The Land Playbook

The seven-question land filter

• •What's the current zoning, and what does the comp plan allow it to become?
• •Is there water, sewer, and power to the property line — or are we extending?
• •Is any part of the parcel in a wetland, floodplain, or environmental hold?
• •What's the traffic count and access — paved road, easement, or landlocked?
• •Who's the exit buyer — builder, developer, agricultural, or owner-user?
• •What's the time-to-entitle, and who pays carrying costs during that window?
• •What's the real comparable sale per acre, adjusted for zoning and size?

Where the deals actually are

Homestead, Florida City, and Redland offer the most accessible land entry points for first-time investors. Prices are still below the rest of Miami-Dade per acre, and the path of growth from Kendall and Cutler Bay is well established. But not every parcel is equal. The zoning map looks uniform, but once you overlay wetlands, ag zones, and utility reach, the real buildable inventory shrinks dramatically.

“The price per acre you see on the MLS is almost never the price per buildable acre.”