North Port and Port Charlotte have thousands of lots platted long ago for homes. Before buying, check the zoning, water and sewer access, the flood zone and protected species on the lot. Agata Bulanda of Gulf Shores Realty ERA Powered helps clients buy or sell a lot, in Polish.
The lot market in North Port and Port Charlotte
North Port and Port Charlotte have an unusual land market. Decades ago, thousands of lots were platted here for single-family homes, with a ready street grid. Many are still empty today, and their owners live in other states, sometimes in Poland. For some buyers this is a chance to build a home to their own design; for others it is an investment waiting for the area to grow.
Agata Bulanda, an agent with Gulf Shores Realty ERA Powered and an office on Toledo Blade Blvd in North Port, helps clients buy and sell lots in Sarasota and Charlotte counties. She holds a Florida license and has about 20 years of experience in the local market, and she can discuss every matter in Polish.
Zoning and utilities
The first question is what may be built on the lot. The answer comes from the city or county zoning. The second concerns utilities. Some lots have access to public water and sewer, while others need a well and a septic system, which affects the cost and timeline of construction. It is also worth checking whether the lot has a paved road and whether the city plans charges for extending utilities.
Flood zones and the environment
FEMA maps show whether a lot lies in a flood zone. That determines building requirements, such as how high the house must sit, and later the cost of insurance. Some lots are home to protected species, such as the gopher tortoise. Before clearing and building, the lot is checked for tortoise burrows near the planned work; if there are any, a relocation permit from the Florida Fish and Wildlife Conservation Commission (FWC) is needed, and the work is done by authorized agents. Wetland rules also apply to some areas.
Title and financing
Before buying, the title and any unpaid taxes are checked, and a survey confirms the boundaries. With lots that have belonged for years to owners outside Florida, it is especially important that the seller is the true owner and can validly sign the documents. A land loan usually requires a larger down payment and a shorter term than a home loan, which is why many lot sales are cash deals. Property tax is due on a lot every year, even when it stands empty.
The tax bill for a lot in North Port or Port Charlotte often also includes special assessments charged regardless of the lot’s value, for example for roads and drainage. When building, the city or county also charges impact fees, so it is worth checking them before deciding.
When buying a lot for your own home, it helps to think ahead about the design, the builder and the timing of the building permit. Construction costs in Florida depend, among other things, on hurricane-resistance requirements and on how high the house must sit in a flood zone, so it is worth learning about them before buying.
Selling a lot from a distance
Lot owners who live in other states or in Poland often ask how to sell without traveling to Florida. The agent helps set the price based on recent sales of similar lots, prepare the listing and handle contact with buyers. Documents signed in Poland for a Florida sale need the right form, for example a signature certified by a Polish notary with an apostille issued in Poland, or signing before a U.S. consular officer. The title company confirms the required form in advance.
A conversation in Polish
Buying or selling land involves many English documents and terms that are not part of everyday life. Agata Bulanda explains them in Polish and helps build time into the contract for checking the lot. For the first conversation, it helps to have the lot number or address and to know whether the lot is meant for your own home or as an investment, along with a rough timeline for the purchase or sale.
More on Poland.us
We also write about Agata Bulanda’s work in these articles: how to buy a home in North Port, Venice, Port Charlotte or Sarasota and selling a home in Southwest Florida, step by step.
Contact
Agata Bulanda works with Gulf Shores Realty ERA Powered, with an office on Toledo Blade Blvd in North Port, Florida. Phone: 941-323-6519. Polish and English spoken.
More information and a contact form: Agata Bulanda, Gulf Shores Realty on Polish Pages.
