Bolthole Index

Flagler County, Florida

Building permits, zoning and land rules in Flagler County, Florida

52Index Score / 100
#51 of 67 in Florida

Unincorporated Flagler County, Florida requires building permits and inspections, although qualifying owner-occupied work valued below $7,500 may receive a narrow exemption123. County zoning applies only to unincorporated land; Palm Coast, Bunnell, Flagler Beach, Marineland and Beverly Beach set their own45. Septic permits for any address come from the Florida Department of Health in Flagler County67.

At a glance

Building permit
Required in unincorporated Flagler County; certain work under $7,500 may qualify for a limited exemption1
Zoning
County zoning covers unincorporated land; Palm Coast, Bunnell, Flagler Beach, Marineland and Beverly Beach set their own zoning45
Septic permit
Florida Department of Health in Flagler County (DOH-Flagler), Environmental Health67
Septic soil suitability
No soil in the county rates free of severe limits for a conventional drain field8
Manufactured/mobile homes
Allowed with a state onsite inspection and certificate of occupancy; local zoning and setbacks still apply9
Setbacks
Requirements depend on the parcel's unincorporated-county zoning district10
Owner-builder exemption
Limited to qualifying owner-occupied work under $7,500, with additional restrictions3
Minimum home size
Set by district: 600 sq ft in MH-1 and AC-2, 700 in R-1c and R-1d, 750 in R-1, 1,000 in R-1b111213141516

Who to call

Building permits

Flagler County Central Permitting

Building permits, plan review and inspections for unincorporated Flagler County, including right-of-way/driveway permits

(386) 313-4003

centralpermitting@flaglercounty.gov

1769 E. Moody Blvd., Building 2, Suite 103, Bunnell, FL 32110

Zoning

Flagler County Planning and Zoning

Zoning administration, the Land Development Code, subdivision plat review, flood zone determinations and the comprehensive plan for Flagler County

386-313-4009

planningdept@flaglercounty.gov

1769 E. Moody Blvd., Building 2, Suite 105, Bunnell, FL 32110

Septic permits

Florida Department of Health in Flagler County, Environmental Health

Septic (onsite sewage treatment and disposal system) permitting and inspection for Flagler County

386-437-7358

chd18webmaster@flhealth.gov

P.O. Box 847, Bunnell, FL 32110

Online permits →

Contact details are copied from each office’s official page and were checked against it on October 16, 2026.

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Do you need a building permit in Flagler County, Florida?

Yes. Unincorporated Flagler County requires building permits, plan review and required inspections12. The county administers the Florida Building Code Eighth (2023) Edition and the 2020 National Electrical Code17. Qualifying work on an owner's single-family home valued below $7,500 may receive an owner-builder exemption, but flood-hazard property and electrical, plumbing, structural, mechanical or gas work are excluded3. The owner must occupy the home and may not sell or lease it for one year after the permit closes; the request also requires written scope and cost documentation3. The exemption does not waive the building code or local ordinances, so ask Central Permitting for a determination before work begins118.

Who is the Flagler County building department, and how do you reach them?

Flagler County's building permits run through Central Permitting at 1769 E. Moody Blvd., Building 2, Suite 103, Bunnell, FL 32110, phone (386) 313-4003, email centralpermitting@flaglercounty.gov18. The lobby is open Monday through Friday, 8 a.m. to 4:30 p.m.18. Central Permitting provides the forms for construction projects and routes land-development and right-of-way applications to the reviewing divisions; the page offers an online permit portal and submittal guide1918. Development Engineering reviews and inspects plats, site plans and building permit applications for compliance with county, state and federal rules20. The Central Permitting page links a Growth Management fee schedule, a Comprehensive Impact Fee Ordinance and an impact fee schedule labeled through March 2025, but it does not list every amount, so ask Central Permitting for the current total on your project2118. Planning and Zoning separately handles zoning, subdivision plats and flood-zone determinations22.

Does Flagler County have zoning?

Flagler County's zoning districts apply to unincorporated land only4. Inside Flagler Beach23, Bunnell24 and the Town of Beverly Beach25, the municipality sets zoning from its own code; Palm Coast and the Town of Marineland also set their own, so a parcel that returns no county district is probably inside one of the five5. We could not confirm who issues building permits inside those municipalities, so ask the city or town hall; septic permits still come from the county health department7. For unincorporated parcels, the county publishes conservation, agriculture, residential, mobile-home, office, mixed-use, commercial and industrial districts, and each district document covers permitted uses and requirements such as setbacks2610. Minimum lot size and building height also depend on the district, so read that district's document before planning the house2728. The R/C residential/limited commercial district allows short-term vacation rentals by right, but that does not establish permission in another district29. Planning and Zoning provides flood-zone determinations for site plans and building permits and processes subdivision plats2230.

How do septic permits work in Flagler County?

