Understanding the ROGO System in the Florida Keys: What It Means for Real Estate Buyers and Sellers

If you’ve ever wondered why building a home in the Florida Keys is so limited, the answer lies in a policy known as ROGO, short for the Rate of Growth Ordinance. Established by Monroe County in 1992 and refined in 2006, the Florida Keys ROGO system was designed to protect the region’s delicate ecosystem and ensure residents can safely evacuate during hurricanes. Because the Keys are designated an “Area of Critical State Concern”, the county restricts how many new homes can be built each year. This regulation affects real estate development across Key West, Big Pine Key, and the Lower Florida Keys, shaping land values and the pace of new construction.

Under ROGO, Monroe County uses a competitive, points-based system to determine who receives building permits. Property owners and developers earn points for actions that align with county goals, such as environmental conservation, land donations, or affordable housing proposals. Higher scores improve the chances of receiving a permit, which guides growth toward areas with existing infrastructure and away from environmentally sensitive zones. ROGO’s structure helps balance responsible development with the Keys’ environmental and safety priorities.

A key feature of the Monroe County ROGO system is its tier classification, particularly in Big Pine Key and No Name Key. Land is categorized into three tiers based on sensitivity to development: Tier I is highly protected and earns no points, Tier II is moderately sensitive and earns 10 points, and Tier III is least sensitive, earning 20 points. Tier III properties are the most desirable for construction because they are best positioned to receive building permits. Applicants can also gain additional points by donating land to the county, aggregating lots to reduce density, or developing affordable housing units. Typically, a Tier III property needs about 30 points to qualify for approval under the current ROGO system.

Permit allocations in the Florida Keys are extremely limited. Monroe County issues a set number of permits each quarter, divided among three regions — the Upper Keys, Lower Keys, and the Big Pine/No Name Key area. In Big Pine and No Name Key, only three new permits are awarded annually: two for market-rate homes and one for affordable housing. These small numbers keep development slow and controlled, ensuring growth doesn’t outpace the area’s evacuation capacity or harm the environment.

This tight regulation directly impacts the Florida Keys real estate market. With very few new permits available, ROGO-exempt lots — parcels that already have development rights — have become some of the most valuable properties in Monroe County. As of early 2025, unincorporated Monroe County has roughly 150 market-rate permits remaining through 2026, with an additional 144 held in reserve for legal relief cases. Once these allocations are exhausted, a potential building moratorium could occur, further limiting new home construction. This scarcity has created upward pressure on prices for existing homes and build-ready lots, especially in Key West and the Lower Keys.

The future of ROGO remains uncertain. In December 2024, Monroe County requested state approval to extend the hurricane evacuation clearance time from 24 hours to 26 hours, which would allow approximately 3,550 new residential permits, 70% of which would be reserved for workforce housing. The goal was to address the nearly 8,000 vacant lots across the Keys and prevent lawsuits from landowners who cannot currently build. However, as of late 2025, the proposal remains unapproved by FloridaCommerce, reflecting the state’s reluctance to expand development without a clear environmental justification.

Efforts to reform ROGO through new legislation have also stalled. During the 2025 Florida legislative session, four separate bills were introduced to expand building rights in the Florida Keys or modify the ROGO system. These measures faced opposition in Tallahassee and lacked strong sponsorship. Without legislative progress, ROGO restrictions continue to limit growth, keeping the supply of new housing extremely low. This benefits current property owners and sellers, but it presents ongoing challenges for buyers, developers, and workers seeking affordable homes in the Keys.

Legal concerns further complicate the picture. As more landowners find themselves unable to develop lots purchased before ROGO’s enactment, the risk of “takings” lawsuits—claims that government restrictions have deprived owners of property rights—continues to grow. With roughly 7,954 potentially buildable lots in Monroe County, such cases could cost local governments millions in compensation or force them to release more permits. The uncertainty surrounding these lawsuits has added pressure for reform, especially in municipalities like Marathon, where available permits are nearly depleted.

For Florida Keys real estate investors and homeowners, understanding ROGO is essential. The system keeps supply limited, meaning ROGO-exempt properties and Tier III lots command premium prices. Buyers looking to build in Key West, Big Pine Key, or Cudjoe Key should verify a property’s ROGO status early in the process, while sellers should emphasize exemption status and development potential in their marketing. As of now, the combination of tight permit limits, legal uncertainty, and population-growth pressures continues to define the Keys housing market.

Looking ahead, the Monroe County ROGO framework is likely to remain in place through at least 2026 unless the state approves an evacuation-time extension or new legislation passes. In the meantime, property owners, developers, and real estate agents must navigate a market shaped by scarcity, environmental sensitivity, and regulatory complexity. For those who understand the system, however, ROGO also presents opportunity — especially for those holding build-ready or exempt parcels.

At Meyer & Boumerhi Realty, we specialize in helping clients understand how ROGO affects property value, building potential, and long-term investment strategy in the Florida Keys real estate market. Whether you’re buying land, selling a ROGO-exempt lot, or planning a development, our team provides the local insight and data-driven guidance you need to make informed decisions in this unique market.