Obtaining land in Florida is appealing. Sunshine, space, opportunities, name them! However, before you sign a document or give cash, there are a couple of things you need to find out first.

Buying a vacant lot can be a solid investment opportunity. But it can also present you with some surprises if you are not careful. 

Do not worry, though. We have provided an easy-to-understand guide below. It covers all the points you need to consider before you buy.

Zoning: What can you do with the land?: 

This is the first thing to determine. Just because a land is empty doesn’t mean you can build. Do not presume that. Zoning determines what you can use the property for.

Can you construct a house? 

Run a business? 

Keep animals? 

Farm it? 

It will depend on the local county's requirements.

Common zoning categories in Florida are:

● Residential (for homes)
● Agricultural (for farming or keeping livestock)
● Commercial (for businesses)
● Conservation (protected land, very limited use)

When reviewing Lots for sale in Florida, always pay attention to the zoning requirements. You can find out through:

● The county's property appraiser or;
● The planning department website

Flood zones: Is the land at risk?

Florida is flat. Much of it is:

● In floodplain areas
● Near floodplain areas. 

This is one of the most crucial items to inspect.

You may have to purchase flood insurance if your land is located in a high-risk zone. And it can be costly. Additional rules and costs apply if a home is built in such a zone.

Luckily, you can obtain such information for free through the FEMA Flood Map Service Center. Simply type in the property address, and it will display the flood zone designation.

Florida has more properties that are at risk of flooding than any other state in the United States. Therefore, do not overlook this step.

Road access: Can you actually get there?

Not every parcel of land is serviced by a legal road.

There are parcels that are "landlocked" (no public road access). If so, you might have land that you can't even drive to, much less build on.

Before buying, confirm:

● Do public roads connect to the property?
● Otherwise, does the land have a legal easement (right to use through another person's land)?
● Is the road paved or just a dirt track?

Verify with the county. Also, obtain written verification from your title company.

Utilities: Water, power, and sewage

Usually utilities are not in place on the vacant land. You must determine whether they are available and how much they will cost.

Ask about:

Water: Does the municipality supply water nearby? If not, you may have to dig a well.

Electricity: What is the closest power line to where you live? Connecting electricity to a long-isolated area can cost thousands of dollars.

Sewage: Does it have a sewer system? Otherwise, you will need a septic. For that, you must obtain a permit from the county health department.

These costs can accumulate rapidly. So, have a plan.

Property taxes: How much will you pay?

Florida doesn't have a state income tax. This is great! However, land is still subject to property taxes.

You can find out about the current property taxes for any property online from the property appraiser in your county. Remember, the assessed value could be different after you purchase the property. This might add to your costs.

Also, there are special exemptions. For instance, agricultural land can qualify for the Florida Greenbelt Law. This can greatly reduce your tax bill.

Survey: Know exactly what you are buying

A property survey shows the exact boundaries of the land. This is significant because the description on paper does not always match the actual property on the ground.

If a survey were not done, you might not know:

● The location of your property boundaries
● When there are any encroachments (a neighbor's fence or structure overhanging you)
● The exact size of the parcel you are buying.

Always ask for an up-to-date survey. Alternatively, budget for one before buying.

Other factors

A title deed search

Check whether the seller genuinely owns the land. You should rule out any legal issues.

Environmental consideration

Some lots are not suitable for development. It could be because of environmental factors.

Deed restrictions or HOA rules

Some communities restrict what you can do or build on a parcel.

Soil quality

Do a soil test. Especially if you are considering building or farming. It will help you determine if the lot is suitable.

Buying land through a reputable real estate firm like Discount Lots makes it easier to find out all the important information.

The Takeway

Purchasing land in Florida can be a great choice. But only when you make the smart move. These checks are intended to keep you safe.

● Take your time. 
● Ask questions. 
● Use a real estate agent or attorney who is familiar with Florida land. 

Find out as much as you can before you purchase. This will give you much more confidence when you’re ready.