Yes, a Marion County horse farm can now be developed for homes under a new state law. On Oct. 6, county commissioners voted 4-0 to certify the county's first agricultural enclave, a nearly 20-acre farm off SW 80th Street, under SB 686. The law runs until Jan. 1, 2028, so more requests could follow.
Marion County just used a new Florida farmland law for the first time, and the property involved is a horse farm in southwest Ocala. If you are buying near open land, selling acreage, or holding farmland as an investment, this changes the math. Here is what happened, how the law works, and what I would do about it this week.
What happened
On Oct. 6, the Marion County Commission voted 4-0 to certify the county's first "agricultural enclave," according to the Ocala Gazette. The property is a nearly 20-acre horse farm off Southwest 80th Street. The same board declined to rezone that property last December. Certification under the new state law clears the way for single-family homes there.
That is the key point. A request the county turned down through normal rezoning came back under a different state process with a much narrower set of questions, and the board approved it.
The law behind it: SB 686
SB 686, sponsored by Ocala Sen. Stan McClain, passed the Senate 34-2 and the House 90-20, according to the Florida Senate bill summary. Governor DeSantis signed it on April 20, 2026, per a Stearns Weaver Miller legal overview, and it took effect July 1, 2026. Here is how it works in plain language:
- What qualifies: farm or timber land mostly surrounded by development. Florida Trib reports the test as at least 75% of the boundary bordering urban development or highways. The land must have been classified as bona fide agricultural continuously for 5 years as of Jan. 1, 2025, per Stearns Weaver. The law applies only in counties with 1.75 million people or fewer, which includes Marion.
- The process: the owner applies for certification. The local government has 30 days to report whether the land qualifies, then holds a public hearing. If the local government does not act within 90 days, the property is automatically certified.
- What can be built: mainly single-family homes at densities that match the surrounding approved development. Development plans then go through review, and Stearns Weaver says they must be approved within 180 days.
- Limits on local rules: counties cannot apply rules to enclaves that are more burdensome than the rules for comparable uses or densities, according to the Senate summary.
- The clock: the changes expire Jan. 1, 2028, when the statute reverts to its earlier version. Stearns Weaver calls it an 18-month window.
The bill's House sponsor estimated "probably, in total, five or 10" cases statewide, according to Florida Trib. Marion County has now had one of them.
Rates are part of the backdrop
Freddie Mac's Oct. 8 survey put the average 30-year fixed rate at 7.40%, up from 7.28% a week earlier and 6.30% a year ago. New lots do not change that, but they matter for where future inventory shows up.
What this means for buyers
- Open land next door is not a promise. If a pasture or farm borders the home you are looking at, do not assume it stays that way. This law gives qualifying owners a faster path to homes.
- Ask the right questions before you write an offer. Check the Marion County zoning and land use on adjacent parcels, and search for recent public hearing notices nearby. Your inspection period is the time to do it.
- More supply can mean more choice. Each enclave that gets built adds single-family homes. If you are open to new construction, my Ocala new construction guide covers what to check with a builder.
- Run the payment at today's rate. At 7.40%, small price differences matter. Use the mortgage calculator and talk with a licensed lender.
What this means for sellers
- If you own farmland that may qualify, the window matters. The changes run until Jan. 1, 2028. Talk with a land use attorney and a surveyor about whether your parcel meets the boundary and 5-year agricultural classification tests before you price it.
- Price land for what it can become, but verify it first. A buyer who believes a parcel qualifies may pay differently than one who sees only pasture. Do not market a parcel as an enclave unless the facts are confirmed in writing.
- If you sell a home next to farmland, disclose what you know about nearby applications and let buyers do their own research. Clear disclosure protects your closing.
- For horse property and acreage, see my Ocala horse property guide. For pricing and prep on a home, start at my selling page or sellocalahome.com.
What this means for investors
- Enclave status is an entitlement question, not a guarantee. Certification needs a public hearing and approval, and plans still go through review. Underwrite the timeline, the hearing risk, and the 2028 sunset.
- Density follows the neighbors. The law ties density to surrounding approved development, so the parcels around a farm drive what it could support. Get that from a land use professional, not a listing description.
- Watch nearby rentals and resale. New single-family homes near your rentals add competing supply. Compare areas with the Ocala ZIP code guide and my investing guide.
- Talk to a CPA before you buy or sell agricultural land. Changes in classification and use can have tax effects that need professional advice.
What I'd do this week
- If you are under contract on a home next to farmland, look up the adjacent parcels' zoning and land use before your inspection period ends.
- If you own farmland that is mostly surrounded by development, book a consultation with a land use attorney about whether it could qualify before Jan. 1, 2028.
- If you are selling, gather any notices you have received about nearby hearings so you can disclose them.
- Buyers: get a current rate quote from at least two lenders. Freddie Mac's chief economist says multiple quotes can save thousands.
- Investors: add a "nearby enclave" check to your due diligence list for any property bordering open land.
Frequently asked questions
What is an agricultural enclave in Florida?
It is a farm or timber tract that is mostly surrounded by development. Under SB 686, which took effect July 1, 2026, a qualifying owner can ask the local government to certify the land as an enclave and then build single-family homes that match the density of surrounding approved development. Reporting describes the test as at least 75% of the property's boundary bordering urban development or highways.
Did Marion County approve homes on a horse farm off SW 80th Street?
Yes. According to the Ocala Gazette, commissioners voted 4-0 on Oct. 6 to certify a nearly 20-acre horse farm off Southwest 80th Street as the county's first agricultural enclave. The board had declined to rezone the same property last December. Certification clears the way for single-family homes, and the owner still has to submit development plans.
Can a farm next to my house be turned into a subdivision under the new law?
Possibly, if it meets the state criteria. The land must have been classified as bona fide agricultural continuously for 5 years as of Jan. 1, 2025, and must be mostly surrounded by development. If you are concerned about a specific parcel, watch Marion County's public hearing notices and talk with a land use attorney about your options.
How long does the Florida agricultural enclave law last?
The SB 686 changes took effect July 1, 2026, and expire Jan. 1, 2028, when the statute reverts to its earlier version. That creates an 18-month window, which is why owners who qualify have a reason to apply sooner rather than later.
Will the agricultural enclave law change my home value or property taxes?
No one can say that for a specific home, and I will not guarantee it either way. Nearby construction can affect traffic, views, and future supply. For tax questions, talk with the Marion County Property Appraiser or a CPA, and for value questions, ask for a current comparative market analysis.
Sources
- Ocala Gazette: First agriculture enclave issue reaches Marion County Commission (Oct 9, 2026)
- The Florida Senate: Agricultural Enclaves, 2026 Bill Summaries (SB 686)
- Florida Trib: New law makes it easier to pave over Florida farmland (Jul 1, 2026)
- Stearns Weaver Miller: Enclaves, Infill, and Compatibility, 2026 legislative overview
- Freddie Mac via GlobeNewswire: Mortgage Rates Average 7.40% (Oct 8, 2026)
This article is general information, not legal, tax, land use, or lending advice, and nothing here guarantees an approval, a value, or a rate. Talk with a real estate or land use attorney about specific parcels, a CPA about taxes, and a licensed lender about financing.
Cristian Gonzalez, REALTOR, eXp Realty
FL License #3633800 · Ocala, Marion County, Florida · Published October 12, 2026