By Joseph E. Seagle, Esq.

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❗️Situation Awareness: Kindle Unlimited subscribers get Land Trusts in Florida for $0.00.

1 big thing: Cutting affordable housing grants

What’s happening

• Proposal at issue: President Trump and House Republicans are seeking to eliminate the HOME Investment Partnerships Program, a longstanding federal grant vital for affordable housing construction and repairs—especially in rural areas. 

• Program scope: Over the past 30 years, the program has funded or repaired 1.3 million homes nationwide, including at least 540,000 in rural or semi‑rural districts—84% of which supported Trump in 2024. 

Why it matters

• Rural equity gap: HOME bridges funding shortfalls where construction costs exceed market feasibility—especially in Appalachia and rural Kentucky—making otherwise unviable affordable housing possible. 

• Developer lifeline: Nonprofits in deeply rural, persistent-poverty counties rely on HOME. Loss of funding means they may build only 25% of the single-family homes they previously could. 

• Long-term effect: Past temporary reductions (e.g., 2015’s cut to $900 million) continue to suppress housing supply even a decade later. HOME supports about 324,000 Low-Income Housing Tax Credit (LIHTC) units, making it integral to broader housing efforts. 

Political pushback

• In conflict: While House Republicans dropped HOME funding, some Senate Republicans still fund it. Its fate hinges on ongoing congressional budget negotiations. 

• Substitute proposal: The House GOP wants to redirect nearly $5 billion from a pandemic-era homelessness fund, but much of that remains unaccounted for in HUD’s tracking system. 

Real-world faces

• Eastern Tennessee: Heather Colley, a single mother earning $18.50/hr, was finally able to build a home (completed June 2025) thanks to HOME grants—something she “pinches herself” over. 

• Appalachia & Kentucky stories: In Owsley County, KY, nonprofit Partnership Housing based its majority build on HOME. In Hazard, KY, Tiffany Mullins, a single mom, bought a home thanks to the program, preserving rural traditions of land and self-sufficiency. 

Why Florida-based real estate professionals should note this

• Ripple effects on federal policy: As HOME’s future hangs in limbo, momentum for housing funding shifts—including LIHTC—could impact broader national housing agendas.

• Opportunity zones & rural housing: Florida’s more populated markets still benefit from broader housing initiatives. Shifts in federal grants may redirect attention or funds toward urban developers.

• Advocacy pathways: Florida professionals can monitor or engage as congressional negotiations influence housing program survival—lessons from rural communities offer compelling advocacy tools.

Go deeper: Associated Press

2. Trump may declare housing emergency

Treasury Secretary Scott Bessent said the White House is considering declaring a national housing emergency this fall and is studying moves to standardize local building/zoning codes and reduce closing costs. 

Why it matters: A federal “housing emergency” declaration — if used like past emergencies — could let the administration push policy changes and federal incentives without new legislation. For fast-moving Florida pros, that means shifts to permitting, builder incentives, and transactional costs could arrive quicker than a bill through Congress.

Key moves the administration is reportedly weighing

• Zoning & code standardization to speed approvals and lower construction overhead. 

• Measures aimed at lowering homebuyer closing costs. 

• Using federal lands or regulatory relief to unlock development.

How this could play out in Florida (practical takeaways)

• Builders & contractors: Expect pressure for faster permitting and one-size-fits-most code guidance; plan for a potential surge in new-construction work and be ready to scale labor/subcontractor capacity.

• Realtors & investors: A push to expand supply tends to cool price pressure over time — watch for shorter listing times in outer markets where new builds accelerate. Syndicated development deals and lot plays could become more attractive.

• Mortgage brokers & lenders: Closing-cost interventions could change fee structures, rebate rules, or title endorsement expectations — update checklists and seller concession scripts.

• Title & closing agents: New federal guidance to standardize settlement practices could require quick operational updates; audit templates and escrow flows now so you can implement without scrambling.

The bottom line: This is a policy to watch closely: the administration may act administratively rather than legislatively, which speeds implementation and raises legal uncertainty. For Florida operators, the near-term play is preparedness — update operational checklists, talk to your builder and lender partners, and run scenario drills for faster permit flows and adjusted closing cost mechanics.

