Delray Beach’s Residential Expansion and Zoning Changes: What Homeowners and Investors Need to Know

Delray Beach is undergoing a transformational phase in 2024–2025, as new zoning amendments and residential expansion reshape the city’s real estate landscape. With strategic updates to the Land Development Regulations (LDR), Delray Beach is balancing historical charm with modern growth—creating exciting opportunities for homebuyers, developers, and investors. Whether you’re considering purchasing, developing, or investing in Delray Beach real estate, understanding these changes is essential.

In this article, we explore the latest zoning reforms, their impact on residential development, and how KSR Properties leverages this knowledge to guide clients through smart investment choices in Delray Beach.

Understanding the New Zoning Framework in Delray Beach

Ordinance 08-24: Design Standards East of the Intracoastal Waterway

In March 2024, Delray Beach passed Ordinance No. 08-24, introducing new regulations for single-, low-, and medium-density residential zones east of the Intracoastal Waterway. These changes mandate:

• A maximum floor area ratio (FAR) cap (0.65 for R-1 single-family, up to 0.75 for multi-family depending on lot size), limiting oversized developments.
• Step-back requirements (5-foot setbacks above second floor or at 26 feet height).
• Horizontal articulation minimums—for facades longer than 25 feet, at least 20% of length must include 2-foot articulation.(CitizenPortal, McClibrary Functions)

These measures aim to preserve the traditional scale and aesthetics of coastal neighborhoods in north Delray Beach.

Setbacks and Structural Updates: Ordinance 13-24

In mid-2024, the city updated setback rules under Ordinance No. 13-24, which clarifies what building features may encroach into required setbacks, such as balconies and bay windows. With new definitions and limits, developers must balance design creativity with compliance.(delraybeach.legistar.com)

Rezoning to Revive Vacant Properties: Mixed-Use and Workforce Housing

By mid-2025, Delray Beach moved forward with Ordinance No. 13-25, targeting underused commercial properties for mixed-use or residential redevelopment—often allowing general commercial (GC) or mixed residential-office-commercial (MROC) zoning where appropriate. These changes aim to activate dormant parcels, support workforce housing initiatives, and adapt to post-pandemic shifts like remote work.(CitizenPortal)

Why These Zoning Changes Matter for Delray Beach Homebuyers and Investors

Smart Growth Without Sacrificing Character

Delray Beach’s zoning reforms provide clearer architectural guidance and preserve existing neighborhood character while allowing opportunities for development and infill in targeted areas.

Lower Risk, Predictable Investment Landscape

With standardized FAR, step-back, and articulation rules, investors gain predictability in development feasibility. Projects east of the Intracoastal must now meet design criteria, reducing the risk of costly redesigns or planning delays.

Land-Use Flexibility Meets Affordability

Rezoning former commercial or vacant land to mixed-use or residential opens possibilities for higher-density housing and workforce housing—consistent with the state’s Live Local Act, while supporting economic recovery and urban vibrancy.(Holland & Knight)

Simplified Review Process

Many Live Local Act–eligible developments now qualify for administrative approvals without the need for quasi-judicial board review, streamlining the development timeline—so long as proposed FAR, density, and height match entitlements in place as of July 1, 2023.(Holland & Knight)

What Homebuyers and Investors Should Consider

Location: East vs. West of Intracoastal

East of Intracoastal

Subject to detailed design standards like FAR caps and facade articulation. Ideal for buyers valuing neighborhood charm with modern living.

West of Intracoastal or Downtown

Rezoning initiatives and infill development may present redevelopment opportunities, especially in formerly vacant parcels now allowed for mixed-use or residential density.(McClibrary Functions)

Home Design Impacts

If you’re planning a custom build or redevelopment, consider setbacks (especially balconies or bay windows), step-backs, and FAR constraints. These will impact lot coverage, building massing, and curb appearance.

Investor Strategy

For long-term rental or ownership properties, compliance with FAR and architectural standards provides clarity on scale and layout.

For mixed-use or workforce housing investments, checking if a site qualifies under the Live Local Act can unlock density and administrative approval advantages.

How KSR Properties Supports Clients Through Zoning Transitions

At KSR Properties, we help homebuyers and investors navigate these evolving zoning trends in Delray Beach:

• Parcel Selection: Identifying land parcels compatible with new FAR thresholds or eligible for rezoning.
• Zoning Analysis: Advising on Overlay Districts and compatibility with local regulations—especially for properties east of Intracoastal Waterway.
• Design & Development Guidance: Collaborating with planners and architects to ensure projects meet step-back and articulation standards while maximizing buildable area.
• Regulatory Compliance: Helping apply state and local codes, including Live Local Act allowances and setback/bay window rules under Ordinance 13-24.
• Investment Insights: Evaluating opportunities for infill, workforce housing, or mixed-use developments in central Delray Beach.

Trends to Watch for 2025–2026 in Delray Beach

• Continued emphasis on preserving scale in historic residential areas east of the waterway.
• Increased demand for multi-family or mixed-use redevelopment in formerly commercial corridors.
• Adoption of sustainable construction standards—green roofs, articulated facades, energy-efficient upkeep—integrated into new builds.
• Continued use of administrative approvals for qualifying dense developments under Live Local Act provisions.(delraybeachfl.gov, West Palm Beach Renovations, McClibrary Functions, delraybeach.legistar.com)

Conclusion

Delray Beach’s residential expansion and zoning changes in 2024–2025 mark a pivotal moment in the city’s evolution—carefully balancing tradition with growth. With ordinances addressing FAR caps, articulation, setbacks, and rezoning for mixed-use, the city is creating clarity for developers, homeowners, and investors alike.

For those looking to build, invest, or purchase a home in Delray Beach this year, understanding these zoning changes is essential. KSR Properties offers expert guidance rooted in deep local experience and regulatory knowledge—ensuring your real estate decisions are smart, compliant, and positioned for long-term value.