Land and lots for sale in Orlando & Central Florida.

Land buying questions.

How do I know if a lot in Central Florida is buildable?

Six things decide it: zoning and the future land use designation, legal access to a maintained road, whether sewer and potable water are at the street or you need septic and a well, wetlands or conservation easements on the parcel, the FEMA flood zone, and whether the lot is large enough for the septic system if there is no sewer. A parcel can be perfectly legal to own and still be impossible to build on if any one of those fails.

What size lot do I need for a septic system in Florida?

Under Florida Statute 381.0065, lots and subdivisions served by an onsite sewage treatment and disposal system generally need at least one-half acre and a minimum dimension of 100 feet (or a mean of at least 100 feet on the side bordering the street), with projected sewage flow not exceeding an average of 1,500 gallons per acre per day. Soil conditions and water table depth are evaluated separately under Chapter 62-6, Florida Administrative Code, so a half-acre lot is the floor, not a guarantee.

Who issues septic permits in Central Florida?

The Onsite Sewage Program moved from the Florida Department of Health to the Department of Environmental Protection on July 1, 2021 under the Clean Waterways Act. In practice, county health departments still handle permitting and inspection under DEP's direction while the program transfers county by county — a process running from July 2025 through December 2026. Apply through the county health department for the county the parcel is in unless it has already transferred.

What are impact fees and how much should I budget?

Impact fees are one-time charges collected at permitting to fund the public infrastructure a new home draws on. Orange County assesses transportation, fire, law enforcement, parks and recreation, and school impact fees, and cities inside the county often add their own on top. Amounts change by ordinance and by district, so confirm the current schedule with the county before you write your budget — Orange County publishes its rates at ocfl.net/impactfees.

Can I get a mortgage to buy land?

Not a conventional mortgage. Raw land is usually financed with a land loan or lot loan, which typically requires a larger down payment and carries a shorter term and a higher rate than a home loan. If you intend to build, a construction-to-permanent loan can roll the lot purchase, the build, and the final mortgage into one closing, which is often the cheaper path than buying the land separately first.

Is it cheaper to buy land and build than to buy an existing home?

Usually no, on a per-square-foot basis, once you add the lot, site work, impact fees, utility connections, and the builder's margin. People build for control — a specific lot, a specific floor plan, a specific finish level — not to save money. Where building does win is on land you already own or on parcels where comparable existing homes carry a large lot premium.