Bolthole Index

Nassau County, Florida

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

70Index Score / 100
#18 of 67 in Florida

Unincorporated Nassau County, Florida requires building permits for construction and regulated building work, with only minor cosmetic and protective work exempt1. The county sets zoning through its Land Development Code for unincorporated land2. Septic permits and inspections come from the Florida Department of Health in Nassau County, not the Building Department3. Fernandina Beach runs its own zoning inside city limits4.

At a glance

Building permit
Required for construction and regulated building work; limited minor-work exceptions apply1
Zoning
Yes; the Land Development Code and zoning atlas apply in unincorporated areas2
Septic permit
Handled by the Florida Department of Health in Nassau County3
Owner-builder exemption
Available; the owner must personally appear and sign the permit application5
Setbacks and lot size
Both depend on the parcel's zoning district67
Flood zones
A floodplain permit is required before building in a FEMA special flood-hazard area8
Accessory dwelling
Allowed by right in residential districts that permit single-family homes; one per parcel9
RV as a residence
No; living, sleeping or housekeeping in an RV is prohibited outside designated RV campsites10

Who to call

Building permits

Nassau County Building Department

Building permit issuance, plan review, inspections and contractor licensing for unincorporated Nassau County

(904) 530-6250

permitting@nassaucountyfl.com

96161 Nassau Pl., Yulee, FL 32097

Planning & zoning

Nassau County Planning Department

Land Development Code implementation, comprehensive plan interpretation and development standards for Nassau County

(904) 530-6320

planning@nassaucountyfl.com

96161 Nassau Pl., Yulee, FL 32097

Zoning

Nassau County Development Services (Zoning Certification)

Issues zoning certification letters confirming a parcel's zoning district, permitted uses and any variances or conditional uses

(904) 530-6249

zoningreview@nassaucountyfl.com

Floodplain permits

Nassau County Floodplain Management

Floodplain management, flood-zone determinations and FEMA flood-map information for Nassau County

904-530-6410

floodplaininfo@nassaucountyfl.com

Roads & driveways

Nassau County Road Department

Maintenance of county-owned paved and dirt roads in Nassau County

(904) 530-6175

37356 Pea Farm Road, Hilliard, FL 32046

Septic permits

Florida Department of Health in Nassau County — Environmental Health

Onsite sewage treatment and disposal system (OSTDS/septic) permitting, site evaluation and inspection in Nassau County

904-557-9150

nassaueh@flhealth.gov

86014 Pages Dairy Road, Yulee, FL 32097

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 Nassau County means bringing your own water and power. The kit we’d start with:

These are affiliate links — we may earn a commission, at no cost to you. As an Amazon Associate, Bolthole Index earns from qualifying purchases.

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

Yes. Unincorporated Nassau County requires a building permit before repairs or new construction11. Like the counties around it in Florida, Nassau County requires a county building permit12. Exempt work is narrow: minor cosmetic repairs such as painting, flooring and drywall patching, replacing broken glass in an existing frame without changing its size or type, and temporary protective measures such as tarps or boarded windows; window and exterior-door replacements still need a permit1. The Building Department enforces the Florida Building Code, adopted statewide in its 8th Edition (2023)1314. Fees depend on project value and capacity and are published in the county fee schedule, and a county tree fee applies to all new construction and is collected when the building permit is issued1516. Applications may be submitted electronically, by mail or in person17. An owner-builder may use Florida's contractor-license exemption but must personally appear and sign the application at the county office5. If the work does not match a listed exception, ask the Building Department before starting18.

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

The Nassau County Building Department, at 96161 Nassau Pl. in Yulee, handles building permits, plan review and inspections; call (904) 530-6250 or email permitting@nassaucountyfl.com18. Inspections must be scheduled online or by phone before 4 PM on the day before you want them, and any re-inspection fees must be paid first19. The Nassau County Planning Department works from the same address and interprets the Land Development Code and comprehensive plan; call (904) 530-6320 or email planning@nassaucountyfl.com20. For written verification of a parcel's zoning, Development Services accepts zoning-certification requests for a $42 fee per parcel and asks applicants to allow up to 14 days; call (904) 530-6249 or email zoningreview@nassaucountyfl.com21. Flood-zone questions go to Floodplain Management at 904-530-6410 or floodplaininfo@nassaucountyfl.com22. These contacts cover unincorporated land; incorporated municipalities may administer separate rules23.

Does Nassau County have zoning?