The latest Tips and Tactics edition of our Trust This podcast introduces listeners to the importance of home inspections and how they can be used to mitigate risks and save money in the short- and long-run. Andrew Braun of ARB Home Inspections shares his experience and knowledge in this episode. A great one, not to be missed.

 Listen in or watch on your favorite streaming platform.

3. Insurance markets are recovering — refunds coming? Rates lowering?

Insurers are starting to recover. Litigation reforms enacted in 2022 and 2023—like limiting assignment of benefits abuses and eliminating one-way attorney fee provisions—ushered in more market confidence. Lawsuits filed against Florida’s major property insurers dropped approximately 13.2% from 2022 to 2023. In fact, firms like Citizens, State Farm, and Universal Property & Casualty saw declines in lawsuits of 20–47%.

Reinsurance costs, which often make up nearly 45% of homeowners’ premiums, have also started to stabilize. Some companies are even filing for rate decreases—for example, Florida Peninsula requested a 2% reduction, and Slide Insurance requested a 0.5% reduction.

Yet, homeowners aren’t feeling relief. Despite the stabilizing trends, average premiums remain painful—Florida homeowners with single-family coverage were still paying around $3,466 at the end of 2023. And that’s amid discussions suggesting that the crisis was, at least in part, “man-made” due to litigation profit motives—though other factors like inflation in rebuilding costs are still driving rate increases.

Florida’s Insurance Crisis: Key Drivers

Several intertwined forces are keeping insurance rates sky-high:

• Hurricane frequency and severity, like Hurricane Ian (2022), Helene, and Milton in 2024, have placed extreme strain on the market.

• Citizens Property Insurance, the state‑run insurer of last resort, has ballooned in size—with millions of policyholders—and remains financially fragile. The state is actively working to “depopulate” it by transferring policies to private carriers.

• Construction costs and inflation continue to push premiums upward.

• Regulatory reforms are stabilizing the market, but rates remain historically elevated, with some projections suggesting average premiums could climb even higher by late 2025.

Are Floridians Owed a Refund?

There is no widespread mechanism in Florida law that mandates consumer refunds when insurers are profitable. However:

• Refunds are required only in limited cases, such as when a policy is canceled—then unearned premium must be returned within 15 working days.

• Florida regulators have levied fines and refunds for specific misconduct—such as overcharging auto insurance customers—but this doesn’t extend to property insurance at large.

• Officials like CFO Jimmy Patronis have implied political or legislative action might be possible—or under pressure—for things like refunding programs such as “My Safe Florida Home.”

In short current law doesn’t entitle Floridians to blanket refunds simply because companies are “thriving.” The system compensates individual overcharges or administrative failures—not general market performance.

What This Means for Real Estate Professionals

• Property insurance remains a major, persistent cost issue in 2025.

• Although litigation reforms are easing pressures, insurance affordability remains far from resolved.

• Any hope of refunds likely requires either targeted regulatory action or new legislative mandates—not automatic consumer relief.

• Watching upcoming legislation—like bills concerning Citizens’ solvency, policy depopulation, and rate freezes—will be critical

4. Learn constantly, thrive consistently

The old way of thinking—learn a skill once and apply it forever—no longer holds up in real estate or business. Markets shift, technology evolves, and client expectations grow. Success now belongs to those who adopt a mindset of continuous learning.

The big picture: Real estate entrepreneurs who thrive are those who stay in motion. They don’t wait until a downturn forces them to adjust. They treat learning like compounding interest—small, steady gains that build resilience and consistent results.

How to do it:

• Turn every deal into a classroom. Each transaction reveals patterns, pitfalls, and opportunities. Capture those lessons, and your playbook improves with every client.

• Build learning systems. Podcasts, mastermind groups, industry conferences, and coaching aren’t just add-ons—they’re engines that keep your thinking fresh. The music you listen to doesn’t change, but an educational podcast may change you.

• Reward curiosity. In yourself and in your team, encourage asking “why” and “what if.” Curiosity sparks innovation, and innovation keeps you relevant.

The payoff: Consistent thriving comes from adaptability. When the market throws surprises—a sudden rate hike, new lending rules, or disruptive tech—you’ll already be in the habit of upgrading your skills. That makes pivots less painful and opportunities easier to seize.

Bottom line: In today’s economy, the most dangerous phrase is “I’ve already learned that.” Trade it for “What’s next to learn?” and watch your consistency—and your business—compound.

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