Once you’ve found the perfect Florida homesite, the next step is more than simply “putting it under contract.” Purchasing a lot for new construction - especially a custom home - requires a careful due-diligence process to ensure the land is buildable, safe, and financially sound.

At Coastal Ventures Real Estate, we walk our clients through every step of this phase. Below is what actually happens between choosing the lot and officially owning it.

1. Soil Testing: The Foundation of Everything

Florida’s soil varies dramatically from one street to the next - sand, clay, organic matter, moisture content - and these conditions directly impact how the home must be engineered and how much elevation/fill dirt you'll need.

What a soil test reveals:

• Soil strength (can it support a slab or block structure?)

• Depth of organic material

• Moisture retention

• Whether compaction is needed

• If elevated foundations or additional fill will be required

Why it matters:

A poor soil report can add tens of thousands of dollars to your build if not caught early. Builders and lenders will require this - and cash buyers should too.

Expert Tip:

Never skip soil testing on a cash purchase. It’s one of the most important pieces of due diligence you’ll do.

2. Boundary & Topographic Surveys

A survey confirms exactly what you’re buying and what can be built.

A complete survey typically includes:

• Boundary lines (so you know where you can build)

• Setbacks required by the HOA and county

• Easements (utility, drainage, access)

• Elevation points across the lot

• Location of wetlands or protected areas

Why a topographic survey matters:

In Florida, elevation dictates:

• Drainage

• Fill dirt requirements

• Whether the slab must be raised

• Stormwater management

This information affects cost, timeline, and feasibility.

3. Engineering Review

Before a builder will finalize your plans, engineers must sign off on several components:

Engineering may include:

• Structural requirements for your soil

• Foundation design

• Retention areas for stormwater

• Slab elevation requirements

• Wind-load engineering (critical for Florida)

Engineering ensures your future home can withstand local conditions, including Florida’s hurricane standards.

4. HOA Architectural & Design Approval (If Applicable)

Most planned communities and luxury neighborhoods in Florida require approval before you can build.

HOA approval may involve:

• Reviewing your preliminary plans

• Approving elevation + exterior materials

• Verifying setbacks and home placement

• Pool, fence, and landscaping guidelines

Skipping this step can result in expensive re-draws later.

5. Lender Requirements (If Financing the Construction)

If your client has a lender - conventional, construction-to-perm, or a physician loan - several steps become mandatory:

• Appraisal of the lot

• Soil report

• Survey

• Preliminary plans or specs

• Builder contract

• Budget breakdown

Important:

Even though construction hasn’t started, the lender must verify the lot is suitable and buildable before issuing funds.

6. Cash Buyers Need to Do the Same Due Diligence

This is a common mistake:

Cash buyers often close too quickly without verifying that the lot is actually workable.

A cash purchase does not eliminate the need for:

• Soil testing

• Surveys

• Engineering opinions

• Utility checks

• HOA review

• Environmental screening

Why?

Cash buyers have less protection - no lender to flag issues.
If something is wrong with the lot, the financial responsibility falls entirely on you.

7. Utility & Infrastructure Verification

Before closing, confirm availability of:

• Sewer or septic

• Water or well

• Electrical service

• Natural gas availability

• Fiber internet

• Stormwater systems

Lack of utilities can completely change your build plan or your budget.

8. Environmental & Flood Considerations

In Florida, environmental conditions impact feasibility and insurance.

Check for:

• Flood zones

• Wetland boundaries

• Coastal construction limits (if applicable)

• Required drainage easements

These factors influence insurance costs, engineering requirements, and resale value.

9. The Final Decision: Is This Lot Truly Buildable?

After all the due diligence, you and your builder should confidently answer:

• Can we build here?

• Will the home I want fit?

• Is the cost feasible?

• Are there hidden risks?

• Does this lot support my long-term plans?

If the answer is yes, you’re ready to move forward.

How Coastal Ventures Real Estate Protects Buyers in This Phase

Buying a lot for a custom home can be overwhelming without the right guidance. Coastal Ventures helps clients:

• Coordinate soil testing and surveys

• Review engineering recommendations

• Communicate with HOAs and builders

• Identify red flags early

• Estimate potential elevation and fill costs

• Understand lender requirements

• Avoid costly mistakes common in Florida new construction

Custom building is one of the biggest investments you can make. We ensure you start on the right lot with clarity, confidence, and the right team behind you.