Yes. Nassau County's Land Development Code and zoning atlas apply to unincorporated land2. The county publishes its zoning districts through the code and the GIS zoning atlas, but allowed uses and dimensional standards depend on the parcel's district24. Setbacks, density and height are set by zoning designation725. Minimum lot and yard requirements are district-specific, and a proposed lot split must also meet density and frontage rules6. Inside Fernandina Beach, the city administers its own Land Development Code and zoning districts rather than the county's4. Septic stays with the health department even there: the city defers to State Department of Health septic approval26. For a parcel-specific answer, ask Planning to identify the district, or request a zoning certification letter2021. A large or rural-looking tract is not unrestricted: its district controls what can be built and where.

How do septic permits work in Nassau County?

Septic permits and inspections in Nassau County go through the Florida Department of Health in Nassau County's Environmental Health section327. Nassau County is not among the 16 counties whose septic permitting moved to the state Department of Environmental Protection in January 202528. Florida requires a permit for a new system and for covered replacement, repair, modification or abandonment work29. A drainfield that needs repair or replacement requires a septic repair permit first30. Before adding a room to a home, the existing system must be inspected to confirm it is large enough; garages, carports, exterior sheds and open or screened patios are excluded31. Owners may hire a private provider for inspections32. USDA survey data rates 0% of Nassau County soils as free of severe limitations for a conventional drain field, so expect a site evaluation and possibly an engineered system before fixing a house location or price33. If public sewer later becomes available, Florida generally requires a working septic system to connect within 365 days of written notice34.

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

Nassau County prohibits using an RV or camper for living, sleeping or housekeeping on a residentially zoned lot or another location not approved for that use10. Designated RV campsites are the only locations the county identifies for an RV or camper stay35. Storage is different: recreational equipment may be parked in a required rear or side yard, and elsewhere on residential premises for up to 24 hours while loading or unloading10. We could not confirm a distinct county rule for tiny homes. A small dwelling still needs an allowed use, district setbacks and building permits24711. The accessory dwelling rule is the clearest path to a second small home: one accessory dwelling is allowed per single-family parcel in residential districts, up to 50% of the main home's square footage (garage excluded) and 800 square feet of footprint9. A detached unit needs a 6-foot setback, cannot sit in a required front yard and is limited to 25 feet in height3637. An RV, mobile home, manufactured home or shed cannot serve as the unit, and renting it requires the main home to be the owner's homestead9. Association rules still apply38.

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

  1. Ask Planning to confirm the zoning district, allowed use, lot size, setbacks and height2467.
  2. If you plan to divide a tract, get Development Services approval first; a parent tract may be divided once, and further division is a subdivision39.
  3. Check the flood zone; development in a FEMA special flood-hazard area needs a floodplain permit from the Building Department before construction8.
  4. Get a septic site evaluation and permit from the Florida Department of Health in Nassau County unless public sewer serves the lot329.
  5. Apply to the Building Department for the building permit, paying project-based fees; owner-builders appear in person and sign15518.
  6. Get a driveway or drainage connection permit if the driveway crosses a public right-of-way40.
  7. Complete the inspections, including the final inspection required on every permit41.
  8. Obtain a certificate of occupancy before anyone uses or occupies the building42.

What to check before you buy land in Nassau County

Confirm the zoning district and its permitted uses, minimum lot size, frontage, setbacks and height before treating a parcel as buildable24625. Verify that the parcel's history supports any promised split: further division of a parent tract is a regulated subdivision, and approval is required before a building permit39. Check septic feasibility before choosing a house site, because 0% of Nassau County soils are rated free of severe limitations for a conventional drain field33. Ask Floodplain Management whether the site is in a special flood-hazard area; buildings there must set the lowest floor and service equipment at least 1 foot above base flood elevation822. Any driveway or drainage connection across a public right-of-way requires a permit; the County Engineer sets pipe size and depth, driveways need at least 6 inches of reinforced concrete at 3,000 psi, and a permit is generally valid up to 12 months, extendable to 1840. Ask the Road Department which office issues it43. Budget recurring costs: the effective property-tax rate is about 0.7%, the median annual property-tax bill is about $2,558, and the typical annual homeowner-insurance premium is about $2,306444546.

Watch-outs

  • Nassau County notes that Chapter 2026-63 (HB 803), effective July 1, 2026, updated Florida building-permit and inspection requirements; confirm the current procedure with the Building Department at (904) 530-625018.
  • Minimum lot size, setbacks and building height depend on the zoning district, so acreage alone does not establish that a parcel is buildable67.
  • A promised land split may require subdivision compliance; approval is required before a building permit is issued39.
  • We could not confirm county rules on private well permits, tiny-home occupancy or short-term rentals; ask Planning, and ask the Florida Department of Health in Nassau County about wells2027.

