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Rural Building Lots, Hobby Farms, Ag Land & Recreational Hunting/Fishing Properties in Putnam County & St. Johns County, Florida
Discover plentiful rural building lots (1+ acre and larger), hobby farm acreage, prime agricultural land, and exceptional recreational hunting & fishing properties across Putnam County and St. Johns County, Florida — offering unmatched value with spacious parcels at prices far below coastal and master-planned communities near St. Augustine. These versatile lands are perfect for custom homes, horse farms, vegetable operations, cattle grazing, private retreats, or weekend getaways with direct access to the St. Johns River, Crescent Lake, Anastasia Island waterways, and abundant wooded tracts teeming with deer, turkey, hog, and world-class freshwater fishing.
Whether you’re searching for “land for hobby farms St. Johns County FL,” “agricultural land for sale Putnam County Florida,” “1+ acre building lots near St. Augustine,” “hunting land Putnam County,” or “recreational acreage St. Johns County,”
Real Properties for Real People® — contact Astrid Armani today for current listings, private parcel tours, zoning guidance, and expert help turning your rural vision into reality in Putnam County and St. Johns County, Florida.
Zoning, Building Lots & Hobby Farms in Putnam & St. Johns Counties, FL
What zoning allows rural building lots, hobby farms, and agricultural land?
In St. Johns County, zoning and future land use designations such as Open Rural (OR), Agricultural-Intensive (A-I), and Rural/Silviculture (R/S) are ideal for rural living and agriculture. These categories typically allow crops, livestock, barns, and equestrian use by right.
In Putnam County, the Agriculture (AG) zoning district is the primary designation for rural and agricultural land. It supports single-family homes, hobby farms, and commercial agricultural operations.
Minimum lot sizes and density vary by location and comprehensive plan:
Common rural buildable parcels: 1–5+ acres
Typical density: 1 dwelling unit per 5–10 acres in AG areas
Road frontage and access requirements apply
Armani’s International Real Estate provides parcel-specific zoning verification, buildability analysis, and lot inquiry coordination (including Putnam County lot inquiries) for every property.
Can I build a custom home on rural acreage or hobby farm land?
Yes—most parcels zoned AG, OR, or similar rural designations are buildable with proper approvals.
Typical requirements include:
Lot inquiry (Putnam) or development review (St. Johns)
Site plan approval
Well and septic permits
Wetland and flood zone evaluation
New construction on vacant rural land may trigger impact fees, depending on county and timing.
Hobby farms are widely permitted and popular in both counties for:
Personal gardens
Small livestock
Light agricultural use
Commercial agricultural use generally requires a profit intent to qualify for certain benefits like tax classification.
Farming & Equestrian Uses
Is this area suitable for farming (potatoes, blueberries, and more)?
Yes—this region is one of Florida’s most productive agricultural areas.
Southern St. Johns County (Hastings area), part of the Tri-County Agricultural Area, is historically known as the “Potato Capital of Florida.” The soil and drainage are ideal for row crops and large-scale farming.
Common crops in the area include:
Potatoes
Blueberries
Strawberries (small-scale or specialty operations)
Hemp
Grapes
Vegetables
Specialty crops such as yaupon holly (a native plant with naturally caffeinated leaves)
Many properties may qualify for Agricultural Classification (Greenbelt) when used for bona fide commercial production.
What about horse properties and equestrian use?
Equestrian use is strongly supported in both counties.
St. Johns County (OR zoning):
Typically 1 acre per horse
Barns/shelters: ~100 ft setback from residences
Enclosures: ~25 ft from property lines
Putnam County (AG zoning):
Flexible allowances for barns, stables, and pasture use
Ideal for private horse properties or small boarding setups
This region is excellent for:
Private equestrian estates
Hobby horse farms
Riding and training setups (some uses may require special approval)
Wetlands, Wells, Septic & Water Use
What should I know about wetlands?
Wetlands are common on rural Florida land and must be evaluated early.
A professional wetland delineation is recommended
The St. Johns River Water Management District (SJRWMD) regulates impacts
An Environmental Resource Permit (ERP) is required for:
Filling
Dredging
Altering wetlands
St. Johns County may also require upland buffers and additional environmental protections.
How do wells and septic systems work?
Most rural properties rely on:
Private wells (for drinking water and irrigation)
Septic systems (regulated by the Florida Department of Health)
Typical process:
Well permit through local authority or water management district
Septic permit through DOH
Agricultural irrigation wells may require additional review depending on usage.
Do I need water rights or a permit to farm?
For small-scale or residential use:
No permit typically required
For commercial agricultural operations:
A Consumptive Use Permit (CUP) from SJRWMD is often required
Applies to irrigation withdrawals (groundwater or surface water)
Cost-share and agricultural assistance programs may be available in the Tri-County Agricultural Area.
Permits, Fees & Tax Benefits
What permits and impact fees should I expect?
Building permits are required for homes and most structures
Agricultural buildings may qualify for exemptions with proper documentation
Impact Fees:
Putnam County: Implemented (2025), typically several thousand dollars
St. Johns County: Increasing (2026), often $16,000–$30,000+ depending on home size
Additional conservation/open space fees may apply
Exact costs vary—property-specific estimates are essential.
