Complete Guide

Complete guide to buying land in Cape Coral, FL

The step-by-step process from finding the lot to closing the purchase. With direct links to every official verification tool.

Quick Answers
  • Non-citizen buyers may be eligible in many cases, but eligibility depends on current law and buyer profile.
  • Prices from $15,000 (NW, no canal) to $200,000+ (SW, navigable canal).
  • Typical process takes 2–4 weeks from accepted offer to closing.
  • Closing costs: approximately 2–5% of purchase price.
  • A realtor specializing in land is highly recommended (you don't pay their commission).
  • Always do complete due diligence before closing: see checklist.

The step-by-step process

Define your goal and budget

Before searching, define:

  • Purpose: Personal residence, investment, or build-to-sell.
  • Total budget: Lot price + closing costs + pending assessments.
  • Preferred zone: NW, NE, SW, or SE.
  • Water access: No canal, freshwater canal, or navigable (saltwater) canal.

Find your lot

Sources for available lots:

  • MLS (through a realtor): Full access to listed inventory.
  • Websites: Zillow, Realtor.com, LandWatch, Lands of America.
  • Tax lien auctions: Through the Lee County Tax Collector.
  • Direct sales (FSBO): Owners selling directly.

Verify the lot (due diligence)

Before making an offer, verify everything using official sources:

  • LCPA: Ownership, assessed value, STRAP, lot data.
  • Lee Clerk: Deeds, liens, easements, plats.
  • Zoning: What you can build, future land use.
  • Flood zone: Flood risk, insurance requirements.
  • Permits: Construction viability, estimated costs.

For the detailed list: Complete Checklist · Due Diligence in detail.

Make an offer

If the lot passes verification:

  • Your realtor prepares a Purchase Agreement.
  • Include contingency clauses (inspection, title, financing if applicable).
  • Define earnest money deposit, typically 1–5% of price.
  • Negotiate price, conditions and closing date.

Due diligence period (after accepted offer)

  • Title search: Title company verifies the complete chain of title.
  • Survey: Professional surveyor marks exact lot boundaries.
  • Final verifications: Confirm assessments, liens, and encumbrances.

Closing

Closing typically happens at a title company:

  • Review and sign closing documents.
  • Transfer funds (wire transfer).
  • Deed recorded at the Lee County Clerk.
  • Title insurance policy delivered.
  • Typical costs: title search, title insurance, recording fees, doc stamps, survey.

Typical closing costs

ItemEstimated Cost
Title search & title insurance$500 – $1,500
Survey$300 – $700
Documentary stamps$7 per $1,000 of price
Recording fees$50 – $200
Closing/escrow fee$300 – $800
Estimated total2–5% of purchase price

These are general estimates. Actual costs vary. Consult your realtor and title company for a precise estimate.

Official verification sources
SourceWhat you verifyLink
LCPAOwnership, value, STRAPleepa.org
Lee ClerkDeeds, liens, easementsleeclerk.org
Cape Coral GISZoning, land usecapecoral.gov/gis
FEMA MSCFlood zonesmsc.fema.gov
Cape Coral PermittingPermits, requirementscapecoral.gov

FAQ about buying land

From $15,000 (NW, no canal) to $200,000+ (SW, navigable canal). Check current values at the LCPA.

In many cases, yes. Eligibility depends on buyer profile, property type, and current law. FIRPTA and other tax rules may apply when selling. Confirm your case with a real estate attorney and tax advisor.

It is not always a legal requirement, but it is highly recommended. A land-focused realtor can help verify, negotiate, and coordinate closing. Buyers generally do not pay the agent's commission, depending on the transaction agreement.

Title search, title insurance, recording fees, doc stamps and survey. Generally 2–5% of purchase price.

Possible but harder than for homes. Options: land loans (higher rates), seller financing, or cash (most common).

Typically 2–4 weeks from accepted offer to closing, if no title complications.