Sources

  1. Building Department, quoted and re-checked
  2. Land Development Code, quoted and re-checked
  3. Onsite Sewage Disposal, quoted and re-checked
  4. Fernandina Beach: LDC 5.01.03 All Accessory Structures (Nassau County), quoted and re-checked
  5. Building Department, quoted and re-checked
  6. Lot Split Information, quoted and re-checked
  7. nassaucountyfl.com, quoted and re-checked
  8. nassaucountyfl.com, quoted and re-checked
  9. Ordinance 2019-06, quoted and re-checked
  10. nassaucountyfl.com, quoted and re-checked
  11. Build Responsibly, quoted and re-checked
  12. Nassau County, FL - Building Department (2026 county census)
  13. Building Department, quoted and re-checked
  14. Florida Building Code, quoted and re-checked
  15. Permits, quoted and re-checked
  16. Fee Schedule, quoted and re-checked
  17. Applications, quoted and re-checked
  18. Nassau County Building Department (nassaucountyfl.com)
  19. Building Department, quoted and re-checked
  20. Nassau County Planning Department (nassaucountyfl.com)
  21. Nassau County Development Services (Zoning Certification) (nassaucountyfl.com)
  22. Nassau County Floodplain Management (nassaucountyfl.com)
  23. Land Development Code, quoted and re-checked
  24. Land Development Code, quoted and re-checked
  25. Frequently Asked Questions (FAQ), quoted and re-checked
  26. Fernandina Beach: LDC 7.02.03 Standards Regarding Septic Tanks (Nassau County), quoted and re-checked
  27. Florida Department of Health in Nassau County — Environmental Health (nassau.floridahealth.gov)
  28. Onsite Sewage Disposal, quoted and re-checked
  29. OSTDS Construction Application (Florida statewide rule), quoted and re-checked
  30. Onsite Sewage Disposal, quoted and re-checked
  31. Onsite Sewage Disposal, quoted and re-checked
  32. Onsite Sewage Disposal, quoted and re-checked
  33. 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
  34. leg.state.fl.us (Florida statewide rule), quoted and re-checked
  35. nassaucountyfl.com, quoted and re-checked
  36. Ordinance 2019-06, quoted and re-checked
  37. Ordinance 2019-06, quoted and re-checked
  38. Ordinance 2019-06, quoted and re-checked
  39. Lot Split Information, quoted and re-checked
  40. Rights of Way / Driveway Permitting FAQ, quoted and re-checked
  41. Commercial Building Application, quoted and re-checked
  42. Chapter 7 - Buildings and Building Regulations, quoted and re-checked
  43. Nassau County Road Department (nassaucountyfl.com)
  44. Effective property tax rate: Bolthole Index county data
  45. Median property tax bill: Bolthole Index county data
  46. Typical home insurance premium: 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.

Found land here? Start a Property Hunt →

Compared with neighboring counties

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

RuleNassau CountyDuval CountyBaker CountyUnion CountyClay CountyBradford CountyColumbia County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsFL Dept. of Health in Nassau CountyFL Dept. of Health in Duval CountyFL Dept. of Health in Baker CountyFL Dept. of Health in Union CountyFL Dept. of Health in Clay CountyFL Dept. of Health in Bradford CountyFL Dept. of Health in Columbia County

County locator

Nassau County in Florida

70
County map
Nassau County highlighted among the Florida counties · colored by Index score

How Nassau County scores

Seclusion42100% ev.
Self-Sufficiency65100% ev.
Admin Boringness44100% ev.
Durability74100% ev.
Property Autonomy91100% ev.
Carry Cost76100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$486kTypical home
0.7%Property tax
$4,919Land / acre
51"Annual rain
12.5% of yrsSevere drought
7.7 / yr (+7.1)Mid-century 100°F days
16.4 daysMid-century dry spell
3.01" (+4.5%)Mid-century 1-day rain
1.16×Wildfire change factor
100%Forward climate coverage
$2,306Home insurance / yr
-5.4% / yrInsurance growth
0.22%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
39,720People within 30 min
2,468,818People within 2 hr
109,925Radius comparison (15 mi)
156.5People / sq mi
0%Federal land
99.9%Land at 15% slope or less
0%Soils rated "not limited" for septic (strict USDA rating)
0 acWorkable land screen
76.6%Wooded land
49.4 tonsBiomass / forest ac
68.8°FAvg temp

Scout Nassau County

Camp here before you commitBook a few nights nearby on Hipcamp →Already own land here?Earn money hosting campers — get $100 when you become a Hipcamp host →

Some links are affiliate or referral links — we may earn a commission, at no cost to you.