Florida's Department of Environmental Protection has implemented the state's septic rules since July 1, 2021, but the county health department offices continue to do septic-tank permitting and inspection, so the Florida Department of Health in Flagler County is the office to call67. A construction application requires the application form, site plan, building floor plan, fee and a qualified-professional site evaluation31. Owners, or contractors with the owner's authorization, may hire a private provider to inspect an onsite system, though the health department's page does not say every system needs an inspection in every case32. Operating permits are required for aerobic treatment units, performance-based treatment systems, commercial systems, and systems on industrial or manufacturing-zoned land33. None of Flagler County's mapped soil area rates free of severe limits for a conventional drain field, so complete the site evaluation before fixing the house location or system design831.

Can you live in an RV or tiny home on your land in Flagler County?

We could not confirm that unincorporated Flagler County allows long-term RV living or temporary private-land camping; ask Planning and Zoning about the parcel's district before buying3422. Florida's rules for permitted RV parks and recreational camps do not establish permission to occupy an RV on private land outside those facilities3536. Tiny houses are a listed use only in the county's Planned Affordable Development (PAD) district, after the project meets Land Development Code section 3.04.00, so a tiny home on an ordinary rural parcel needs a zoning answer from Planning and Zoning first3722. Minimum living area is set district by district: 750 square feet in R-115, 1,000 square feet in R-1b16, 700 square feet in R-1c and R-1d1314, and 600 square feet for either a house or a mobile home in MH-1 and in the AC-2 agriculture/forestry district1112. A manufactured home is a separate category: Florida requires compliant installation and an onsite inspection before a certificate of occupancy, while local zoning, setbacks and site-development rules still apply9. Unincorporated Flagler County publishes mobile-home zoning districts, but the applicable district document controls the parcel's permitted uses and setbacks2610.

Building a home in Flagler County: the steps, in order

  1. Determine whether the parcel is unincorporated or inside Palm Coast, Bunnell, Flagler Beach, Marineland or Beverly Beach, because the municipalities set their own zoning5.
  2. For unincorporated land, confirm the zoning district, permitted use, setbacks and flood zone with Planning and Zoning before finalizing the site plan261022.
  3. If sewer is unavailable, submit the septic application, site plan, floor plan, fee and site evaluation through Flagler County Environmental Health317.
  4. Submit construction, land-development and right-of-way applications through Central Permitting, and confirm the current fees192118.
  5. Complete the required building inspections for an unincorporated-county project220.
  6. If the site is in a floodplain, obtain the required floodplain-development permit and use a licensed contractor38.

What to check before you buy land in Flagler County

Start with jurisdiction: county zoning controls unincorporated parcels, while Palm Coast, Bunnell, Flagler Beach, Marineland and Beverly Beach set their own rules5. For unincorporated land, verify the district's permitted uses and setbacks, and ask Planning and Zoning for the flood-zone determination used in site-plan and building-permit review261022. Get the septic site evaluation early because none of the county's mapped soil area rates free of severe limits for a conventional drain field839. Confirm whether water service is available or a permitted well will be needed; drinking-water well construction, repair and abandonment in Flagler County are handled under delegated state permitting authority40. Access from a county road to a residence needs a right-of-way utilization permit for permanent access; a temporary driveway permit lasts one year and can be extended once for an acceptable reason, and the permanent permit is needed before the temporary one ends41. If the purchase involves dividing land, Planning and Zoning processes subdivision plats for county commission review3022.

Watch-outs

  • The under-$7,500 owner-builder exemption is narrow: the owner must occupy the home, cannot sell or lease it for one year after permit closing, and must document the scope and cost3.
  • A parcel with no county zoning district is probably inside Palm Coast, Bunnell, Flagler Beach, Marineland or Beverly Beach, where municipal zoning applies5.
  • None of Flagler County's mapped soil area rates free of severe limits for a conventional septic drain field, so obtain the required site evaluation before committing to an unsewered building site839.

