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Search Rural Building Lots, Hobby Farms, Ag Land & Recreational Hunting/Fishing Properties in Putnam County & St. Johns County, Florida here
FAQs and Guide to 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
St. Johns & Putnam Counties, Florida – Land FAQ
What zoning allows rural land, building lots, and agricultural use in St. Johns and Putnam Counties?
Zoning determines how land can be used, what can be built, and whether livestock or farming is permitted.
In St. Johns County, common rural zoning districts include:
Open Rural (OR)
Agricultural-Intensive (A-I)
Rural/Silviculture (R/S)
These typically allow single-family homes, barns, livestock, equestrian use, and agricultural operations.
In Putnam County, the primary rural designation is:
Agriculture (AG)
AG zoning supports homes, mobile homes (in some areas), farming, livestock, and outbuildings.
Minimum lot sizes, density (often 1 dwelling per 5–10 acres in agricultural areas), road frontage, and access requirements vary by parcel and future land use designation.
Can you build a custom home on vacant rural land?
Yes, most parcels zoned AG, OR, or similar rural designations are buildable if they meet:
Proper zoning and future land use
Legal access and required road frontage
Suitable soil for septic (if not on sewer)
No excessive wetland or environmental restrictions
In Putnam County, a Lot Inquiry is often required to confirm buildability.
In St. Johns County, you will complete a development review process.
New construction may trigger impact fees depending on the county.
What are impact fees in St. Johns County versus Putnam County?
Impact fees are one-time fees paid when building a new home to offset growth-related infrastructure costs.
St. Johns County typically has higher impact fees due to rapid growth and school expansion.
Putnam County impact fees are generally lower.
Fees vary based on structure type and square footage and are paid at the time of building permit issuance. Exact amounts should always be verified with the county before planning construction.
What is the typical process to build on land?
The general process includes:
Confirm zoning and future land use
Complete a lot inquiry or development review
Obtain a survey and site plan
Apply for well and septic permits (if applicable)
Submit building plans
Pay impact fees
Pull building permit and begin inspections
If wetlands or flood zones are present, additional review may be required.
What are wetlands and how do they affect land in Northeast Florida?
Wetlands are environmentally regulated areas that may limit where you can build on a property. They are common in:
East Palatka
Hastings
Rural areas of Putnam County
Low-lying or wooded parcels
If wetlands are present, construction is generally limited to upland portions of the property.
Wetland impacts may require permitting through the St. Johns River Water Management District.
What is a wetland delineation and when is it needed?
A wetland delineation is a professional evaluation performed by an environmental consultant to determine:
Wetland boundaries
Buildable upland areas
Environmental restrictions
It is recommended when land appears wooded, low-lying, near water, or when required by the county before issuing permits.
A delineation provides clarity and reduces risk before building.
Are flood zones a concern when buying land?
Yes. Flood zones are common near:
The St. Johns River
Crescent Lake
Smaller lakes and tributaries
Low-elevation wooded tracts
Flood zones may require:
Elevated construction standards
Flood insurance for financed purchases
Flood zones do not automatically prevent building, but they affect cost and design.
Can land flood even if it is not in a FEMA flood zone?
Yes. Some parcels may:
Hold seasonal water
Have high water tables
Experience drainage issues
This is why site evaluation, soil review, and local expertise are important when purchasing rural land.
What soil types are common in St. Johns and Putnam Counties?
Soil conditions vary by location:
St. Johns County commonly has sandy soils with good drainage
Putnam County may include sandy loam, clay mixes, and hydric soils
Hydric soils often indicate wet or potentially unbuildable areas
Soil affects septic approval, drainage, and agricultural productivity.
Can you farm or grow food on land in this area?
Yes. Both counties support:
Vegetable gardens
Fruit trees and berries
Hay production
Livestock operations
Specialty crops (with proper licensing when required)
The climate supports year-round growing, and many parcels qualify for agricultural use.
Can I have horses, cattle, or chickens on my property?
In most agricultural and rural zoning districts:
Putnam County AG zoning allows a wide range of livestock
St. Johns County OR and A-I zoning allow animals with acreage-based limits
Animal density rules vary depending on parcel size, so zoning verification is essential.
What is Agricultural Classification (Greenbelt) in Florida?
Agricultural Classification (often called Greenbelt) is a property tax classification based on bona fide agricultural use.
It:
Reduces taxable value
Requires commercial intent
Must be applied for annually
Is based on actual use, not zoning alone
Landowners should verify eligibility and application deadlines with the
St. Johns County Property Appraiser or
Putnam County Property Appraiser.
Vacant land without agricultural use is typically taxed at a higher rate.
Final Thoughts
Buying land in St. Johns County or Putnam County offers tremendous opportunity for rural living, hobby farming, and agricultural investment — but zoning, wetlands, flood zones, and tax classification must be understood before purchase.
Working with a land-focused real estate professional ensures you fully understand what a property can — and cannot — do.