Property hunt

Find land. Bring the promising ones back.

Search live inventory elsewhere, then cost and vet each candidate here. No copied listings, account, or paid data feed.

View your full hunt →
ZillowLand & lotsRealtor.comLand listingsLandSearchRural & vacant land

Each button opens a current land search for Nassau County. Listing sites control their own results and filters.

Analyze a property
Add setup-cost allowances

Use rough quotes or placeholders. Blank fields count as $0.

Working estimate

—land + entered setup costs
Asking $ / acre
—
Setup allowance
—
All-in $ / acre
—

A planning estimate, not a valuation or contractor quote. The USDA benchmark includes farm land and buildings; it is context, not a parcel comp.

Before an offer

Parcel due diligence

0/8 checked

Saved properties and checklist progress stay on this device. Bolthole Index does not receive them.

Cities and towns in Nassau 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.

Not yet researched: Town of Callahan

Answers from the rulebook for Nassau County

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

Nassau County rules

  • Building permitLimited

    Construction and regulated building work in unincorporated Nassau County.

    • Minor cosmetic repairs such as painting, flooring, or drywall patching do not require a permit.
    • Broken glass replacement in existing window frames without changing size or type does not require a permit.
    • Temporary protective measures such as tarps or boarding windows do not require a permit.
    • Applicants are directed to contact the county before beginning work if unsure whether a permit is required.
    “Types of Work That Do Not Require a Permit Minor, cosmetic repairs such as painting, flooring, or drywall patching Replacement of broken glass in existing window frames (without changing size or type) Temporary protective measures such as tarps or boarding windows”
    One more reviewed finding on this topic
    • Required — Repairs and new construction administered by the Nassau County Building Department.
      “DO get a permit from the local Building Department before you start any repairs or new construction”
  • Owner-builder exemptionAvailable (with conditions)

    Owners applying for building permits under the Florida contractor-license exemption.

    • The owner must personally appear and sign the building permit application in the county office.
    • The exemption is under Florida Statute 489.103(7)(A) and (C).
    • The owner-builder affidavit and applicable statutory requirements must be satisfied.
    “NOTICE: WHEN OWNER-BUILDERS APPLY FOR BUILDING PERMITS UNDER THE CONTRACTOR LICENSE EXEMPTION IN FLORIDA STATUTE 489.103(7)(A)&(C), THE OWNER MUST PERSONALLY APPEAR AND SIGN THE BUILDING PERMIT APPLICATION IN OUR OFFICE.”
    2 more reviewed findings on this topic
    • Available (with conditions) — Owners applying for building permits under the Florida Statute 489.103(7)(A) and (C) contractor-license exemption.
      “WHEN OWNER-BUILDERS APPLY FOR BUILDING PERMITS UNDER THE CONTRACTOR LICENSE EXEMPTION IN FLORIDA STATUTE 489.103(7)(A)&(C), THE OWNER MUST PERSONALLY APPEAR AND SIGN THE BUILDING PERMIT APPLICATION IN OUR OFFICE.”
    • Conditional — Owner-builders applying for building permits under the Florida contractor-license exemption.
      “NOTICE: WHEN OWNER-BUILDERS APPLY FOR BUILDING PERMITS UNDER THE CONTRACTOR LICENSE EXEMPTION IN FLORIDA STATUTE 489.103(7)(A)&(C), THE OWNER MUST PERSONALLY APPEAR AND SIGN THE BUILDING PERMIT APPLICATION IN OUR OFFICE.”
  • Building code adoptedAdopted (with conditions)

    Residential and commercial construction regulated by the Nassau County Building Department.

    • The department enforces the Florida Building Code together with federal, state, and local laws and ordinances.
    “The Building Department provides professional certified services for the Enforcement of the Florida Building Code, Federal, State and Local laws and Ordinances.”
    One more reviewed finding on this topic
    • Adopted (with conditions) — Residential and commercial construction projects in unincorporated Nassau County.
      “The Building Department provides professional certified services for the Enforcement of the Florida Building Code, Federal, State and Local laws and Ordinances.”
  • InspectionsRequired

    Residential and commercial construction projects handled by the Nassau County Building Department.