Sources

  1. Central Permitting, quoted and re-checked
  2. Building and Inspections, quoted and re-checked
  3. Central Permitting, quoted and re-checked
  4. Zoning Districts Flagler County, quoted and re-checked
  5. Zoning Districts Flagler County, quoted and re-checked
  6. Onsite Sewage Disposal - Florida Department of Health in Flagler County, quoted and re-checked
  7. Florida Department of Health in Flagler County, Environmental Health (flagler.floridahealth.gov)
  8. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  9. Florida Statutes § 320.8285: Onsite inspection (Florida statewide rule), quoted and re-checked
  10. Zoning Districts Flagler County, quoted and re-checked
  11. Flagler County Land Development Code § 3.03.10, MH-1 District, quoted and re-checked
  12. Flagler County Land Development Code § 3.03.03, AC-2 District, quoted and re-checked
  13. Flagler County Land Development Code § 3.03.06, R-1c District, quoted and re-checked
  14. Flagler County Land Development Code § 3.03.07, R-1d District, quoted and re-checked
  15. Flagler County Land Development Code § 3.03.04, R-1 District, quoted and re-checked
  16. Flagler County Land Development Code § 3.03.05, R-1b District, quoted and re-checked
  17. Building and Inspections, quoted and re-checked
  18. Flagler County Central Permitting (flaglercounty.gov)
  19. Central Permitting, quoted and re-checked
  20. Development Engineering Flagler County, quoted and re-checked
  21. Central Permitting, quoted and re-checked
  22. Flagler County Planning and Zoning (flaglercounty.gov)
  23. Flagler Beach: Flagler Beach LDR Sec. 2.04.02 Application of regulations (Flagler County), quoted and re-checked
  24. Bunnell: Bunnell LDC Sec. 34-111 R-1 Single-family residential district (Flagler County), quoted and re-checked
  25. Town of Beverly Beach: Sec. 26-751. Definitions (Zoning) (Flagler County), quoted and re-checked
  26. Zoning Districts Flagler County, quoted and re-checked
  27. Zoning Districts Flagler County, quoted and re-checked
  28. Zoning Districts Flagler County, quoted and re-checked
  29. Flagler County, FL Code of Ordinances, quoted and re-checked
  30. Planning and Zoning, quoted and re-checked
  31. Onsite Sewage FAQ - Permitting, quoted and re-checked
  32. Onsite Sewage Disposal, quoted and re-checked
  33. Onsite Sewage Disposal - Florida Department of Health in Flagler County, quoted and re-checked
  34. Zoning Districts, quoted and re-checked
  35. Florida Statutes Chapter 513: Mobile Home and Recreational Vehicle Parks (Florida statewide rule), quoted and re-checked
  36. Florida Statutes Chapter 513: Mobile Home and Recreational Vehicle Parks (Florida statewide rule), quoted and re-checked
  37. Flagler County Land Development Code § 3.03.20.6, Planned Affordable Development, quoted and re-checked
  38. Flood Smart, quoted and re-checked
  39. OSTDS Construction Application (Florida statewide rule), quoted and re-checked
  40. Well Construction in Florida (Florida statewide rule), quoted and re-checked
  41. Flagler County, Florida Public Works Manual, quoted and re-checked

Written October 16, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

Like all 6 of its neighbors, Flagler County requires a building permit for a home.

RuleFlagler CountyPutnam CountyVolusia CountySt. Johns CountyClay CountyMarion CountySeminole County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsFL Dept. of Health in Flagler CountyFL Dept. of Health in Putnam CountyFL Dept. of Health in Volusia CountyFL Dept. of Health in St. Johns CountyFL Dept. of Health in Clay CountyFL Dept. of Env. ProtectionFL Dept. of Health in Seminole County

County locator

Flagler County in Florida

52
County map
Flagler County highlighted among the Florida counties · colored by Index score

How Flagler County scores

Seclusion22100% ev.
Self-Sufficiency53100% ev.
Admin Boringness3990% ev.
Durability73100% ev.
Property Autonomy91100% ev.
Carry Cost76100% ev.

Evidence strength: 98%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$351kTypical home
0.8%Property tax
$6,070Land / acre
52.3"Annual rain
7.6% of yrsSevere drought
4.5 / yr (+4.2)Mid-century 100°F days
14.2 daysMid-century dry spell
2.55" (+4%)Mid-century 1-day rain
1.06×Wildfire change factor
100%Forward climate coverage
$3,515Home insurance / yr
-4.8% / yrInsurance growth
0.09%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
245,553People within 30 min
6,723,219People within 2 hr
155,583Radius comparison (15 mi)
270.3People / sq mi
0%Federal land
100%Land at 15% slope or less
0%Soils rated "not limited" for septic (strict USDA rating)
0 acWorkable land screen
79.1%Wooded land
28.3 tonsBiomass / forest ac
71°FAvg temp

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Cities and towns in Flagler County

Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.

Answers from the rulebook for Flagler County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Flagler County rules

  • Building permitRequired

    Construction permitting in unincorporated Flagler County.

    • Certain work valued below $7,500 may qualify for an exemption.
    • The exemption does not exempt Florida Building Code or local-ordinance requirements.
    • The exemption does not apply to flood-hazard property or electrical, plumbing, structural, mechanical, or gas work.

    work value exemption threshold: < 7500 USD (Certain qualifying work may be exempt)

    “Certain work valued less than $7,500 may qualify for an exemption from obtaining a permit. This exemption does not exempt the requirements of the Florida Building Code and any local ordinances.”
  • Owner-builder exemptionConditional

    Qualifying work on a single-family dwelling on the owner's property.

