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Love to Call Home — Buyer Guidelovetocallhome.com · Joshua Patterson, REALTOR®
Florida Vacant Land Buyer Checklist

Your Complete Guide to Buying Vacant Land in Tampa Bay

Every step from pre-approval to closing — including survey, perc test, wetlands delineation, zoning review, and the VAC-11 contract unique to Florida land purchases.

JP
Joshua Patterson, REALTOR®
Berkshire Hathaway HomeServices · FL #SL3632100 · FAA Certified Remote Pilot · U.S. Air Force Veteran
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About the documents in this checklist
Every document in Dotloop is listed as Optional — that's a system setting, not a reflection of whether it's actually needed. Documents in this land buyer checklist are labeled by how they function in your transaction:
Requiredmust be completed to close Situationalrequired only if a condition applies Optionalcollected for the file — shown at the bottom of each phase

Ready to find your Tampa Bay land parcel?

Land transactions require investigations that don't exist in a home sale. I review every due diligence finding — survey, perc test, wetlands, zoning — so you know exactly what you can build before you close. My FAA drone certification gives you an aerial view of any parcel before we make an offer.

Joshua Patterson · FL License #SL3632100

© 2026 Love to Call Home · Joshua Patterson, REALTOR® · Berkshire Hathaway HomeServices Florida Properties Group · FL License #SL3632100

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Florida Vacant Land Buyer Checklist · What’s Different

Your Complete Florida Vacant Land Buyer Checklist

This Florida vacant land buyer checklist covers the due diligence steps unique to purchasing raw or unimproved land in Hillsborough County and the greater Tampa Bay area. Each step in this Florida vacant land buyer checklist uses a different contract (VAC-11), a different disclosure form (VLDS-1), and require investigations that don’t exist in a standard home sale — survey, soil testing, perc test, wetlands delineation, zoning verification, and utility availability confirmation.

As your Tampa Bay land buyer’s agent, I guide you through every investigation so you understand exactly what you can build before you close. Every buyer using this Florida vacant land buyer checklist benefits from my FAA-certified drone certification for evaluating large parcels — aerial imagery reveals topography, boundary markers, and access conditions that ground-level tours miss. Call (813) 680-3040 before making any offer on vacant land.

Common Questions

Frequently Asked Questions — Florida Vacant Land Buyer Checklist

What contract is used to buy vacant land in Florida?+

The first contract step in any Florida vacant land buyer checklist is the Vacant Land Contract (VAC-11), separate from the AS-IS residential contract. The seller’s required disclosure form is the Vacant Land Disclosure Statement (VLDS-1). The inspection period on a land contract is used for all physical and regulatory investigations — typically 15–30 days, longer than a home purchase. Source: Florida Realtors.

What is a perc test and do I need one?+

A percolation (perc) test measures how quickly soil absorbs water — the key factor in whether a lot can support a septic system. If county sewer is not available (common in rural Hillsborough County, Keystone, and parts of Lutz), a septic system is required and the lot must pass a perc test before a permit can be issued. A failed perc test can make an otherwise attractive lot unbuildable for residential use.

How do I know if a lot has wetlands?+

Wetlands in Florida are regulated by SWFWMD and the U.S. Army Corps of Engineers. A preliminary indication is available via county GIS and FEMA maps, but the only definitive answer comes from a wetlands delineation by a licensed environmental consultant. Delineation surveys typically cost $500–$2,000 and take 1–2 weeks. Buying a lot with unidentified wetlands can leave you with an unbuildable parcel.

Can I get a mortgage to buy vacant land in Florida?+

Land loans require 20–35% down, carry higher interest rates, and have shorter repayment terms than residential mortgages. Many Tampa Bay land purchases are cash transactions. If you plan to build soon, a construction-to-permanent loan can finance both the land purchase and construction in one product — ask your lender about this option before making an offer.

How long does it take to close on vacant land in Florida?+

Cash land transactions can close in 21–45 days from accepted offer, depending on the due diligence timeline. The inspection period is typically 15–30 days — longer than a home purchase — to allow time for survey, perc test, wetlands delineation, and zoning review. There is no walk-thru, no inspection contingency release form, and no homeowner’s insurance required. Source: Hillsborough County MLS, March 2026.

Joshua Patterson · REALTOR® · Berkshire Hathaway HomeServices Florida Properties Group · FL License #SL3632100 · FAA Certified Remote Pilot · U.S. Air Force Veteran
This Florida vacant land buyer checklist covers vacant and unimproved land transactions. Steps differ for condo, resale, new construction, and REO purchases. Always consult an attorney for complex land transactions. Source: Hillsborough County Property Appraiser & MLS, March 2026.