What is Agricultural Classification (“Greenbelt”)?
This is one of the most important financial advantages for landowners.
It is a tax classification, not an exemption
Land is assessed based on agricultural use rather than market value
Can significantly reduce property taxes
Requirements:
Bona fide commercial agricultural use
Demonstrated intent to generate income (e.g., Schedule F, sales records)
Annual application by March 1
Hobby-only use does not qualify—but many small-scale operations do.Zoning, Building Lots & Hobby Farms in Putnam & St. Johns Counties, FL
What zoning allows rural building lots, hobby farms, and agricultural land?
In St. Johns County, zoning and future land use designations such as Open Rural (OR), Agricultural-Intensive (A-I), and Rural/Silviculture (R/S) are ideal for rural living and agriculture. These categories typically allow crops, livestock, barns, and equestrian use by right.
In Putnam County, the Agriculture (AG) zoning district is the primary designation for rural and agricultural land. It supports single-family homes, hobby farms, and commercial agricultural operations.
Minimum lot sizes and density vary by location and comprehensive plan:
Common rural buildable parcels: 1–5+ acres
Typical density: 1 dwelling unit per 5–10 acres in AG areas
Road frontage and access requirements apply
Armani’s International Real Estate provides parcel-specific zoning verification, buildability analysis, and lot inquiry coordination (including Putnam County lot inquiries) for every property.
Can I build a custom home on rural acreage or hobby farm land?
Yes—most parcels zoned AG, OR, or similar rural designations are buildable with proper approvals.
Typical requirements include:
Lot inquiry (Putnam) or development review (St. Johns)
Site plan approval
Well and septic permits
Wetland and flood zone evaluation
New construction on vacant rural land may trigger impact fees, depending on county and timing.
Hobby farms are widely permitted and popular in both counties for:
Personal gardens
Small livestock
Light agricultural use
Commercial agricultural use generally requires a profit intent to qualify for certain benefits like tax classification.
Farming & Equestrian Uses
Is this area suitable for farming (potatoes, blueberries, and more)?
Yes—this region is one of Florida’s most productive agricultural areas.
Southern St. Johns County (Hastings area), part of the Tri-County Agricultural Area, is historically known as the “Potato Capital of Florida.” The soil and drainage are ideal for row crops and large-scale farming.
Common crops in the area include:
Potatoes
Blueberries
Strawberries (small-scale or specialty operations)
Hemp
Grapes
Vegetables
Specialty crops such as yaupon holly (a native plant with naturally caffeinated leaves)
Many properties may qualify for Agricultural Classification (Greenbelt) when used for bona fide commercial production.
What about horse properties and equestrian use?
Equestrian use is strongly supported in both counties.
St. Johns County (OR zoning):
Typically 1 acre per horse
Barns/shelters: ~100 ft setback from residences
Enclosures: ~25 ft from property lines
Putnam County (AG zoning):
Flexible allowances for barns, stables, and pasture use
Ideal for private horse properties or small boarding setups
This region is excellent for:
Private equestrian estates
Hobby horse farms
Riding and training setups (some uses may require special approval)
Wetlands, Wells, Septic & Water Use
What should I know about wetlands?
Wetlands are common on rural Florida land and must be evaluated early.
A professional wetland delineation is recommended
The St. Johns River Water Management District (SJRWMD) regulates impacts
An Environmental Resource Permit (ERP) is required for:
Filling
Dredging
Altering wetlands
St. Johns County may also require upland buffers and additional environmental protections.
How do wells and septic systems work?
Most rural properties rely on:
Private wells (for drinking water and irrigation)
Septic systems (regulated by the Florida Department of Health)
Typical process:
Well permit through local authority or water management district
Septic permit through DOH
Agricultural irrigation wells may require additional review depending on usage.
Do I need water rights or a permit to farm?
For small-scale or residential use:
No permit typically required
For commercial agricultural operations:
A Consumptive Use Permit (CUP) from SJRWMD is often required
Applies to irrigation withdrawals (groundwater or surface water)
Cost-share and agricultural assistance programs may be available in the Tri-County Agricultural Area.
Permits, Fees & Tax Benefits
What permits and impact fees should I expect?
Building permits are required for homes and most structures
Agricultural buildings may qualify for exemptions with proper documentation
Impact Fees:
Putnam County: Implemented (2025), typically several thousand dollars
St. Johns County: Increasing (2026), often $16,000–$30,000+ depending on home size
Additional conservation/open space fees may apply
Exact costs vary—property-specific estimates are essential.
What is Agricultural Classification (“Greenbelt”)?
This is one of the most important financial advantages for landowners.
It is a tax classification, not an exemption
Land is assessed based on agricultural use rather than market value
Can significantly reduce property taxes
Requirements:
Bona fide commercial agricultural use
Demonstrated intent to generate income (e.g., Schedule F, sales records)
Annual application by March 1
Hobby-only use does not qualify—but many small-scale operations do.
What zoning allows land, lots, and acreage in St. Johns County and Putnam County?