    • Work must be valued at less than $7,500.
    • The property cannot be partially or entirely in a flood hazard area.
    • The exemption does not apply to electrical, plumbing, structural, mechanical, or gas work.
    • The owner must occupy and use the home, and the home cannot be sold or leased for one year from permit closing.
    • Business-owned or owner-nonoccupied homes are ineligible; a contractor may qualify for a non-owner-occupied home.
    • A written exemption request, cost documentation, and executed contract or equivalent scope/value documentation must be submitted.

    work value: < 7500 USD (Qualifying work only) · no sale or lease period: 1 year from date of closing a permit (Owner-builder exemption)

    “This is generally known as the owner-builder exemption, which requires occupancy and use of the home by the owner and that the home is not for sale or lease for a period of 1 year from the date of closing a permit.”
  • Building code adoptedAdopted

    Building-code administration for projects in unincorporated Flagler County.

    Florida Building Code edition: Eighth (2023) Edition · National Electrical Code edition: 2020

    “Flagler County has adopted the Florida Building Code Eighth (2023) Edition and the 2020 National Electrical Code.”
  • InspectionsRequired

    Building inspections for projects in unincorporated Flagler County.

    • The source expressly limits this statement to projects in unincorporated Flagler County.
    • The page does not establish the same county-administered inspection rule for incorporated municipalities.
    “Reviews building plans and performs all required building inspections for projects in unincorporated Flagler County.”
    One more reviewed finding on this topic
    • Required — Building permit applications and related development-engineering review in unincorporated Flagler County.
      “Plats, site construction drawings, site plans, and building permit applications are reviewed and inspected by Development Engineering for compliance with county, state and federal regulations.”
  • County-wide zoningPresent (with conditions)

    County zoning in unincorporated Flagler County.

    • The county page states that its listed districts apply to unincorporated Flagler County.
    • Incorporated cities and towns set their own zoning.
    “The districts on this page apply to unincorporated Flagler County.”
    One more reviewed finding on this topic
    • Present (with conditions) — Zoning in unincorporated Flagler County.
      “The districts on this page apply to unincorporated Flagler County.”
  • Local zoningVaries (with conditions)

    Aggregate local zoning across unincorporated Flagler County and incorporated municipalities.

    • The county administers zoning in unincorporated areas; Palm Coast, Bunnell, Flagler Beach, Marineland, and Beverly Beach set their own zoning.
    “If your parcel returns no district, it is probably inside a city or town, which sets its own zoning: Palm Coast, Bunnell, Flagler Beach, the Town of Marineland or the Town of Beverly Beach.”
    One more reviewed finding on this topic
    • Varies (with conditions) — Aggregate zoning across unincorporated Flagler County and incorporated municipalities.
      “If your parcel returns no district, it is probably inside a city or town, which sets its own zoning: Palm Coast, Bunnell, Flagler Beach, the Town of Marineland or the Town of Beverly Beach.”
  • Zoning districtsPublished

    Published zoning districts and district requirements in unincorporated Flagler County.

    • The page links district documents for conservation, agriculture, residential, mobile-home, office, mixed-use, commercial, and industrial districts.
    • Each district document covers permitted uses and other requirements, including setbacks.
    “Each document covers permitted uses and other requirements, including setbacks, for that district.”
    2 more reviewed findings on this topic
    • Published (with conditions) — Published zoning districts in unincorporated Flagler County.
      “Each document covers permitted uses and other requirements, including setbacks, for that district.”
    • Published — County zoning districts in unincorporated Flagler County.
      “3.03.13. - R/C—Residential/limited commercial use district.”
  • Minimum dwelling sizeSpecified

    Single-family dwellings and mobile homes in the AC-2 agriculture/forestry district.

    • The applicable minimum is 600 square feet for either listed residential type.

    minimum living area for single-family dwelling: 600 square feet · minimum living area for mobile home: 600 square feet

    “Minimum living area: Six hundred (600) square feet for single-family dwellings. Six hundred (600) square feet for mobile homes.”
    5 more reviewed findings on this topic
  • Minimum lot sizeDistrict specific (with conditions)

    Minimum lot-size requirements in unincorporated Flagler County zoning districts.

    • The applicable district must be identified for the parcel; the county page directs users to read the requirements for that district.
    “Your zoning district determines what you can build and how you can use your property, including permitted uses, setbacks, height and lot requirements.”
  • SetbacksDistrict specific (with conditions)

    Setbacks in unincorporated Flagler County zoning districts.

    • The applicable district must be identified for the parcel; district documents contain the applicable requirements.
    “Each document covers permitted uses and other requirements, including setbacks, for that district.”
    One more reviewed finding on this topic
    • Specified — Setbacks in unincorporated Flagler County zoning districts.
      “Each document covers permitted uses and other requirements, including setbacks, for that district.”
  • Building heightDistrict specific (with conditions)

    Building-height requirements in unincorporated Flagler County zoning districts.

    • The applicable district must be identified for the parcel; the county page directs users to district requirements.
    “Your zoning district determines what you can build and how you can use your property, including permitted uses, setbacks, height and lot requirements.”
  • Tiny homesAllowed (with conditions)

    Tiny houses in the county's Planned Affordable Development (PAD) district.

