Miami, FL Zoning Overlays & Bonuses: Density Bonus Law (2026)
Key Facts
- Max bonus, 10% Extremely Low Income units
- 100% Density bonus
- 5% Extremely Low Income, rental project
- 50% Density bonus
- 5% Extremely Low Income, all-ownership project
- 100% Density bonus
- All-elderly Affordable Housing, ≤60% AMI
- 100% Density bonus
- Approval path for qualifying projects
- By Right, no Warrant hearing
Summary
Miami 21 lets affordable and attainable mixed-income housing developments build up to double the base zoning density, with the exact bonus tied to how many extremely low-income units the project includes.
In addition to the Development incentives listed above, Affordable Housing and Attainable Mixed-Income Housing projects shall be afforded Density bonuses as follows:
Any Development that meets all the required criteria in Subsection 3.15.2 and provides a minimum of ten percent (10%) of the Dwelling Units as Extremely Low Income as defined herein shall be provided a one hundred percent (100%) Density bonus. The Development after the Density bonus shall maintain the affordable and workforce housing mix described in 3.15.2 (a) or 3.15.2 (b), whichever is appliable, and shall provide ten percent (10%) of the Dwelling Units as Extremely Low Income Housing for the entire Development. Any Development that meets all the required criteria in Subsection 3.15.2 and provides a minimum of five percent (5%) of the Dwelling Units as Extremely Low Income as defined herein shall be provided a fifty percent (50%) Density bonus for rental Development or a one hundred percent (100%) Density bonus for Development that is entirely comprised of homeownership units. The Development after the Density bonus shall maintain the affordable and workforce housing mix described in 3.15.2 (a) or 3.15.2 (b), whichever is appliable, and shall provide five percent (5%) of the Dwelling Units as Extremely Low Income Housing for the entire Development.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 23 | Ordinance 11000 (Previous Zoning Code): Supplement 22 | Miami 21 (Zoning Code): ?).
Full Breakdown
Under Miami 21 § 3.15.6, a qualifying Affordable or Attainable Mixed-Income Housing development that sets aside at least 10% of its units for Extremely Low Income residents gets a 100% Density bonus, double the base zoning density, while maintaining the AMI mix required under Section 3.15.2. A project with only 5% Extremely Low Income units gets a 50% bonus if it's rental, or 100% if every unit is for-sale homeownership. An entirely elder-restricted Affordable Housing building serving residents at or below 60% AMI also qualifies for the full 100% bonus. Developments meeting these thresholds proceed under Section 3.15.4 By Right, no discretionary Warrant hearing required.
Violations & Fines
The bonus requires recording a 30-year covenant restricting the units to Affordable or Attainable Mixed-Income Housing; projects that don't meet the AMI mix and Extremely Low Income set-asides in Section 3.15.2 and 3.15.6 don't qualify for any extra density.
Frequently Asked Questions
How much extra density can an affordable housing project get in Miami?
Does the City hold a hearing before approving the density bonus?
Sources & Official References
Other rules in Miami
Florida rules heatmap·Compare Miami to another location·View the Florida zoning overlays & bonuses overview
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Density Bonus Law in Nearby Cities
How other cities in Miami-Dade County handle density bonus law.