Bolthole Index

Franklin County, Florida

Building permits, zoning and septic rules in Carrabelle, Florida

Carrabelle, Florida requires a city building permit to erect, move, add to or structurally alter a building inside city limits1. The city also zones its own land under its Land Development Code2. Septic systems must follow state Department of Environmental Protection rules3 and are allowed only where public sewer is not available4. Land outside city limits answers to Franklin County instead5.

At a glance

Building permit
Required from the City of Carrabelle for erecting, moving, adding to or structurally altering a building1
Zoning
Yes, the city has its own zoning districts and official zoning map26
Septic
Allowed only where public sewer is not available; lots under 20,000 square feet cannot get a subsurface absorption permit4
RV living
Limited: travel trailer parks, a permitted construction site, or up to 14 days a month when visiting premises with adequate toilets7
Manufactured homes
By right only in districts marked P, by special exception in districts marked SE; new ones prohibited in the Coastal High Hazard Area8
Very low density district
One dwelling unit per 5 acres in the RVL district9
Driveways
Reviewed by the director of public works; FDOT permit where required on state highways10

Who to call

Building permits

City of Carrabelle Building Department

Building permit applications and payments inside Carrabelle city limits; the page also links the zoning-use chart and fee schedule

850-697-3618

info@mycarrabelle.com

1206 Hwy 98 East, Carrabelle, FL 32322

Online permits →

Septic permits

Florida Department of Environmental Protection, Northwest District

State environmental permitting assistance for Franklin County, including the onsite sewage (septic) program

850-595-8300

160 W.Government Street, Suite 308, Pensacola, FL 32502-5794

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

Off-grid gear

Going off-grid in Carrabelle means bringing your own water and power. The kit we’d start with:

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Do you need a building permit in Carrabelle, Florida?

Yes. Inside Carrabelle city limits, no building or other structure may be erected, moved, added to or structurally altered without a permit issued by the city1. The permit is issued only in line with the city code, or after city commission approval for conditional uses and planned unit developments1.

A valid development order must also be on file before the building permit issues1. Final building inspections wait until every condition of that development order is satisfied11.

The county's rules for unincorporated land do not apply inside Carrabelle. Outside city limits, see the Franklin County page for the county Building Department's rules5.

Who issues building permits in Carrabelle, and how do you reach them?

The City of Carrabelle handles building permits for land inside the city, not Franklin County1. Applications go to the city's building department12. The city's building page offers "Apply For A Building Permit" and "Pay Building Permit" links, a fee schedule and a zoning-use chart13.

Reach City Hall at 1206 Hwy 98 East, Carrabelle, FL 32322, phone 850-697-3618, email info@mycarrabelle.com13.

Permits are not issued until final site plan approval and a development order are granted, and the applicant must show proof of the required driveway, sewer or water connection and agency permits12. Fees: we could not confirm the amounts, so ask the city for its fee schedule before budgeting.

Does Carrabelle have zoning, and what does it mean for RVs, tiny homes and lot size?

Yes. Carrabelle divides the city into zoning districts and keeps an Official Zoning Map2. Districts include P-1, A-1, RVL, RL, R-1 to R-6, RM, C-1, C-2, MU, LI, T-1 and Z-16. Check the map for the exact parcel before you buy.

In the Very Low Density Residential (RVL) district, residential density is limited to one dwelling unit per 5 acres9. Lot sizes, setbacks, height and minimum home size in the other districts: we could not confirm them, so ask the city building department.

Manufactured and mobile homes are allowed by right in districts marked P and by special exception in districts marked SE, and must meet HUD standards and the Florida Building Code8. New ones are prohibited in the Coastal High Hazard Area8. We could not confirm any tiny-home provision.

How do septic permits work inside Carrabelle?

Carrabelle allows septic only where public sewer is not available4. Sewer counts as available to a new single-family dwelling when it can be connected by installing 200 linear feet of gravity flow line from the nearest point of the property14. Within that distance, expect to connect to the city's sewer instead of installing a septic tank15.