    • Inspections must be scheduled online or by phone before 4 PM on the preceding day for the following workday.
    • All re-inspection fees must be paid before scheduling an inspection.
    “We process and issue permits, perform plan review and inspections on residential and commercial construction projects throughout the unincorporated areas of Nassau County, to protect the life, health, and safety of our citizens and property.”
    One more reviewed finding on this topic
    • Required — Final building inspections for permits issued by the Nassau County Building Department in unincorporated Nassau County.
      “999 – FINAL INSPECTION: This inspection is a required inspection on all permits issued including demolition permits and is utilized to ensure that all aspects of the project or individual permit have been completed, meet all applicable codes and ordinances and that the building, installation or demolition is complete and ready for its intended use.”
  • Certificate of occupancyRequired

    Use or occupancy of buildings regulated by the Nassau County Building Department.

    • Certificates of occupancy are not required for work exempt from permits under Florida Building Code Section 105.2.
    • A temporary certificate may be issued before completion if the occupied portion is safe.
    • The certificate is issued after inspection and a finding of no code violations.
    “A building or structure shall not be used or occupied, and a change in the existing use or occupancy classification of a building or structure or portion thereof shall not be made, until the building official has issued a certificate of occupancy therefor as provided herein.”
  • County-wide zoningPresent (with conditions)

    Zoning regulation in unincorporated Nassau County.

    • The county Land Development Code and zoning atlas identify zoning controls for unincorporated Nassau County.
    “Choose Planning and Growth Management - Unincorporated Nassau County Zoning under Map Layers”
    2 more reviewed findings on this topic
    • Present (with conditions) — Zoning and land-development regulation in unincorporated Nassau County.
      “Choose Planning and Growth Management - Unincorporated Nassau County Zoning under Map Layers”
    • Present (with conditions) — Land and structures in unincorporated Nassau County.
      “Choose Planning and Growth Management - Unincorporated Nassau County Zoning under Map Layers”
  • Local zoningPresent (with conditions)

    Zoning regulation in unincorporated Nassau County.

    • The county identifies a Land Development Code and zoning regulations for county property.
    • Incorporated municipalities may have separate rules not established by this claim.
    “Choose Planning and Growth Management - Unincorporated Nassau County Zoning under Map Layers”
  • Zoning districtsPublished (with conditions)

    Nassau County zoning districts and the county zoning atlas for unincorporated areas.

    • The county publishes the Land Development Code, ordinance amendments, and directs users to the zoning atlas through the county GIS maps.
    • District-specific use and dimensional standards still require consulting the applicable code provisions.
    “Zoning Atlas: Choose Planning and Growth Management - Unincorporated Nassau County Zoning under Map Layers. Nassau County GIS Maps.”
    One more reviewed finding on this topic
    • Published (with conditions) — Zoning districts and zoning-map information for unincorporated Nassau County.
      “Choose Planning and Growth Management - Unincorporated Nassau County Zoning under Map Layers”
  • Minimum lot sizeDistrict specific (with conditions)

    Minimum lot-size and density standards under the applicable county zoning district.

    • The lot-split page requires compliance with minimum lot and yard requirements of the respective zoning district.
    • Specific district numeric values were not exhaustively extracted.
    “A parent tract may be divided once, without complying with the subdivision regulations provided the tract meets the minimum lot and yard requirements of the respective zoning district, does not exceed residential density limitations as defined in the comprehensive plan and meets the minimum lot frontage requirements as defined in section 28.03 of the Land Development Code.”
  • SetbacksDistrict specific (with conditions)

    Building setbacks and related development standards in unincorporated Nassau County.

    • The county states that each zoning designation has its own standards for building setbacks, densities, and heights.
    • The cited source does not provide the numeric setback for a particular parcel or zoning district.
    “The County has various zoning designations, and each has a list of permitted uses and standards for building setbacks, densities, and heights.”
    One more reviewed finding on this topic
    • Specified — Accessory dwellings under Nassau County Ordinance 2019-06.
      “Attached accessory dwellings must comply with the setback requirements for the underlying zoning district. [...] The minimum setback for a detached accessory dwelling is six (6) feet. Detached accessory dwellings shall not be located in a required front yard.”
  • Building heightDistrict specific (with conditions)

    Building-height standards under applicable Nassau County zoning designations.

    • The county FAQ states that zoning designations have standards for heights; exact limits depend on the district and development type.
    “The County has various zoning designations, and each has a list of permitted uses and standards for building setbacks, densities, and heights.”
    One more reviewed finding on this topic
    • Specified — Accessory dwellings under Nassau County Ordinance 2019-06.
      “The maximum building height for an accessory dwelling is twenty-five (25') feet. Building height is defined in Article 32, Nassau County Land Development Code.”
  • Living in an RVLimited

    Living, sleeping, or housekeeping in recreational equipment on residentially zoned lots or locations not approved for that use.