    • The premises must be in the PAD district.
    • The use is subject to compliance with the requirements of Land Development Code § 3.04.00.
    • PAD projects must meet concurrency management criteria.
    • Stormwater systems must comply with county, state, and federal regulations.
    • Private onsite wastewater disposal systems in proposed PAD projects must be consistent with the county comprehensive plan and permitted by the Florida Department of Health.
    • The project must obtain applicable development approvals.
    “In the planned affordable development (PAD) district, no premises shall be used except for the following uses and their customary accessory uses or structures, after compliance with the requirements of section 3.04.00 of this article: [...] 8. Tiny houses.”
  • Who permits septicMixed (with conditions)

    Onsite sewage treatment and disposal systems in Flagler County.

    • The Florida Department of Environmental Protection is responsible for implementing Florida statutes and regulations applicable to OSTDS.
    • The county health department continues to perform permitting and inspection for septic tanks.
    • The page identifies Florida Department of Health in Flagler County as the local contact.
    “Effective July 1, 2021, the Florida Department of Environmental Protection (DEP) is responsible for implementing the Florida Statutes and regulations applicable to OSTDS. Under Florida’s Clean Waterways Act of 2020, the county health department offices will continue to do the permitting and inspection for septic tanks; please continue to work with them for all of your permitting-related needs.”
    2 more reviewed findings on this topic
    • State — Onsite sewage treatment and disposal systems in Flagler County.
      “Flagler [...] Permits for OSTDS in these counties are issued by the Environmental Public Health Program of the Florida Department of Health's local county health department.”
    • Mixed (with conditions) — Onsite sewage treatment and disposal systems in Flagler County.
      “Effective July 1, 2021, the Florida Department of Environmental Protection (DEP) is responsible for implementing the Florida Statutes and regulations applicable to OSTDS. Under Florida’s Clean Waterways Act of 2020, the county health department offices will continue to do the permitting and inspection for septic tanks; please continue to work with them for all of your permitting-related needs.”
  • Septic permitRequired

    Construction of an OSTDS/septic system in Flagler County.

    • Submit the application, site plan, building floor plan, and required fee to the local county health department.
    • A qualified-professional site evaluation is required; the health department may perform it for a fee.
    • Local ordinances may exceed state OSTDS requirements.
    “To apply for a permit, download and complete an Application Form (DEP4015, page 1) and submit it, along with a Site Plan (DEP4015, page 2), a building floor plan and the required application fee to your local county health department.”
    2 more reviewed findings on this topic
    • Limited — Operating permits for specified OSTDS categories in Flagler County, where the county uses operating permits.
      “Operating permits are required for aerobic treatment units (ATU), performance based treatments systems (PBTS), commercial septic systems, and industrial or manufacturing zoned (or equivalent) septic systems.”
    • Limited — OSTDS operating permits in Flagler County.
      “OSTDS Operating Permits (only apply to counties that use operating permits) Operating permits are required for aerobic treatment units (ATU), performance based treatments systems (PBTS), commercial septic systems, and industrial or manufacturing zoned (or equivalent) septic systems.”
  • Septic inspectionLimited

    OSTDS permitting and inspection administration in Flagler County.

    • The county health department performs inspection for septic tanks under the cited state program allocation.
    • Owners or contractors with owner authorization may choose a private provider to perform OSTDS inspections starting July 1, 2022.
    • The source does not establish that every OSTDS requires an inspection in every circumstance.
    “Starting July 1, 2022, owners or contractors with owner authorization have the option to hire a private provider to perform inspections of OSTDS.”
    One more reviewed finding on this topic
    • Required — Septic tanks and OSTDS in Flagler County.
      “The OSTDS program ensures that the OSTDS is properly designed, constructed, and maintained through permitting and inspection and contributes to safe ground water, which provides 90 percent of Florida’s drinking water.”
  • Subdividing landRegulated (with conditions)

    Subdivision plats subject to Flagler County review.

    • Plats are reviewed by the Flagler County Board of County Commissioners.
    “Planning and Zoning processes subdivision plats to be reviewed by the Flagler County Board of County Commissioners.”
  • Driveway accessRequired

    Permanent access from a Flagler County road to a residential or commercial building.

    • Temporary driveway permits are valid for one year and may be extended for another one-year period if an acceptable reason for delay is demonstrated.
    • A permanent access permit is required before the temporary permit period ends.
    • Fees are set by Board of County Commissioners resolution and generally paid upon application.
    “A Right-of-way Utilization Permit for a permanent access shall be required for any access from a County road to residential or commercial building.”
  • Building in a floodplainRequired

    Development in Flagler County floodplains.

