Land, entitlement and building services by county
Same menu, same prices, different rules. Pick your county to see who approves what, which overlays matter and who provides the utilities.
Orange County
Orlando, Winter Park, Apopka, Winter Garden, Windermere
See Orange County services →Seminole County
Sanford, Altamonte Springs, Lake Mary, Oviedo, Longwood
See Seminole County services →Volusia County
DeLand, Deltona, Daytona Beach, New Smyrna Beach, Orange City
See Volusia County services →Lake County
Clermont, Leesburg, Tavares, Eustis, Mount Dora
See Lake County services →Brevard County
Melbourne, Palm Bay, Cocoa, Titusville, Viera
See Brevard County services →Osceola County
Kissimmee, St. Cloud, Narcoossee, Poinciana, Celebration
See Osceola County services →Polk County
Lakeland, Winter Haven, Davenport, Haines City, Bartow
See Polk County services →Flagler County
Palm Coast, Bunnell, Flagler Beach, Beverly Beach
See Flagler County services →Four phases, one builder, your fees credited
Start wherever you are. Most clients begin with a $495 due diligence audit; some come to us with entitlements done and plans in hand. Brightview fees along the way are credited toward the build.
Know what the land allows
Desktop zoning, flood and wetland review in 48 to 72 hours, or the full on-site feasibility study when the budget depends on utilities, access and ditches.
- Zoning, setbacks and buildable envelope
- FEMA flood zone and wetland overlays
- Water, sewer and power: where and how far
- A plain go / caution / stop call
Change what the land can be
Only when the parcel needs it: split it into more lots, rezone it, annex it into a city for sewer, plat it, or win a variance when the code almost fits.
- Lot splits from $3,850
- Rezoning and FLUM amendments
- Annexation, platting and variances
- Concurrency and utility capacity
Plans, engineering, permit
Working drawings, Florida-stamped structural engineering, truss and energy calcs and the site plan, coordinated by the builder who will price and build it. Then we run the permit to issuance.
- Architectural working drawings
- Stamped structural engineering and truss calcs
- Florida Energy Code calculations
- Permit submittal, comments and issuance
Site prep to Certificate of Occupancy
Demolition if there is a structure, then the build: a home on your lot, an ADU or a detached garage. Brightview fees from the earlier phases are credited against the contract.
- Homes on your lot from $239,990
- ADUs from $75,000
- Detached garages from $48,000
- Earlier Brightview fees credited to the build
Tell us about your land
Send the address or parcel ID. A real person replies within one business day with a written proposal. Nothing is ordered and nothing is charged until you approve it.
Prefer Spanish? Our team works with you in English or Spanish, from the county board to the permit counter.
- Pick a service and we will quote it.