    • Designated RV campsites are identified by the county newsletter as locations allowing RV or camper stays.
    • Major recreational equipment may be parked or stored in required rear or side yards, but not required front yards.
    • Equipment may be parked anywhere on residential premises for no more than 24 hours during loading and unloading.

    loading/unloading duration: <= 24 hours (during loading and unloading)

    “No major recreational equipment shall be used for living, sleeping, or housekeeping purposes when parked or stored in a residentially zoned lot or in any other location not approved for such use.”
  • Camping on your landLimited

    Temporary stays in RVs or campers on county-regulated land.

    • The county newsletter states that designated RV campsites are the locations that allow RV or camper stays.
    • Residentially zoned lots and other locations not approved for such use cannot be used for living, sleeping, or housekeeping in major recreational equipment.
    “If you or a friend want to stay in a RV or camper of some sort, the only locations at this time that allow this are designated RV camp sites.”
  • Accessory dwellingsAllowed (with conditions)

    Accessory dwellings in residentially zoned districts that permit single-family homes.

    • Only one accessory dwelling is permitted per single-family-home parcel.
    • The accessory dwelling may not exceed 50% of the single-family home's square footage and may not exceed 800 square feet of footprint.
    • Attached units follow underlying zoning setbacks; detached units have a six-foot minimum setback and cannot be in a required front yard.
    • Maximum height is 25 feet.
    • Accessory dwellings require Florida Building Code permits administered by the Nassau County Building Department.
    • RV, mobile, manufactured-home, and storage-shed structures cannot be used as accessory dwelling units.
    • Public water and sewer connection is required when available; otherwise well and septic must comply with Department of Health regulations.
    • Rental use requires the existing home to be the owner's primary residence with an active Nassau County homestead exemption.
    • Subdivision homeowner-association regulations are not superseded.

    maximum accessory-dwelling share of principal-home square footage: <= 50 percent (garage space excluded from the calculation) · maximum accessory-dwelling footprint: <= 800 square feet · detached accessory-dwelling minimum setback: >= 6 feet (not in a required front yard) · accessory-dwelling maximum height: <= 25 feet · additional off-street parking: >= 1 space (beyond the single-family-home requirement)

    “Accessory dwellings are permitted by right in all residentially zoned districts that permit single-family homes, and may be developed with new or existing single-family homes. [...] Only one (1) accessory dwelling is permitted per single family home parcel. [...] An accessory dwelling may not be larger than 50% of the square footage of the single family home with garage space not included in the calculation. In no case shall the total footprint of the accessory dwelling exceed more than 800 square feet.”
    2 more reviewed findings on this topic
    • Allowed (with conditions) — Accessory dwelling units in residentially zoned districts that permit single-family homes.
      “Accessory dwellings are permitted by right in all residentially zoned districts that permit single-family homes, and may be developed with new or existing single-family homes. Only one (1) accessory dwelling is permitted per single family home parcel.”
    • Allowed (with conditions) — Accessory dwellings in residentially zoned districts that permit single-family homes.
      “Accessory dwellings are permitted by right in all residentially zoned districts that permit single-family homes”
  • Who permits septicLocal (with conditions)

    Septic permitting and inspections in Nassau County through the Florida Department of Health in Nassau County.

    • Nassau County is not among the 16 counties transferred to DEP for septic permitting beginning January 2, 2025.
    • DEP remains responsible for enforcing Florida OSTDS laws and rules.
    “If you live outside these 16 counties, your local county health department will still handle septic system permitting and inspections.”
    3 more reviewed findings on this topic
    • County (with conditions) — Onsite sewage permitting and inspections in Nassau County.
      “If you live outside these 16 counties, your local county health department will still handle septic system permitting and inspections.”
    • Mixed (with conditions) — Onsite sewage treatment and disposal systems in Nassau County.
      “If you live outside these 16 counties, your local county health department will still handle septic system permitting and inspections. Since July 1, 2021, the DEP has been in charge of enforcing Florida laws and rules about Onsite Sewage Treatment and Disposal Systems (OSTDS).”
    • Mixed (with conditions) — Onsite sewage permitting and inspection in Nassau County.
      “If you live outside these 16 counties, your local county health department will still handle septic system permitting and inspections.”
  • Septic permitRequired

    OSTDS permitting in Nassau County, including repair or replacement of a septic drainfield.