    • A licensed contractor should be used.
    • Flood-zone determinations are reviewed on all building permits.

    flood-zone determination letter fee: 25 USD

    “Any development in the floodplain requires a permit — always hire a licensed contractor.”
  • Short-term rentalsAllowed

    Short-term vacation rentals in the R/C Residential/limited commercial use district.

    • The cited district permits short-term vacation rentals by right; other district-specific requirements were not resolved here.
    “Uses permitted by right. No building or structure, or part thereof, shall be erected, altered or used, or land or water used, in whole or in part, for other than one or more of the following use(s): [...] Short-term vacation rentals.”
  • Permit feesPublished

    Growth Management and impact-fee schedules associated with Flagler County permitting.

    • The Central Permitting page links to an Impact Fee Schedule identified as applying through March 2025.
    • The page also links to the Comprehensive Impact Fee Ordinance, Ordinance 2021-09, and a Growth Management Fee Schedule.
    • The cited page does not establish that these are the only fees or provide every fee amount.

    impact fee schedule period: through March 2025 · comprehensive impact fee ordinance: Ordinance 2021-09

    “Impact Fee Schedule (opens in new tab) PDF, 72KB, through March 2025 Comprehensive Impact Fee Ordinance (opens in new tab) Ordinance 2021-09, PDF, 12MB Growth Management Fee Schedule (opens in new tab) PDF, 113KB”
    One more reviewed finding on this topic
    • Published — County growth-management and building permitting.
      “Growth Management Fee Schedule (opens in new tab) PDF, 113KB”
  • Permit processPublished (with conditions)

    Land-development and right-of-way permit applications handled through Flagler County Central Permitting.

    • Applications are routed to other divisions for review.
    • The page provides an online permit portal and online submittal guide.
    “Central Permitting provides the forms required by the various divisions within the Growth Management Department to those with construction projects in Flagler County. It accepts and routes permit applications for land development, and right of way use, for review by other divisions.”
    One more reviewed finding on this topic
    • Published — County construction, land-development, and right-of-way permit applications.
      “Central Permitting provides the forms required by the various divisions within the Growth Management Department to those with construction projects in Flagler County. It accepts and routes permit applications for land development, and right of way use, for review by other divisions.”

Florida rules that apply here

  • Certificate of occupancyRequired

    Projects using Florida’s private-provider building-code inspection process after completion of required inspections.

    • The applicant must submit a request for a certificate of occupancy or certificate of completion, the private provider’s certificate of compliance, all other government approvals required by law, and outstanding fees.
    • The local building official must issue the certificate or identify incomplete forms or documents within 10 business days, or within 2 business days for a permit relating to a single-family or two-family dwelling.
    • If the official does not provide timely notice of incomplete forms or documents, the request is automatically granted and deemed issued on the next business day; the written certificate must then be provided within 10 days.

    local official response deadline: 10 business days (2 business days for a permit relating to a single-family or two-family dwelling) · automatic issuance timing after missed deadline: next business day · written certificate after automatic issuance: 10 days

    “the local building official shall issue the certificate of occupancy or certificate of completion”
  • Camping on your landLimited

    Temporary camping conducted as a recreational camp regulated under Florida Statutes Chapter 513.

    • The operator must obtain a Florida Department of Health permit before establishing or maintaining the recreational camp.
    • The camp must satisfy statutory and Department of Health requirements and inspection standards.
    • This claim does not resolve camping on private land outside a regulated recreational camp.

    permit renewal: annually · permit fee per space: 3.50-6.50 USD (Until rules setting fees are adopted, the fee is $3.50 per space.) · total permit fee: 50-600 USD (A recreational camp fee is based on an equivalency rate for which two camp occupants equal one space.)

    “recreational camp in this state without first obtaining a permit from the department.”
  • Manufactured homesAllowed (with conditions)

    An off-site-constructed residential dwelling, including a manufactured home constructed in whole or in part off site and treated as real property, in a zoning district where single-family detached dwellings are allowed.

    • The dwelling must be permitted as of right in a district where single-family detached dwellings are allowed.
    • Local governments may apply generally applicable architectural, aesthetic, design, setback, height, or bulk standards only when those standards are applied uniformly to all single-family dwellings in the same district.
    • Compatibility or design standards must be reasonable, may not exclude off-site-constructed residential dwellings, and must apply equally to single-family site-built dwellings.
    • The statute does not authorize occupancy without compliance with applicable building, permitting, installation, health, utility, or other generally applicable requirements.
    “An off-site constructed residential dwelling must be permitted as of right in any zoning district where single-family detached dwellings are allowed.”
    One more reviewed finding on this topic
    • Limited — Occupancy of a manufactured/mobile home installed in Florida.
      “each mobile home shall be issued a certificate of occupancy if the mobile home complies with department rules regarding the installation of mobile homes.”
  • Accessory dwellingsLimited

    Accessory dwelling units in Florida areas zoned for single-family residential use, where the applicable county or municipality adopts an ordinance allowing them.

