Buyer’s Guide

How to Buy Land in Florida & South Carolina

Buying land is simpler than buying a house in many ways, but there are a few extra things to check. Here’s the process from start to finish.

1. Define your goal. A future homesite, a place for a manufactured home, a weekend getaway, or a long-term investment? Your goal determines which zoning, utilities, and access you need.
2. Set your full budget. Beyond the price, plan for closing costs and the costs of making the land usable: clearing, a driveway, power, and water and septic (or public utility hookups).
3. Select the right property. Browse our land for sale and home + land packages. Each listing includes size, location, and price.
4. Do your due diligence. Confirm zoning, access, utilities, flood zone, and restrictions before you commit. Use our checklist below.
5. Sign the purchase agreement. We prepare a simple agreement for your review and send it for electronic signature.
6. Close with a licensed title agent or closing attorney. Following your state’s requirements, they search the property’s records, issue title insurance, handle the funds, and record the deed with the county.

Buying a Mobile Home + Land Package

A home + land package combines a manufactured home and the lot it sits on in one purchase. Instead of buying land, finding a home, and coordinating the setup yourself, you buy a finished package that’s ready to move into.

Real property vs. personal property

Manufactured homes start out titled like vehicles (personal property). When a home is permanently attached to land you own, Florida and South Carolina both have a process to convert it to real property, so the home and land are taxed, insured, and sold together. Ask how this is handled for any package you’re considering.

How financing typically differs

Because a home + land package can be treated as real estate, buyers may qualify for a traditional mortgage, including government-backed and conventional programs designed for manufactured homes, rather than a home-only (chattel) loan. Requirements vary by lender and program, so talk with a lender experienced in manufactured housing early in the process.

Questions to ask about any package

• The home: year, size, bedrooms and baths, and whether it’s new or pre-owned
• Setup: foundation and tie-down system, and whether permits are complete
• Utilities: well and septic, or public water and sewer, and how power is connected
• Wind zone: manufactured homes must meet the HUD wind zone rating for their location, which matters in Florida
• Warranty and insurance: what coverage comes with the home, and what insurance will cost

Land Buyer’s Due Diligence Checklist

Run through this list before you buy any piece of land. Rules vary by county, so when in doubt, call the county planning or zoning office.

• Zoning and land use: Is your intended use allowed? Are manufactured homes permitted, and is there a minimum home size?
• Deed restrictions and HOA: Are there recorded restrictions or association rules that limit what you can build?
• Legal access: Does the property have road frontage or a recorded easement?
• Power: How far is the nearest power line, and what will a connection cost?
• Water and septic: Is public water and sewer available? If not, will the soil support a septic system? Septic permits come from the county health department or state environmental agency.
• Flood zone: Check the FEMA Flood Map Service Center at msc.fema.gov. Flood zones affect where you can build and what insurance costs.
• Wetlands: Wetlands can reduce the buildable area of a lot.
• Survey and boundaries: Do you know exactly where the property lines are?
• Taxes: What are the annual property taxes, and are any back taxes owed?
• Title: Is the title clear of liens? Title insurance protects you at closing.
• Permits and setbacks: What does the county require before you build or place a home?
• Visit in person: Walk the land if you can. We’re happy to share directions.