Subdivision Platting Process in Florida

A simple lot split (2-8 lots) takes 2-4 months from boundary survey to recorded plat. A full subdivision plat (9+ lots) takes 6-18 months depending on county review timelines, infrastructure complexity, and the number of review cycles. County staff review typically takes 4-8 weeks per cycle, and most plats require 2-3 review cycles. The engineering phase for roads, drainage, and utilities adds 4-12 weeks. DRIs (Developments of Regional Impact) can take 2+ years.

Total costs range from $3,000-$15,000 for a simple lot split to $50,000-$200,000+ for a full subdivision with infrastructure. Breakdown: boundary survey ($2,000-$8,000), plat preparation ($3,000-$15,000), civil engineering ($15,000-$100,000+), county application fees ($500-$5,000), and recording fees ($100-$500). Infrastructure construction (roads, drainage, utilities) is the largest cost for full subdivisions and varies widely based on lot count and county requirements.

Florida does not set a statewide minimum lot size — this is determined by your county zoning district. Common minimums: 5,000-7,500 sq ft for urban residential, 10,000-15,000 sq ft for suburban, and 1-5 acres for rural. Your county land development code specifies the minimum lot size, width, and depth for your zoning classification. Additionally, lots in flood zones must have adequate buildable area above Base Flood Elevation.

For lot splits of 8 or fewer lots (under FL HB 1143), most counties grant administrative approval without a public hearing. For full subdivision plats of 9+ lots, a public hearing before the planning board and/or county commission is typically required. Some counties require public hearings for any subdivision creating new roads. Check your county's land development code for the specific threshold.

County reviews rarely result in outright rejection. Instead, reviewers issue comment letters listing required revisions. Your surveyor and engineer address each comment and resubmit. This cycle repeats until all agencies approve. Common reasons for comments: insufficient drainage design, missing easements, setback violations, incomplete title exception plotting, or non-compliant plat format. An experienced county surveyor anticipates these issues before first submission.

No. Florida Statutes Chapter 177 prohibits selling or conveying land as part of a subdivision until the plat is approved and recorded in the public records (§177.101). Contracts for sale can be executed before recording, but the actual transfer cannot close until the plat is recorded and individual tax parcels are created. Selling unplatted subdivision lots is a violation of Florida law.

Requirements vary by county. Some counties require roads and infrastructure to be constructed and inspected before plat recording (construction-first approach). Others allow recording with a surety bond guaranteeing future construction (bond-first approach). A third option in some counties is phased development — recording the first phase with constructed infrastructure, then recording subsequent phases as infrastructure extends. Your surveyor and engineer should confirm your county's requirements during feasibility.

Florida Statutes §177.031 requires permanent monuments at all lot corners, angle points, and points of curvature. Typical monuments are iron rods (5/8" diameter, 18" minimum length) or concrete monuments with a metal cap. Monuments must be visible and accessible from the surface. Your surveyor sets these after plat approval and before recording. Monument locations should be documented with coordinates for future reference.