    • Florida law authorizes but does not itself require every county or municipality to allow accessory dwelling units under this section.
    • The unit must be an ancillary or secondary living unit with a separate kitchen, bathroom, and sleeping area, within the same structure or on the same lot as the primary dwelling.
    • A building permit application must include an affidavit that the unit will be rented at an affordable rate to an extremely-low-income, very-low-income, low-income, or moderate-income person or persons.

    affordable rent and utilities: <= not more than 30 percent of applicable median adjusted gross annual income

    “A local government may adopt an ordinance to allow accessory dwelling units in any area zoned for single-family residential use.”
  • Well permitLimited

    Construction, repair, or abandonment of drinking-water wells in Florida.

    • The five water management districts typically oversee drinking-water well construction, repair, and abandonment.
    • Some water management districts delegate well permitting to county health departments or other local agencies.
    • The Florida Department of Environmental Protection establishes statewide water-well construction requirements through section 373.309 and Chapter 62-532, F.A.C.
    • County health departments delegated to perform well permitting include Baker, Brevard, Broward, Clay, Miami-Dade, Flagler, Glades, Hendry, Highlands, Indian River, Lake, Marion, Martin, Nassau, Okeechobee, Orange, Osceola, Palm Beach, Putnam, St. Lucie, Sarasota, and Volusia.
    • Well-contractor licensure is distinct from any construction permit requirement; licensed water-well contractors are required for persons engaging in the business of constructing, repairing, or abandoning wells.
    “The construction, repair, or abandonment of drinking water wells is typically overseen by the five water management districts. Some of these districts have delegated authority to county health departments or other local agencies.”
    2 more reviewed findings on this topic
    • Required — Construction, repair, or abandonment of water wells in Florida.
      “Additionally, a permit must be obtained from the appropriate WMD or its delegated permitting authority prior to the construction, repair or abandonment of any water well.”
    • Required — Construction, repair, or abandonment of any water well statewide.
      “Additionally, a permit must be obtained from the appropriate WMD or its delegated permitting authority prior to the construction, repair or abandonment of any water well.”
  • Mandatory utility hookupConditional

    Existing onsite sewage treatment and disposal systems when an available publicly owned or investor-owned sewerage system exists.

    • A properly functioning OSTDS, excluding an approved onsite graywater system, must connect within 365 days after written notification that the sewerage system is available.
    • The sewerage system must provide at least one year’s advance notice of anticipated availability and notify the owner that connection will be required within one year of actual availability.
    • An OSTDS needing repair or modification to function sanitarily or comply with applicable law must connect within 90 days after written notification from the department.
    • In hardship cases, the department may approve one extension of not more than 90 days.
    • A sewerage system may waive mandatory connection with department approval when connection is not required in the public interest due to public-health considerations.
    • A local government or water-and-sewer district may grant a variance for a properly functioning, department-permitted performance-based OSTDS, but is not required to do so in the listed protected areas.

    connection deadline for properly functioning system: 365 days (After written notification of availability.) · connection deadline for system needing repair or modification: 90 days (One hardship extension of not more than 90 days may be approved.) · advance notice of anticipated availability: >= 1 year · maximum installment period for prepaid connection charges: <= 2 years · maximum hardship installment period for investor-owned sewer connection fee: <= 5 years (Requires local governing body determination of financial hardship.)

    “The owner of a properly functioning onsite sewage treatment and disposal system, excluding an approved onsite graywater system, must connect the system or the building’s plumbing to an available publicly owned or investor-owned sewerage system within 365 days after written notification by the owner of the publicly owned or investor-owned sewerage system that the system is available for connection.”
    2 more reviewed findings on this topic
    • Conditional — Existing properly functioning OSTDS when a publicly owned or investor-owned sewerage system becomes available, and systems needing repair or modification.
      “The owner of a properly functioning onsite sewage treatment and disposal system, excluding an approved onsite graywater system, must connect the system or the building’s plumbing to an available publicly owned or investor-owned sewerage system within 365 days after written notification by the owner of the publicly owned or investor-owned sewerage system that the system is available for connection.”
    • Conditional — Existing properly functioning OSTDS when an available publicly owned or investor-owned sewerage system becomes available.
      “The owner of a properly functioning onsite sewage treatment and disposal system, excluding an approved onsite graywater system, must connect the system or the building’s plumbing to an available publicly owned or investor-owned sewerage system within 365 days after written notification by the owner of the publicly owned or investor-owned sewerage system that the system is available for connection.”
  • Agricultural exemptionConditional

    Nonresidential farm buildings, farm fences, and farm signs located on lands used for bona fide agricultural purposes in Florida.

