Finding a Lot That Won't Wreck Your Budget
The lot you pick will affect every part of your custom home build. A bad lot can add $20,000 or more in unexpected costs before you even pour a foundation. We've seen it happen too many times, so we always tell people to slow down at this stage.
What to Look at Before You Buy
1. Zoning and Land Use
Call the county planning department before you get emotionally attached to a piece of land. You need to confirm:
- The property is actually zoned for residential construction
- Minimum lot size requirements for building
- Setback requirements, which tell you how close to the property lines you can build
- Height restrictions and any deed restrictions or HOA rules that could limit your plans
If you're looking at a lot in unincorporated Seminole County versus a lot inside the City of Sanford, the rules could be completely different. Always check.
2. Soil Conditions
Florida soil is unpredictable. Two lots across the street from each other can have totally different conditions. A geotechnical soil test (usually $1,500 to $3,000) tells you:
- Whether the soil can actually support a slab foundation
- How deep the water table sits
- If you'll need extra fill dirt or some kind of soil stabilization work
Out near Narcoossee Road and down through St. Cloud, we've run into some really tricky soil conditions. Don't skip this step.
3. Flood Zone Status
Pull up the FEMA flood maps for any lot you're considering. If you're in a flood zone, that means:
- Your insurance premiums go way up
- You'll likely need an elevated foundation
- Additional engineering costs get added to the build
Areas along the Little Econlockhatchee River, the St. Johns River corridor, and parts of Kissimmee can be flood-prone. Check before you commit.
4. Utility Access
Make sure you know what's available at the lot:
- Municipal water and sewer or will you need a well and septic system? Septic adds cost and limits where you can build on the lot.
- Electric service and how far away the nearest transformer is. FPL or Duke Energy will charge you for running lines if the distance is far enough.
- Internet and cable matter more than people think, especially if you work from home. Rural lots west of Apopka or south of Poinciana can have limited options.
5. Tree and Environmental Surveys
Most Central Florida counties require tree surveys before you can clear a lot. If you've got a mature live oak on the property, you might need a permit and possibly mitigation to remove it. Some trees can't be removed at all.
Red Flags to Walk Away From
- A lot priced way below comparable parcels nearby. There's always a reason.
- Standing water on the lot after a rain. That's a drainage problem waiting to become your problem.
- Land adjacent to retention ponds or wetlands. Building setbacks from these can eat up a big chunk of your buildable area.
- Narrow or oddly shaped parcels that limit where the house can actually sit
Bring Your Builder Along
We evaluate lots alongside our clients at J&N StructureWorks before they sign anything. We can spot issues that most buyers would miss and give you an honest cost estimate for what it'll take to build on that specific piece of land.