    • A septic system repair permit must be obtained before repairing or replacing a drainfield.
    • Operating permits apply to aerobic treatment units, performance-based treatment systems, commercial septic systems, and industrial or manufacturing-zoned or equivalent septic systems.
    “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. [...] If your septic drainfield needs repair or replacement, you must first apply for a septic system repair permit.”
  • Septic inspectionRequired

    OSTDS systems and additions affecting enclosed habitable area in Nassau County.

    • An existing septic system must be inspected before adding a room to ensure it is large enough for the additional space.
    • Garages, carports, exterior storage sheds, and open or screened patios or decks are excluded from the room-addition requirement.
    • Private providers may perform OSTDS inspections if authorized.
    “If you’re planning to add a room to your home, you must have an inspection of the existing septic system to ensure it is large enough to handle the additional space.”
    One more reviewed finding on this topic
    • Required — OSTDS construction, maintenance, and residential additions in Nassau County.
      “If you’re planning to add a room to your home, you must have an inspection of the existing septic system to ensure it is large enough to handle the additional space.”
  • Off-grid sanitationLimited

    Accessory dwellings where public water and sewer are unavailable.

    • Well and septic systems must comply with Department of Health regulations.
    • This finding is limited to accessory dwellings under Ordinance 2019-06.
    “Where connection to a public water and sewer system is not available, well and septic systems must be in compliance with Department of Health regulations.”
  • Mandatory utility hookupWater and sewer (with conditions)

    Accessory dwellings in residentially zoned districts permitting single-family homes.

    • When public water and sewer connections are available, the accessory dwelling must connect to both.
    • If unavailable, well and septic systems must comply with Department of Health regulations.
    • Availability is determined by the Department of Health.
    “When public water and sewer connections are available, accessory dwellings shall connect to the public water and sewer system. Where connection to a public water and sewer system is not available, well and septic systems must be in compliance with Department of Health regulations. For this section, "available" means available as determined by the Department of Health.”
    One more reviewed finding on this topic
    • Conditional — Accessory dwelling units in Nassau County residential zoning districts.
      “When public water and sewer connections are available, accessory dwellings shall connect to the public water and sewer system. Where connection to a public water and sewer system is not available, well and septic systems must be in compliance with Department of Health regulations.”
  • Subdividing landRegulated (with conditions)

    Subdivision and land division in unincorporated Nassau County.

    • A parent tract may be divided once without complying with subdivision regulations only if applicable zoning, density, and frontage requirements are met.
    • Further division is deemed a subdivision and must comply with subdivision regulations.
    • Parent-tract provisions do not apply to lots created by a recorded subdivision plat.
    • Approval is required before issuance of a building permit.
    “Any further division of a parent tract shall be deemed to be a subdivision and must comply with these subdivision regulations.”
    2 more reviewed findings on this topic
    • Regulated (with conditions) — Subdivision and lot-split activity in unincorporated Nassau County.
      “Per Nassau County Code (Section 29-2 and Section 29-3), there are three types of instances where lot splits are allowed: Parent Tract Split, Open Rural Homestead Land Split Exemption and the Petition for Relief from Family Hardship.”
    • Regulated (with conditions) — Subdivision, development review, and certain lot splits in unincorporated Nassau County.
      “Subdivision and Development Review Regulations:”
  • Driveway accessRequired

    Driveway or drainage connections to or across a public right-of-way.

    • The pipe size and invert depth are determined by the County Engineer or designee.
    • Driveways require at least six inches of reinforced concrete at 3,000 psi.
    • Swale driveways may be allowed only with County Engineer approval.
    • If no pipe is required, the driveway must conform to the existing roadside-swale flow line.
    • A right-of-way permit is generally valid for up to 12 months and may be extended to 18 months with prior written approval.

    minimum reinforced concrete thickness: >= 6 in (3,000 psi) · initial permit duration: <= 12 months (extensions may reach 18 months)

    “All driveway and/or drainage connections to and/or across public right-of-way shall require a permit.”
  • Building in a floodplainRequired

    Structures within a Special Flood Hazard Area in unincorporated Nassau County.

