How Florida Land Rules Actually Work (And Why They Vary by County)

Written By Evan & Chloe

One of the most common misunderstandings about buying land in Florida is assuming there is a single, statewide set of rules. In reality, most land-use rules in Florida are controlled at the county level, not the state level.

This page explains how Florida land rules actually work, why they differ from county to county, and why neighbors, sellers, or online advice can be misleading.

Florida does not have one zoning rulebook

Florida law gives local governments the authority to regulate land use. That means:

  • Counties control zoning

  • Counties control RV rules

  • Counties control building permits

  • Counties control enforcement

The state provides a framework, but counties write and enforce the rules.

That’s why what’s allowed in one county may be prohibited just a few miles away.

Why zoning rules vary so much

Each county adopts its own:

  • Land Development Code (LDC)

  • Zoning map

  • Permitted uses by district

  • Temporary use allowances

  • Enforcement priorities

Counties tailor rules based on:

  • Population density

  • Infrastructure capacity

  • Environmental concerns

  • Local planning goals

  • Historical development patterns

There is no requirement for counties to match each other.

RV rules are a perfect example

RV living rules differ widely across Florida counties.

Some counties:

  • Allow limited temporary RV stays on private land

  • Allow RVs during construction with permits

  • Prohibit RV living entirely outside RV parks

All of these can be true at the same time in different counties.

This is why searching “Can I live in an RV in Florida?” rarely produces a correct answer without a county name.

Why neighbors are not proof of what’s allowed

Seeing someone else doing something does not mean it’s permitted.

Common reasons neighbors may appear non-compliant:

  • Grandfathered uses

  • Temporary permits

  • Enforcement backlog

  • Code violations not yet addressed

  • Different zoning than nearby parcels

County zoning sometimes applies parcel by parcel, not always neighborhood-wide.

Sellers cannot override county rules

Land sellers do not control:

  • Zoning classifications

  • Permitted uses

  • RV allowances

  • Building approvals

  • Permit issuance

Only the county planning and zoning department has that authority.

Any seller claiming they can “guarantee” a use is overstating what’s possible.

Rules can change over time

Counties regularly update:

  • Zoning codes

  • Enforcement standards

  • Permit processes

  • Temporary use allowances

What was allowed five or ten years ago may not be allowed today.

This is why current verification matters more than past examples.

How buyers should approach Florida land rules

The safest approach:

  1. Identify the county

  2. Identify the zoning designation

  3. Review the county land development code

  4. Confirm intended use with planning and zoning staff

  5. Assume nothing based on neighboring parcels

This process protects buyers from expensive mistakes.

This information is based on direct county guidance and our experience completing 200+ Florida land transactions at Paradise Parcels.

Evan & Chloe https://www.paradiseparcels.com
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