    • The land must be used for bona fide agricultural purposes.
    • The exemption does not apply to lands used for urban agriculture.
    • The exemption is from the Florida Building Code and county or municipal code or fee.
    • Floodplain-management code provisions remain applicable, including local, state, or federal provisions.
    • A farm sign on a public road remains subject to the standards listed in Florida Statutes § 479.11(4), (5)(a), and (6)-(8).
    • A nonresidential farm building is not intended to be used as a residential dwelling.
    • The statutory definition includes temporary or permanent buildings or support structures used primarily for agricultural purposes and located on land integral to a farm operation or classified as agricultural land under § 193.461; examples include a barn, greenhouse, shade house, farm office, storage building, or poultry house.
    “any nonresidential farm building [...] is exempt from the Florida Building Code and any county or municipal code or fee”
    2 more reviewed findings on this topic
    • Available (with conditions) — Nonresidential farm buildings, farm fences, and farm signs located on lands used for bona fide agricultural purposes statewide in Florida.
      “any nonresidential farm building, farm fence, or farm sign [...] is exempt from the Florida Building Code and any county or municipal code or fee”
    • Available (with conditions) — Nonresidential farm buildings, farm fences, and farm signs located on lands used for bona fide agricultural purposes in Florida.
      “any nonresidential farm building, farm fence, or farm sign [...] is exempt [...] except for code provisions implementing local, state, or federal floodplain management regulations.”
  • Campground & park staysAllowed (with conditions)

    Occupancy of recreational vehicles as transient accommodations in Florida recreational vehicle parks and recreational camps regulated by Chapter 513.

    • The park or camp must obtain a permit from the Florida Department of Health before establishment or operation.
    • The permit must be renewed annually.
    • This claim does not establish statewide private-land zoning permission outside regulated parks or camps.

    park/camp permit renewal: annually

    “a recreational vehicle park that rents to transient guests”
  • county zoning authorityGeneral

    Florida counties' authority to establish, coordinate, and enforce zoning, including zoning of unincorporated county areas, subject to general and special law.

    • The county power is subject to general or special law.
    • The zoning and business regulations may not include the prohibitions in Florida Statutes § 377.8161.
    • This statewide authority grant does not identify a population threshold, named-county limitation, lake, military-base, reservoir, or similar geographic limitation.
    “Establish, coordinate, and enforce zoning and such business regulations as are necessary for the protection of the public”
    One more reviewed finding on this topic
    • General — Florida counties adopting and enforcing zoning regulations for county territory, including unincorporated areas.
      “Establish, coordinate, and enforce zoning and such business regulations as are necessary for the protection of the public, to the extent such zoning and business regulations do not include the prohibitions in s. 377.8161.”
  • county building authorityGeneral

    Florida counties requiring building permits and enforcing the Florida Building Code for residential and other construction within county territory outside incorporated municipalities.

    • The board of county commissioners may enforce the Florida Building Code and Florida Fire Prevention Code and may adopt local technical amendments at its discretion.
    • The authority described in § 125.56(1) applies within county territory outside the corporate limits of any municipality.
    • After adoption of the applicable code or amendment, construction, erection, alteration, repair, securing, or demolition requires a permit from the appropriate county authority, subject to reasonable fees.
    • An adopted amendment remains in force throughout the county's unincorporated area until otherwise notified by the Florida Building Commission or State Fire Marshal.
    • A county may provide a schedule of reasonable inspection fees and employ building-code inspectors and other necessary personnel.
    “The board of county commissioners of each of the several counties of the state may enforce the Florida Building Code and the Florida Fire Prevention Code as provided in ss. 553.80, 633.206, and 633.208 and, at its discretion, adopt local technical amendments to the Florida Building Code as provided in s. 553.73(4) and local technical amendments to the Florida Fire Prevention Code as provided in s. 633.202 to provide for the safe construction, erection, alteration, repair, securing, and demolition of any building within its territory outside the corporate limits of any municipality.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Lot coverage — Lot coverage in unincorporated Flagler County.
  • Living in an RV — Long-term RV occupancy on private land in unincorporated Flagler County.
  • Off-grid sanitation — Off-grid sanitation in Flagler County.

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in Flagler County, Florida

Is Flagler County a good place to live off-grid or homestead?

Flagler County scores 52/100 on the Bolthole Index, a solid county profile. Its strengths: a stronger property-autonomy legal backdrop and manageable long-term carry cost. Watch-outs: about 245,553 people within a 30-minute drive and more administrative friction around building and land use.

Do you need a building permit in Flagler County, Florida?

Flagler County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Florida Department of Health in Flagler County - Onsite Sewage (OSTDS) Program. Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

How much does land cost in Flagler County, Florida?

Land in Flagler County runs about $6,070 per acre, based on the latest county data.

What is the water situation in Flagler County?

Flagler County gets about 52.3" of rain a year, with severe drought in roughly 7.6% of years.

How remote is Flagler County?

A representative private-land location has about 245,553 people within a 30-minute drive and 6,723,219 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

How Flagler compares in Florida

Compare side-by-side →See all 67 Florida counties ranked →