Before You Buy
Know Your Ground
How to Buy Florida Land – 9 Things to Watch Out For
Florida land has real opportunity — and real traps. These 9 checks are what we run on every property before we buy. Skip any of them and your deal can fall apart fast.
[IMAGE: Rural vacant land parcel in Florida | Alt: Vacant rural land for sale in Florida with open sky]
When my company invests in Florida land, we follow these same 9 points every single time. Skip any of them and your deal can fall apart.
1. Confirm Property Ownership
Confirm the seller is the actual owner and has the right to transfer title before you go any further.
2. Check for Delinquent Back Taxes
A Florida property can have hundreds or even thousands of dollars in unpaid property taxes — and as the new owner, you inherit those debts. Check the county tax records before you make any offer.
3. Understand the Property Uses
Land use can be limited by county zoning, city bylaws, and HOA-level restrictions. Start at the top and work down to understand exactly what you can and can't do.
4. Check for Legal Access
Legal access is not a given. Confirm there is a deeded easement or legal road access to the parcel before you close.
5. Check for Utilities
Don't assume utilities exist. Find out: Can you bring in septic? Can you drill a well? How deep? Is electricity accessible from the property line?
6. Check for HOA or POA
A homeowner association affects you with annual dues and additional land use restrictions on top of county zoning.
7. Check for Flood Zones
Flood zones are extremely common in Florida. Use the county's GIS mapping system with the flood zone layer to check the parcel.
8. Check for Wetlands
Check the US Fish and Wildlife Service Wetlands Mapper before you buy. Building in wetlands requires special county permits.
9. Check for Scrub Jay Zones
The Florida scrub jay is a threatened species. If your property is in a scrub jay zone, you need special permits before improving or building on the lot. Check the county's GIS mapping.
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Andrew
Co-founder, Compass Land USA
Andrew co-founded Compass Land USA after buying and selling land for years without needing a single bank. He's been on both sides of hundreds of owner-financed deals across five states.
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