Brevard County · Buying
Buying land to build on in Brevard County
Survey, zoning and utilities checked before you commit.
Free · Agents who know Brevard County · Every step in one app
Buying land to build on is exciting, and it can also feel like a lot of unknowns at once. You are not only picking a spot. You are picking the soil, the rules, the pipes, the wires and the road, and most of that is hard to see by standing on the lot.
That feeling of ‘what am I missing?’ is normal. Most surprises with land come from a short list: what the zoning allows, whether water, sewer or septic and power can reach the lot, where the lines really are, whether the land is in a flood zone, and how you will pay for it.
The good news is that each of those can be checked before you are locked in. Ask the right questions early, leave enough days in your contract to get the answers, and you can buy with your eyes open.
What’s different for you
- Check zoning. What you’re allowed to build there.
- Check utilities and access. Water, sewer or septic, power and road access.
- Get a survey. Know the exact lines before you buy.
When you start in CloseHive from this page, your plan already includes these steps, along with the usual ones for buying in Brevard County. You always see what to do next, and your agent handles the how.
What to know
Zoning decides what you can build
Zoning is the local rule that says what can go on a piece of land, such as one home, a duplex or a business, and how big and how far from the lines it can be. In Brevard, land inside a city follows that city’s rules, and land outside the cities follows Brevard County’s rules. Brevard County suggests checking the ‘Taxing District’ on the Property Appraiser’s property search to see whether a parcel is in unincorporated Brevard. Then ask that planning office, in writing if you can, what you may build on that exact parcel.
No sewer means a septic permit
If the lot can’t connect to public sewer, you will need a septic system, which treats wastewater on your own land. In Brevard, septic construction permits come from the Florida Department of Health in Brevard County. A site evaluation looks at the soil, the shape of the ground and other conditions to decide whether a system can work there. Brevard also has county density rules and an Indian River Lagoon septic overlay map that can change what kind of system a lot needs, and a new well needs its own well permit.
Flood zone and wind speed shape the home
FEMA flood maps show whether a lot is in a high-risk flood area, called a Special Flood Hazard Area, marked by zones that start with A or V. FEMA says these areas have at least a 1 in 4 chance of flooding during a 30-year mortgage, and a home there with a mortgage from a federally regulated or insured lender must carry flood insurance. Brevard County also offers a building code wind speed lookup, which tells your designer how strong the home must be built. Both change what the home costs to build and to insure.
A survey shows what you are really buying
A boundary survey, done by a licensed Florida surveyor, marks the lot’s lines on the ground. It can show easements (a right for someone else, such as a utility, to use part of the land), and fences or driveways that cross the line. It helps you confirm the lot is the size you were told and that a home can fit inside the required setbacks (the minimum distance from the lines). Ask for it early so the answer arrives before your checking period ends.
HOA rules can apply to empty lots
If the lot is in a community with a homeowners association (HOA), Florida law says the buyer must get the HOA disclosure summary before signing the contract. If you did not get it first, you can cancel in writing within 3 days after you receive it, or before closing, whichever comes first. HOA rules can set the home’s size, style, materials and even a deadline to build, so read them before you plan.
Building it yourself has strict rules
Florida lets an owner act as their own builder on a one-family or two-family home for their own use, called the owner-builder exemption. You must supervise the work on site yourself and you become the person responsible on the permit, including for unlicensed helpers you hire. If you sell or lease the home within one year after it is finished, the law presumes you built it to sell, which breaks the exemption. Many people hire a licensed contractor instead, and you can check any Florida contractor’s license at MyFloridaLicense.com.
Taxes on land with no home
Florida’s homestead exemption lowers taxes on a home you own and live in as your permanent home on January 1. Empty land doesn’t qualify, so plan for the full tax bill until you live there. Once you move in by January 1, the Brevard County Property Appraiser’s deadline to apply for that year is March 1.
Your options
What to gather
- The parcel ID and legal description from the listing or the Property Appraiser’s website
- A zoning answer from the city or county planning office: what you can build, setbacks and height limits
- Whether public water and sewer reach the lot, and what it costs to connect
- A septic site evaluation and a plan for the permit if there’s no sewer
- The FEMA flood zone for the lot from the Flood Map Service Center
- A boundary survey from a licensed Florida surveyor
- Proof of legal road access: a public road, or a recorded easement if you reach the lot by a private road
- The HOA disclosure summary and rules, if the lot is in an HOA community
- A title search and title insurance quote to check for liens or old claims
- A rough build budget: permits, utilities, site clearing, fill dirt and a cushion for surprises
Mistakes to avoid
- Assuming a lot is buildable because it’s for sale. Zoning, wetlands, flood rules or septic limits can stop or shrink what you planned. Get the answers in writing before your contract’s checking period ends.
- Skipping the survey. Lines on a map or a listing can be off. A survey shows the real lines and anything crossing them.
- Forgetting the cost of utilities. Bringing power, water or sewer to a lot, or adding a well and septic, can cost a lot. Get quotes before you commit.
- Too few days in the contract. Ask your agent to build in enough time for zoning, septic, survey and flood checks, with a clear way to cancel if an answer comes back wrong.
Brevard County in numbers
- The typical home in Brevard County is worth about $339,600, and 77% of homes are lived in by their owners.
- Typical rent here is about $1,556 a month, including utilities.
Free help
Questions people ask
Can I get a loan for land?
Some lenders offer land loans with different rules; ask early.
Can I get a loan for land in Florida?
Yes, some lenders make land loans, and some offer construction loans that include the lot. The down payment, term and rate are often different from a regular home loan, so talk to more than one lender before you make an offer.
How do I find out what I can build on a lot in Brevard County?
First find out whether the lot is inside a city or in unincorporated Brevard; the Property Appraiser’s property search shows the taxing district. Then ask that city’s or the county’s planning office about the zoning, setbacks and any limits for that parcel.
Who issues septic permits in Brevard County?
The Florida Department of Health in Brevard County handles septic construction permits. A site evaluation checks the soil and other conditions, and county density rules and the Indian River Lagoon overlay may also apply.
Does vacant land need flood insurance?
Flood insurance covers buildings and what’s inside them, so it matters once you build. If the home will be in a high-risk flood zone and you have a mortgage from a federally regulated or insured lender, it will need flood insurance. Check the flood zone before you buy so you can plan the home’s height and cost.
Can I live in an RV or a small structure while I build?
It depends on the local zoning, and many places limit it. Ask the planning office for that parcel before you count on it.
Do I pay property taxes on empty land?
Yes. Empty land doesn’t get the homestead exemption, which is for a home you own and live in on January 1. After you move in, you can apply with the Property Appraiser by March 1.
Can I be my own builder?
Florida allows an owner-builder exemption for a one-family or two-family home for your own use. You must supervise the work yourself and you carry the responsibility on the permit. Selling or leasing within a year after it’s finished breaks the exemption.
What is a setback?
A setback is the required distance between a building and the property lines or the road. Zoning sets it, and it decides how big a home can be and where it can sit on the lot.