    • Projects must comply with NFIP minimum elevation standards and Nassau County Floodplain Management Ordinance, BOCC Municode Chapter 10½.
    • The lowest floor and service equipment must be at or above the Base Flood Elevation plus one foot of freeboard for all buildings.
    • Permit documentation, design plans, project costs, and elevation certificates if applicable must be submitted for review.

    freeboard: >= 1 foot above BFE (all buildings in the cited SFHA guidance)

    “Any development located within a FEMA-designated Special Flood Hazard Area (SFHA) is required to obtain a Floodplain Permit from the Nassau County Building Department prior to construction.”
    One more reviewed finding on this topic
    • Required — Development within FEMA-designated Special Flood Hazard Areas in Nassau County.
      “Any development located within a FEMA-designated Special Flood Hazard Area (SFHA) is required to obtain a Floodplain Permit”
  • Permit feesPublished (with conditions)

    At least some fees collected with building permits for new construction in unincorporated Nassau County.

    • The cited fee page identifies a tree fee, not a complete building-permit fee schedule.
    • The tree fee applies to all new residential and non-residential construction in the unincorporated county and is collected when the building permit is issued.
    • The tree fee rates were stated as effective June 12, 2023.

    tree fee effective date: 2023-06-12

    “The Tree Fee rates were imposed, effective June 12, 2023, upon all new construction, both residential and non-residential, occurring within the unincorporated area of the County, and shall be collected at issuance of a building permit for new construction.”
    2 more reviewed findings on this topic
    • Published (with conditions) — Nassau County building and development permits.
      “Permit Fees are based on factors such as project value and capacity. Fees are calculated and payable in Munis Self Serve during the application review and permit issuance processes. Fees are published in the Fees Schedule.”
    • Published (with conditions) — County fees associated with new construction in unincorporated Nassau County.
      “The Tree Fee rates were imposed, effective June 12, 2023, upon all new construction, both residential and non-residential, occurring within the unincorporated area of the County”
  • Permit processPublished (with conditions)

    Building and development application submission in unincorporated Nassau County.

    • Applications and supporting documents may be submitted electronically, by mail, or in person.
    • Development Services is located at 96161 Nassau Place, Yulee, Florida 32097.
    “Applications and supporting documents may be emailed to the email provided on the application.”

Florida rules that apply here

  • Minimum dwelling sizeSpecified

    Habitable attics in residential dwellings governed by the Florida Building Code, Residential, 8th Edition (2023).

    • The cited provision concerns habitable attics and requires compliance with the applicable ceiling-height requirement in Section R305.
    • The occupiable space must be enclosed by the roof assembly above, knee walls if applicable, on the sides, and the floor-ceiling assembly below.

    minimum occupiable floor area: >= 70 square feet

    “The occupiable floor area is not less than 70 square feet, in accordance with Section R304.”
  • 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.”
  • 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.”
  • 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.”
  • Short-term rentalsLimited

    Vacation rentals in Florida.

    • A local law, ordinance, or regulation may not prohibit vacation rentals or regulate their duration or frequency.
    • The preemption does not apply to local laws, ordinances, or regulations adopted on or before June 1, 2011.
    • The preemption does not apply to a local law, ordinance, or regulation exclusively relating to property valuation as a criterion for vacation rental when approval by the state land planning agency is required under an area of critical state concern designation.
    • Local governments retain authority to inspect public lodging establishments for Florida Building Code and Florida Fire Prevention Code compliance.

    grandfather date: June 1, 2011 (local law, ordinance, or regulation adopted on or before this date)

    “A local law, ordinance, or regulation may not prohibit vacation rentals or regulate the duration or frequency of rental of vacation rentals. This paragraph does not apply to any local law, ordinance, or regulation adopted on or before June 1, 2011.”
  • 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 requirements in unincorporated Nassau County.
  • Tiny homes — Tiny-home occupancy on private land in unincorporated Nassau 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 Nassau County, Florida

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

Nassau County scores 70/100 on the Bolthole Index, a strong county profile. Its strengths: a stronger property-autonomy legal backdrop and manageable long-term carry cost. Watch-outs: about 39,720 people within a 30-minute drive.

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

Nassau County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Florida Department of Health in Nassau County - Environmental Health. 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.

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

Living in an RV on your own land in Nassau County is limited to specific cases: Living, sleeping, or housekeeping in recreational equipment on residentially zoned lots or locations not approved for that use. Designated RV campsites are identified by the county newsletter as locations allowing RV or camper stays. Major recreational equipment may be parked or stored in required rear or side yards, but not required front yards. Confirm with the county before relying on it.

How much does land cost in Nassau County, Florida?

Land in Nassau County runs about $4,919 per acre, based on the latest county data.

What is the water situation in Nassau County?

Nassau County gets about 51" of rain a year, with severe drought in roughly 12.5% of years.

How remote is Nassau County?

A representative private-land location has about 39,720 people within a 30-minute drive and 2,468,818 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 Nassau compares in Florida

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