Everything you Need to Know about Buy and Selling in the FL Keys - By Amy Prumo

Vacant Lots in the Florida Keys


Florida Keys - Vacant Lots
Posted: April 06, 2017 by Amy Prumo

SO YOU WANT TO BUY A VACANT LOT

Everyday I receive calls about building and vacant lots in the FL Keys.  Some people have this misbelief that is it super hard to build and quit before they ever get started.  While building in the keys does take a little bit of time and understanding of how the process works, it's not impossible.  In fact, right now I think it one of the best options for buyers.  But you better act quick because in 2023 there will be no more NEW construction building permits allocated.  

So here is a quick run down about buying Vacant Lots in the FL Keys and a little about ROGO and the Process.   In Monroe County you have to go through ROGO - which stands for the RATE of GROWTH ORDINANCE  - which basically controls how fast the keys are being built up.  Upper Keys, Lower Keys, Big Pine, each get a certain amount of permits to be even out every year.  FYI - Big Pine gets the least.   ROGO goes by points, so its simple, the more points you get the faster up the list you go to get your building permit. 



   So you found the perfect lot, Now what?  The next step is to find out what Tier it is? What does Tier Mean?? - in an essence how build-able the lot is or at least thats what I'm calling it.    
Tier III - is the best you get the most ROGO points for this Tier.  Then Tier II - This is harder to build on.  Tier I - don't buy this lot.  In my option you will never get a permit, just stay away.  (Side Note - Those cheap lots you see for sale... more than likely they are Tier 2 or Tier 1, they are cheap for a reason)  Remember again, Tier 3 gets more points than Tier 2.

 Ok, So after you know what Tier Lot you are buying - hopefully Tier 3, you will also need to check out what types of vegetation is on the lot.  Just because it's a Tier 3 lot does not mean its build-able.  We had a customer buy a Tier 3 lot, but due to the vegetation on the lot, the county will not issue them a permit.  So do your homework.  Get a Letter of Cite Conditions from the county and or a vegetation survey.  You can also call the country biologist and talk with him.  He is super helpful and can give you some great insight.  Things that could happen on a lot, there could be wetlands, if this occurs you will have to go through the DEP and Army Corp to get the land filled in, and pay mitigation fees for doing so.  If the lot has protected plants on it, but you need to move those in order to build your house, then again you will need to pay mitigation fees to move those plants and or replace them.

Next question people ask is, Can I build a Dock?  - All dock permits go through the Army Corp of Engineers.  If you have a lot of mangroves you probably will get a T-dock or if you mitigate some of the mangroves  - AKA pay some money, you can get them removed, but usually not the entire width of the lot.  


So this is a real basic overview about buying vacant lots and building in the keys.  I will go into more details on a later post.  However, for now if you have any questions, please let me know.

~~~~AMY~~~~ 



 

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