The Roadmap
Many people moving to Central Florida don’t buy an existing house. They build one, often while still living and working somewhere else. It can work well, but being 1,000 miles away changes how you choose a builder, how you pay, how you check the work, and what you sign. This guide is the starting point for our series on building remotely. It covers the two main paths, a realistic timeline, the team you’ll need on the ground, and the Florida rules that matter most when you can’t be there.
Short version: Out-of-state buyers usually either buy in a builder’s community or buy their own lot and hire a licensed general contractor. Florida’s owner-builder exemption requires the owner to provide direct, on-site supervision, so it’s rarely a fit if you live elsewhere. Plan on months of lot due diligence, design, and permitting before construction. Census Bureau data shows that in 2022, homes in the South built by a contractor on the owner’s land took about 9 months from start to finish on average. Line up a team you can trust locally: a licensed builder, a real estate attorney or title agent, a lender, an independent inspector, and often an owner’s representative. You can sign many documents remotely through Florida’s online notarization, but a power of attorney is a powerful document that needs two witnesses and a notary. Time your move with homestead in mind: you must own and live in the home on January 1 and apply by March 1.
Two main paths
| Builder’s community | Your own lot, your own builder | |
|---|---|---|
| Who owns the land during construction | Usually the builder, until closing | You do, from the start |
| Design choices | Set floor plans and option packages | Much more flexible, including custom plans |
| Who handles permits and site work | The builder, as part of the package | Your contractor, but you’re responsible for the lot’s suitability |
| How you pay | Deposit, then the balance at closing | Usually a construction loan or cash, paid out in draws as work is completed |
| Remote risk | Lower day to day, but contract terms favor the builder | Higher: you carry lot, lien, and payment risk |
| Ongoing costs | Often an HOA and sometimes a CDD | Depends on the lot |
For the community path, see new construction buyer mistakes and the CDD fee calculator. For the lot path, start with verifying a lot is buildable.
Buying in a builder’s community is simpler to manage from a distance, because the builder controls the land, the permits, and the trades, and you close on a finished house. The tradeoff is less control and a builder-written contract. Building on your own lot gives you more choice, but you own the land the whole time, so liens, draw payments, and site problems land on you. The rest of this series focuses mostly on that second path, since it’s where remote buyers need the most protection.
Why owner-builder rarely works from out of state
Florida lets owners act as their own contractor on their own home under Florida Statute 489.103(7). But the exemption requires you to provide direct, on-site supervision of all work not done by licensed contractors. You also must personally appear to sign the permit application, and you can’t hire an unlicensed person to supervise for you. If you’re living in another state, you can’t realistically meet the supervision requirement, so most remote builders hire a licensed general contractor. The details are in Florida building permits.
A realistic timeline
Every project is different, but a lot-and-build project usually moves through these phases:
- Lot due diligence: zoning, flood zone, soil, utilities or well and septic, and any HOA restrictions. See buying vacant land in Florida.
- Builder selection and design: choosing a builder, finalizing plans, and signing the contract.
- Financing and permitting: loan approval, plan review, and permits. Census data for 2022 put the average gap between permit and start of construction at about a month and a half for single-family homes in the South.
- Construction: in 2022, single-family homes in the South built by a contractor on the owner’s land took an average of 9.2 months from start to completion, compared with 7.2 months for homes built for sale by builders.
- Closeout and move-in: final inspections, certificate of occupancy, punch list, and insurance changes. See closing out and moving in.
Weather and supply delays can push this longer, and Florida’s hurricane season runs June 1 through November 30. Build slack into your moving plans, your lease or home sale back home, and any rate lock on your loan.
The team you need on the ground
- A licensed builder: verify the license yourself with the Florida Department of Business and Professional Regulation (DBPR). Florida contracts for residential work over $2,500 must include a notice about the state’s Homeowners’ Construction Recovery Fund (Section 489.1425). If the notice is missing, that tells you something. See vetting and hiring a Florida builder remotely.