Where septic is allowed, no permit is issued for a subsurface absorption system on a lot smaller than 20,000 square feet4. System design must follow state Department of Environmental Protection rules3, and the city code also refers to approvals by the health officer3.

Franklin County septic permitting moved to the state DEP beginning in January 2025, while the county health department continues to handle some permitting and inspection work16. Call the DEP Northwest District at 850-595-830017. Florida's coastal soils rate poorly for conventional drain fields: only 0.4% of Franklin County soils rate "not limited"18, so expect a site evaluation.

Can you live in an RV or camp on your land in Carrabelle?

Only in limited ways. Carrabelle allows living in travel trailers in travel trailer parks, at a permitted construction site for up to 1.5 years, and for up to 14 days in a calendar month when visiting premises with adequate toilet facilities7. Parcels that conformed as of January 1, 2015 are grandfathered7. Temporary RV parking in residential districts may not exceed 14 days7.

A travel trailer with a self-contained toilet may serve as a detached camping shelter, with the owner's permission, for no more than 7 days19. Sewage must go to a sewer, a licensed dump station or an adequate septic system19.

Full-time RV living on a vacant lot is therefore not something the city code clearly allows; confirm with the city building department first.

Building a home in Carrabelle: the steps, in order

  1. Confirm the parcel's zoning district on the city's Official Zoning Map and check that your use is allowed there2.
  2. Check whether sewer is available within 200 linear feet; if not, septic may be an option14.
  3. Confirm the parcel is part of an approved, recorded plat, since a building permit for a principal building requires one unless the code gives an exemption20.
  4. Get final site plan approval and a development order12.
  5. Arrange driveway approval; the director of public works reviews driveways, and FDOT permits apply where required on state highways10.
  6. Submit the building permit application to the city building department12.
  7. Complete inspections; final inspections wait until development order conditions are met11.

What stays with Franklin County, and what should you check before you buy?

Septic permitting and well questions do not move to the city: the state DEP and the county health department handle septic for Franklin County16. We could not confirm who handles wells inside Carrabelle, so ask the Franklin County Health Department. For land outside city limits, use the Franklin County page; the county zones only its unincorporated land5.

Before you buy, check the flood zone: manufactured homes in flood hazard areas must meet Florida Building Code elevation rules21. Franklin County's effective property tax rate is 0.6%22, and its median property tax bill is $1,572 a year23.

Watch-outs

  • Carrabelle's code does not allow a septic permit on a lot under 20,000 square feet where subsurface absorption is used4.
  • Do not assume Franklin County's rules apply: the county zones only unincorporated land5, and the city issues its own building permits1.
  • We could not confirm building permit fees, setbacks, height limits, minimum home size, tiny-home rules or owner-builder rules inside Carrabelle; ask the city building department at 850-697-361813.

Sources

  1. Carrabelle LDC Sec. 1.03.02.02 Building permits required (Carrabelle), quoted and re-checked
  2. Carrabelle LDC Sec. 2.01.03 Establishment of zoning districts and official zoning map (Carrabelle), quoted and re-checked
  3. Carrabelle Code Sec. 70-194 Design standards; minimum lot area (Carrabelle), quoted and re-checked
  4. Carrabelle Code Sec. 70-194 Design standards; minimum lot area (Carrabelle), quoted and re-checked
  5. The Franklin County Zoning Code, quoted and re-checked
  6. Carrabelle LDC Sec. 2.01.03 Establishment of zoning districts and official zoning map (Carrabelle), quoted and re-checked
  7. Carrabelle Code Sec. 66-111 Occupancy of travel trailers (Carrabelle), quoted and re-checked
  8. Carrabelle LDC Sec. 7.08.11 Manufactured homes/mobile homes (Carrabelle), quoted and re-checked
  9. Carrabelle LDC Sec. 2.01.03.03 Very low density residential (RVL) (Carrabelle), quoted and re-checked
  10. Carrabelle LDC Sec. 11.01.09.04 Transportation and parking systems permits (Carrabelle), quoted and re-checked
  11. Carrabelle LDC Sec. 11.01.06 Building permits (Carrabelle), quoted and re-checked
  12. Carrabelle LDC Sec. 11.01.06 Building permits (Carrabelle), quoted and re-checked
  13. City of Carrabelle Building Department (mycarrabelle.com)
  14. Carrabelle Code Sec. 70-106 Use of public sewers required (Carrabelle), quoted and re-checked
  15. Carrabelle Code Sec. 70-106 Use of public sewers required (Carrabelle), quoted and re-checked
  16. Onsite Sewage & Septic, quoted and re-checked
  17. Florida Department of Environmental Protection, Northwest District (floridadep.gov)
  18. 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
  19. Carrabelle Code Sec. 66-111 Occupancy of travel trailers (Carrabelle), quoted and re-checked
  20. Carrabelle LDC Sec. 11.00.02 Development permits and orders required (Carrabelle), quoted and re-checked
  21. Carrabelle LDC Sec. 3.06.34.04 Elevation (Carrabelle), quoted and re-checked
  22. Effective property tax rate: Bolthole Index county data
  23. Median property tax bill: Bolthole Index county data

