Checklist: what to verify before buying land in Cape Coral

Confirm who currently owns the lot. Search by STRAP or address at leepa.org. See guide →

Compare asking price with the LCPA just value. Large differences warrant investigation.

Verify sq ft, frontage and depth at the LCPA. A professional survey confirms exact boundaries.

LCPA shows previous sales. Recent sales at very different prices are a red flag.

Check for claims against the property at Lee County Clerk. See guide →

Check for easements limiting the buildable area. Utility easements are normal; drainage easements can significantly impact building.

The deed sequence must be continuous. Gaps may indicate legal issues.

A lis pendens indicates pending litigation affecting the property.

Verify zoning allows your intended construction on GIS maps. See guide →

Planned future use may differ from current zoning.

Minimum distances between construction and lot boundaries. Vary by zoning.

Search address at msc.fema.gov. Zone AE = high risk + mandatory insurance. See guide →

If in zone AE, you need the BFE to calculate construction elevation costs.

In high-risk zones, insurance can cost $1,000–$5,000+ annually. Major budget factor.

Check if city water & sewer is available or if you need well and septic. Significantly affects costs.

The city may have assessments for infrastructure that the buyer inherits.

Saltwater (navigable to Gulf) vs. freshwater (internal). Huge value difference.

Confirm the lot has legal access to a paved public road or a paving plan.

Review annual tax amount at the LCPA and verify they're current at the Lee County Tax Collector.

Back taxes become tax liens. Verify at leetc.com.

Lot price + closing costs + assessments + prorated taxes = total real investment.