Florida’s development pipeline, before it’s news.
A free weekly brief on every multifamily and land entitlement moving through Orlando, Tampa, and Jacksonville. Pulled straight from the dockets, decoded by someone who underwrites land for a living.
| CASE NO. | JURISDICTION | REQUEST | UNITS / ACREAGE | STATUS | FILED |
|---|---|---|---|---|---|
| Z26-113 | City of Tampa | Rezoning | 15252 AC | IN REVIEW | 07/30/26 |
| redacted | City of Jacksonville | redacted | redacted | IN REVIEW | 07/28/26 |
| 2026-0554 | City of Jacksonville | Rezoning | 2.53 AC | IN REVIEW | 07/28/26 |
| RZ-26-09-069 | Orange County | Rezoning | 0.63 AC | IN REVIEW | 07/22/26 |
| redacted | City of Tampa | redacted | redacted | IN REVIEW | 07/16/26 |
| RZ-26-09-068 | Orange County | Rezoning | 0.63 AC | IN REVIEW | 07/15/26 |
| 26-80000073 | Seminole County | Pre-application (Live Local Act) | 302 DU / 15.26 AC | IN REVIEW | 06/22/26 |
The pipeline that never hits an agenda.
Live Local Act approvals are administrative. So are zoning determinations, master plan sign-offs, and a growing share of Florida’s multifamily entitlements. They bypass the planning commission and the county commission entirely, which means they never appear on a public agenda, never draw a news story, and never show up in a hearing calendar.
They do leave a paper trail. DirtDocket reads application portals, determination files, and staff records directly, so the approvals that skip every public meeting still land in the brief. Every issue carries a Live Local Watch section, even on the weeks it reports nothing new, because knowing the channel is quiet is intelligence too.
Seven sections, five minutes.
- 01The LedeThe single most consequential filing or approval of the week, and why it matters.
- 02On the DocketNew filings: jurisdiction, request type, units and acreage where stated, one practitioner read each.
- 03Live Local WatchAdministrative and Live Local Act approvals that never reach a public agenda. Always present.
- 04The Hearing RoomWhat goes before P&Z and the commissions in the next 14 days, ordered by date.
- 05Gone QuietEntitled sites with no recorded activity in 90 or more days. Where off-market conversations start.
- 06The Flip FileRecently entitled sites likely to trade, with the entitlement summary.
- 07By the NumbersFilings, units in the pipeline, busiest jurisdictions. Computed from the tracker, basis stated.
Who it’s for
Land brokers, developers, land use attorneys, lenders, and landowners who make decisions before the market does.
Read an issue first.
When the weekly brief is not enough.
New Filings Daily ($20 per month) puts every new filing in your inbox the morning after it enters the county record. The Tracker ($99 per month, founding rate) opens the full statewide map and docket behind the brief: filterable pipeline, CSV export, the hearing calendar, and full case files.
Questions, answered plainly.
Is it really free?
Yes. The weekly brief is free and stays free. For professionals who need more there are two paid subscriptions: New Filings Daily and The Tracker.
Where does the data come from?
Public agendas, application portals, determination files, and staff reports, read at the source. Every item in every issue links to its public record.
What areas are covered?
The Orlando, Tampa, and Jacksonville MSAs today, roughly 20 core jurisdictions, with the tracker behind the brief reaching well beyond them across Florida.
How long is each issue?
About five minutes. When a week runs heavy we cut items rather than compress the writing; the tracker holds everything else.