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.

Answers from the rulebook for Carrabelle

Carrabelle’s own rules

  • Building permitRequired

    Erecting, moving, adding to or structurally altering buildings inside Carrabelle city

    • No building permit issued except in conformity with the code or after city commission approval in cases of conditional use and planned unit developments.
    • A valid development order must be on file (Sec. 11.01.06).
    “No building or other structure shall be erected, moved, added to, or structurally altered without a permit therefor, issued by the city.”
  • InspectionsRequired

    Construction inside Carrabelle city

    • Final inspection withheld until development order conditions are satisfied.
    “All conditions of the development order shall be satisfied prior to conducting the final building inspections.”
  • Local zoningPresent

    Land inside Carrabelle city limits

    “All districts shall be shown on the map, which shall be known as the City of Carrabelle Official Zoning Map.”
  • Zoning districtsPublished

    Zoning districts inside Carrabelle city

    • Districts include P-1, A-1, RVL, RL, R-1 to R-6, RM, C-1, C-2, MU, LI, T-1 and Z-1; official zoning map maintained by the city.
    “The city shall be divided by this code into zoning districts.”
  • Minimum lot sizeSpecified

    Very Low Density Residential (RVL) district inside Carrabelle city (density limit, not a stated lot size)

    • Applies in flood hazard or environmentally sensitive areas and areas not economically served by public water or sewer.
    • Dimensional table for R-1 and other districts not located.

    residential density: 1 dwelling unit per 5 acres

    “Residential density is limited to One dwelling unit per five acres.”
  • Living in an RVLimited

    Living in travel trailers/RVs inside Carrabelle city

    • Allowed in travel trailer parks, as temporary housing at a permitted construction site (up to 1.5 years), and for up to 14 days in a calendar month when visiting premises with adequate toilet facilities.
    • Grandfathered conforming parcels as of January 1, 2015 are exempt (Sec. 66-112).
    • Temporary parking of RVs in residential districts shall not exceed 14 days (Sec. 7.08.15).

    short-term occupancy: <= 14 days per calendar month

    “travel trailers may be occupied for short term durations not to exceed 14 days, in a calendar month, when visiting premises as defined above furnishing adequate toilet facilities.”
  • Camping on your landLimited

    Camping in a travel trailer on private premises inside Carrabelle city

    • Trailer must have a self-contained toilet and the owner's permission; sewage disposal only to sewer, licensed dump station or adequate septic.

    camping shelter duration: <= 7 days

    “travel trailers having self-contained toilets may be occupied as a detached camping shelter, with permission of the owner of the premises, for such time, not exceeding seven days”
  • Manufactured homesLimited