In St. Johns County, Florida, the most common zoning for land and acreage includes:
Open Rural (OR) – allows single-family homes, limited livestock, and rural living
Agricultural-Intensive (A-I) – supports farming, barns, and more active agricultural use
Residential (RS) – primarily residential, limited agricultural flexibility
In Putnam County, Florida, the primary zoning is:
Agriculture (AG) – allows homes, livestock, farming, mobile homes, and outbuildings
Zoning determines what you can build, whether you can have animals, and how the land can be used.
Can you build a home on vacant land in St. Johns or Putnam County?
Yes, most vacant land in St. Johns County and Putnam County is buildable if it meets key requirements:
Proper zoning and future land use
Legal access and road frontage
Suitable soil for septic (if not on sewer)
No excessive wetlands or environmental restrictions
In Putnam County, a Lot Inquiry is often required.
In St. Johns County, you will go through a development review process.
What are impact fees in St. Johns County vs Putnam County?
Impact fees are one-time fees paid when building a new home.
St. Johns County impact fees are typically higher, often ranging from $10,000 to $25,000+
Putnam County impact fees are significantly lower and in some cases minimal
These fees are paid when you apply for your building permit.
What is the process to build on land in Florida?
The typical building process for land in St. Johns and Putnam County includes:
Confirm zoning and buildability
Complete a lot inquiry or development review
Obtain a survey and site plan
Apply for well and septic permits
Submit building plans
Pay impact fees (if applicable)
Pull building permit and begin construction
Each county has slightly different requirements, but this is the general path.
What are wetlands and how do they affect land in Florida?
Wetlands are environmentally protected areas that can limit where you can build on a property.
They are common in:
East Palatka
Hastings
Rural areas of Putnam County and St. Johns County
If wetlands are present, you may still be able to build—but only on the upland portion of the property.
How do you determine if land has wetlands?
There are three common ways:
County GIS maps (basic indicator)
Environmental consultant review
Wetland delineation report (most accurate method)
A wetland delineation identifies exactly where you can and cannot build.
What is a wetland delineation and when do you need one?
A wetland delineation is a professional evaluation that determines:
Wetland boundaries
Buildable upland areas
Environmental restrictions
You typically need a delineation if:
The property appears wooded or low-lying
You plan to build near potential wetlands
The county requires verification before permitting
Are flood zones a concern for land in St. Johns and Putnam County?
Yes, flood zones are important when buying land in Northeast Florida.
Areas near the St. Johns River are more likely to be in a flood zone
Some properties require elevation or flood insurance
Flood zones do not always prevent building, but they affect cost and design
Can land flood even if it is not in a FEMA flood zone?
Yes. Some properties may:
Hold water seasonally
Have poor drainage
Be affected by nearby wetlands or high water tables
This is why local knowledge and site evaluation are critical.
What types of soil are found in St. Johns and Putnam County?
Common soil types include:
Sandy soils (common in St. Johns County, good drainage)
Loamy and clay soils (more common in Putnam County)
Hydric soils (indicate wet or potentially unbuildable areas)
Soil affects septic systems, drainage, and agricultural use.
Can you farm or grow food on land in this area?
Yes, land in St. Johns County and Putnam County is well-suited for agriculture.
Common uses include:
Vegetable gardens
Fruit trees and berries
Hay production
Specialty crops such as hemp (with proper licensing)
The climate supports year-round growing and homesteading.
What vegetation is typical on vacant land in Northeast Florida?
You’ll commonly find:
Live oak trees
Pine trees
Palmettos
Native grasses
Heavily wooded land offers privacy but may require clearing for building or farming.
Can I have horses, cattle, or chickens on my property?
Yes—this is one of the biggest benefits of buying rural land.
Putnam County AG zoning allows a wide range of livestock
St. Johns County OR and A-I zoning allow animals, with some limits
Always confirm animal density rules based on acreage.
What is agricultural classification (Greenbelt) in Florida?
Agricultural classification (also called Greenbelt) is a tax benefit for land used for agriculture.
It can significantly reduce property taxes if the land is used for:
Livestock
Crop production
Hay or timber
How do you qualify for agricultural tax exemption in Florida?
To qualify for Greenbelt classification:
The land must be actively used for agriculture
You must show a bona fide agricultural operation
Application is submitted to the county property appraiser
Approval is based on actual use—not just zoning.
Are property taxes higher on vacant land?
Yes, vacant land without agricultural use typically has:
Higher tax rates
No exemptions
Higher holding costs
Applying for agricultural classification can reduce taxes significantly.
Final Thoughts
Buying land in St. Johns County and Putnam County, Florida offers incredible opportunities—but it also requires understanding zoning, wetlands, flood zones, and agricultural potential.
Working with a land specialist ensures you avoid costly mistakes and fully understand what a property can—and cannot—do.
Many buyers consider markets like St. Augustine, Hastings, and East Palatka for additional options including land, acreage, and waterfront properties along the St. Johns River.
→ Explore St. Augustine Real Estate
→ Explore Hastings Land Opportunities
→ Explore East Palatka Riverfront Homes