the final vote. Expect commissioners to:

• ✅ Accept the report

• 🛠️ Tell Planning staff to start writing the actual code changes

• 📆 Set a timeline to bring ordinances back in early 2026 for real votes

📣 Your Voice Matters Most Tomorrow

This is when they decide whether to:

• Add real teeth (deed restrictions, pass-through savings, lower income caps)
  OR

• Just rubber-stamp the developer wish list

Show up. Speak during public comment on Item #15. Email your commissioners.
Be respectful. Be specific. Bring neighbors.

📄 Full report is now in the November 17 agenda packet beginning on page 197.

Let’s break it down together — and make sure our voices are heard.

— Wakulla Reports

🗣️ First time we’re all seeing it.
🧠 First time we’re all talking about it.
🔥 Let’s do this.