    Manufactured/mobile homes inside Carrabelle city

    • Permitted by right only in districts marked P and by special exception in districts marked SE in Table 2.02.01.
    • Must meet HUD standards, permanent chassis and foundation, and the Florida Building Code.
    • New manufactured/mobile homes prohibited in the Coastal High Hazard Area (Table 2.02.01 note 2).
    “Manufactured / mobile homes shall be permitted by right in those zoning districts designated with the letter "P" in Table 2.02.01 and as a special exception in those zoning districts designated with the letters "SE" in Table 2.02.01.”
  • Who permits septicMixed (with conditions)

    Private wastewater systems inside Carrabelle city

    • System design must comply with state DEP regulations; city code also refers to approvals by the health officer.
    “The type, capacities, location, and layout of a private wastewater disposal system shall comply with all regulations of the state department of environmental protection.”
  • Septic permitLimited

    Septic systems inside Carrabelle city

    • Septic permitted only where public sewer is not available (Sec. 70-106(f)).

    minimum lot area for subsurface absorption: >= 20000 sq ft

    “No permit shall be issued for any private wastewater disposal system employing subsurface soil absorption facilities where the area of the lot is less than 20,000 square feet.”
  • Off-grid sanitationLimited

    Private wastewater disposal inside Carrabelle city

    • Private systems allowed only as provided in the sewer article, e.g. where no sewer is available.
    “Except as provided in this article, it shall be unlawful to construct or maintain any privy, privy vault, septic tank, cesspool, or other facility intended or used for the disposal of wastewater.”
  • Mandatory utility hookupConditional

    New single-family dwellings inside Carrabelle city

    • Sewer is considered available to a new single-family dwelling when it can be connected by installing 200 linear feet of gravity flow line from the nearest point of the property.
    • Where no sewer is available, septic tanks approved by the health officer and city may be used.
    • Water connection rule not located.

    sewer availability distance, new single-family dwelling: <= 200 linear feet

    “Sewers shall be considered available to any new single-family dwelling when the dwelling can be connected by the installation of 200 linear feet of gravity flow line from the nearest point of the property.”
  • Subdividing landRegulated (with conditions)

    Land inside Carrabelle city

    • Building permit for a principal building requires an approved and recorded plat unless an exemption in the code applies.
    “No application for a building permit for the construction of a principal building on a parcel of land in the incorporated area shall be granted unless a plat”
  • Driveway accessRequired

    Driveways inside Carrabelle city

    • Permits may be issued by the administrator; FDOT permit needed where required on the state highway system.
    “Permits for roads, road improvements, right-of-way utilization, sidewalks, parking lots, loading areas, driveways and any other parts of access, circulation, and parking systems shall be reviewed by the director of public works.”
  • Building in a floodplainRequired

    Manufactured homes placed in flood hazard areas inside Carrabelle city (Flood Damage Prevention, Part 3.06.00)

    • Elevation per Florida Building Code Residential R322.2 (Zone A) or R322.3 (Zone V); some existing parks allow piers at least 36 inches above grade.
    “Manufactured homes that are placed, replaced, or substantially improved shall comply with section 3.06.34.04 (A) or (B) of this part, as applicable.”
  • Permit processPartial

    Building permit applications inside Carrabelle city

    • Permits are not issued until final site plan approval and a development order are granted.
    • Proof of required driveway, sewer/water connection and agency permits is required for issuance.
    “Applications for building permits shall be submitted to the building department and may be submitted simultaneously with the application for final site plan approval”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Carrabelle or Franklin County directly.

  • Owner-builder exemption — Owner-builder exemption inside Carrabelle city
  • Minimum dwelling size — Minimum dwelling size inside Carrabelle city
  • Setbacks — Setbacks in R-1 and other districts inside Carrabelle city
  • Lot coverage — Lot coverage inside Carrabelle city
  • Building height — Building height inside Carrabelle city
7 more unanswered
  • Tiny homes
  • Accessory dwellings
  • Septic inspection
  • Well permit
  • Agricultural exemption
  • Short-term rentals
  • Permit fees

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.

Unanswered questions are usually a sign that Carrabelle publishes no rule on the point, not that none exists. Franklin County’s page lists the county offices to call.

← All of Franklin County: county rules, score and offices