- A real estate attorney or title agent: for buying the lot, reviewing the construction contract, and protecting you under Florida’s lien law. See title insurance and deeds.
- A lender who does construction loans: they set the draw schedule and often send their own inspector before releasing each payment. See mortgage and financing basics.
- An independent inspector: a licensed home inspector or engineer who works for you, not the builder, and checks key stages like the foundation, framing, and pre-drywall.
- An owner’s representative (optional): someone you hire to be your eyes and ears, attend site meetings, review progress and invoices, and flag problems. They advise and report. They shouldn’t be directing the trades, which is the licensed contractor’s job.
- An insurance agent: to confirm who carries builder’s risk coverage during construction, and to line up homeowners and flood insurance for closing. See Florida homeowners insurance.
Signing documents from a distance
You’ll sign a lot of paperwork, including the lot purchase, the construction contract, loan documents, and lien-related forms. Florida allows remote online notarization under Section 117.265. A Florida online notary verifies your identity over a recorded audio-video session, even if you’re in another state. That means many signings can happen without a trip.
Some buyers give a local person a power of attorney instead. Under Section 709.2105, a Florida power of attorney must be signed by you and two witnesses and notarized. It can let someone sign deeds and loan papers in your name, so keep it limited to the specific transaction and give it only to someone you trust completely. Your lender and title company may have their own rules about accepting one, so ask before you rely on it.
Money moves you have to get right
When you own the lot, Florida’s construction lien law means unpaid subcontractors and suppliers can file liens against your property, even if you already paid your builder. Protecting yourself means a recorded Notice of Commencement, tracking any notices to owner you receive, getting lien releases with each payment, and getting the contractor’s final affidavit before the last payment. It also means paying in draws tied to completed work, ideally checked by someone other than the builder. See protecting yourself from construction liens and construction loans and draw schedules.
Timing your move
Florida’s homestead exemption depends on owning and living in the home as your permanent residence on January 1, and applying by March 1, under Section 196.011. If your home is finished in late fall, moving in before January 1 can save you a full year of higher property taxes. See the homestead exemption guide and moving from New York to Florida for more on establishing residency.
In this series
- Vetting and hiring a Florida builder remotely
- Protecting yourself from construction liens when you’re not there
- Construction loans and draw schedules from a distance
- Overseeing the build remotely: inspectors, owner’s reps, and virtual site visits
- Closing out and moving in: certificate of occupancy, warranties, and insurance
For the budget side, see the cost to build a house in Central Florida and the hidden costs of building in Florida. New to building in Florida? Start with the steps and timeline for building a house in Florida, the hub of our building-process series.
Frequently Asked Questions
Yes. Most out-of-state buyers either buy in a builder’s community or hire a licensed general contractor to build on their own lot, with a local team and independent inspections to watch the work.
Not realistically. Florida’s owner-builder exemption requires you to provide direct, on-site supervision, personally sign the permit application, and not hire unlicensed people to supervise for you.
Census data for 2022 shows single-family homes in the South built by a contractor on the owner’s land averaged about 9 months from start to completion, plus time beforehand for lot due diligence, design, financing, and permits.
Often, yes. Florida allows remote online notarization through a Florida online notary over a recorded audio-video session. Ask your title company and lender which documents they’ll accept that way.
You must own the home and live in it as your permanent residence on January 1, and apply by March 1, to get the exemption for that year.
Sources
- U.S. Census Bureau: Average length of time from start to completion of new residential buildings
- U.S. Census Bureau: Average length of time from authorization to start
- Florida Statutes, Section 489.103: Exemptions (owner-builder)
- Florida Statutes, Section 489.1425: Homeowners’ Construction Recovery Fund notice
- Florida Statutes, Section 117.265: Online notarization procedures
- Florida Statutes, Section 709.2105: Execution of power of attorney
- Florida Statutes, Section 196.011: Homestead exemption application
- Florida DBPR: License verification
This article is for general informational purposes only and isn’t financial, legal, insurance, or tax advice – for guidance specific to your situation, talk to a licensed professional.