Buying land in Florida: what to check

Terranown covers 67 of Florida's 67 counties. Find a parcel on the map.

Florida is low, flat, and wet, and almost every question about a piece of land here comes back to water: where it goes in a storm, how close it sits under the surface, and who regulates the places it collects.

Read the flood map closely

A large share of the state lies in a Special Flood Hazard Area, inland as well as on the coast. On flat land the difference between zones can be a foot or two of elevation, so where the building site sits matters more than whether the parcel is touched at all. In coastal V zones, construction standards are stricter still. An elevation certificate is worth getting before you commit to a building plan.

Expect wetlands, and a state permit to touch them

Florida regulates wetlands and surface waters through its Environmental Resource Permit program, run by the Department of Environmental Protection and the regional water management districts. Federal Clean Water Act permits can apply on top. Cypress domes, wet prairies, and seasonally flooded pine flatwoods are all common and easy to underestimate in the dry season.

Mind the water table when planning septic

Much of Florida’s sandy soil drains quickly, but a high seasonal water table often limits where a septic drain field can go and how high it must be built. Septic permitting sits with the Department of Environmental Protection, and in some spring-protection areas new conventional systems face extra requirements. Check the soil survey’s water-table depths and septic ratings, then plan for a site evaluation.

Know the coastal lines

On sandy beach coastlines, the Coastal Construction Control Line marks where the state requires its own permit for building seaward, and local coastal setbacks can go further. Waterfront land also raises questions about submerged lands, docks, and seawalls that need agency answers.

Ask about sinkholes

Limestone underlies much of the state, and in parts of central and north Florida it dissolves into sinkholes. Depressions on the land, cracked slabs nearby, or a history of claims in the area are worth asking about, and a geotechnical evaluation is worth considering before you build.

Check classification and the record

Agricultural land is often assessed under the state’s agricultural classification, which can end when the use changes. County property appraisers publish ownership, values, and sales, and the clerk of court keeps recorded documents, including easements.