How To Buy Acreage In Citrus County

You want acreage in Citrus County for a hobby farm, privacy, or weekend fun, but the path from listing to closing can feel confusing. Is there legal access, where are the boundaries, and will you be allowed to build what you want? With a clear plan, you can avoid costly surprises and move forward with confidence.

In this guide, you will learn the exact steps to evaluate access, surveys, zoning, utilities, and environmental factors, plus timelines, maps to pull, and a printable checklist. Whether you live nearby or are buying from out of state, you will have a simple process to follow. Let’s dive in.

Start with access and frontage

Confirm how you reach the property before anything else. Acreage can look great online, but if there is no legal, year-round access, your plans will stall.

• Public road access. Parcels on county or state-maintained roads are usually easier to insure and permit. Ask your agent to confirm the road’s status with the county.
• Private road access. If the road is private, look for a recorded maintenance agreement and ask about fees or shared responsibilities. Confirm gate access procedures.
• Access by easement. If access crosses a neighbor’s land, verify the recorded easement’s width, location, and permitted uses at the Citrus County Clerk of Court. Request photos of drive paths, gates, and markers if you are remote.

Practical tip: Ask for a preliminary title commitment early. It should reveal recorded easements, rights of way, or restrictions that affect access.

Verify boundaries and title

A current survey is your best defense against boundary and encroachment issues.

• Boundary survey. Standard for most acreage purchases. Confirms corners, acreage, and visible encroachments.
• ALTA/NSPS survey. More detailed and typically requested when financing or when easements and access are complex.
• Title review. Order a title commitment and review exceptions for easements, covenants, and mineral or conservation reservations. Plan to purchase owner’s title insurance at closing.

Watch for red flags like fences that do not match the legal description, gaps between deed acres and survey acres, or unrecorded shared driveways. Build a survey contingency into your offer so you can renegotiate or cancel if issues appear.

Confirm zoning, use, and taxes

Before you fall in love with a property, confirm that your intended use is allowed.

• Zoning and permitted uses. Contact Citrus County Planning and Development to confirm the zoning district, minimum lot size, density, and setback rules. Ask for a written zoning verification letter.
• Animals and accessory structures. If you plan to keep livestock or add barns and sheds, confirm local requirements for animal units per acre and accessory structure rules.
• Property taxes and agricultural classification. Review the tax roll and assessed use with the Citrus County Property Appraiser. Florida offers agricultural classifications for bona fide agricultural use. Requirements and applications are administered by the Property Appraiser, so confirm current criteria and timelines.
• Deed restrictions or HOAs. If the land sits in a subdivision, request and read any CC&Rs or HOA documents for use limits.

Tip for remote buyers: Ask your agent to email you the zoning code sections that apply and to note any overlays or special districts.

Plan utilities, water, and wastewater

Rural parcels in Citrus County often require private solutions. Confirm feasibility early.

• Drinking water. If there is no central service, most buyers install a private well. In Florida, well permits for private potable wells are issued through the Florida Department of Health at the county level. Review DOH guidance on private wells.
• Septic systems. Most acreage relies on onsite sewage systems. The County Health Department handles permitting and sizing. See the Florida Department of Health’s overview of onsite sewage systems. You may need a soil evaluation or perc test and must meet setbacks from wells, property lines, and water bodies.
• Electric and gas. Contact local utilities for service availability and any line extension costs. Many rural areas use propane rather than natural gas.
• Internet and phone. Coverage varies by area. Check the FCC National Broadband Map and then verify with providers. Consider satellite as a backup.

Ask the seller for prior well logs, septic permits, or utility bills if available. For new connections or line extensions, request written quotes that include costs and timelines.

Evaluate environmental constraints and hazards

Do not assume all of the acreage is buildable. Check for wetlands, flood risk, and sensitive habitats.

• Wetlands and water management. Review the Southwest Florida Water Management District’s data and maps to identify wetlands and regulated waters. Certain clearing, fill, or shoreline work can require Environmental Resource Permits. Start early if you plan improvements.
• Flood zones. Use the FEMA Flood Map Service Center to identify the flood zone and any base flood elevation. Flood zones affect insurance costs and building requirements.
• Protected species. Consult the Florida Fish and Wildlife Conservation Commission’s listed species resources to understand potential habitat constraints, such as gopher tortoise burrows. Some species require permits or relocation.
• Karst and sinkhole risk. The Florida Geological Survey provides statewide geology and sinkhole information. Review the Florida Geological Survey and seek local engineering guidance if concerns arise.
• Soils and septic suitability. Pull a soils map through the USDA NRCS Web Soil Survey to preview drainage and suitability. Final decisions require site-specific evaluations by the county health department.

Budget for possible added costs such as engineered septic systems, wetland mitigation, or utility extensions.

Build a practical due diligence timeline

Most acreage deals move in stages. Set realistic time blocks in your contract so you can complete the work.

• Typical contingency period. Expect 15 to 45 days depending on complexity and financing.
• Survey. Scheduling can take 2 to 6 weeks. Plan for weather delays.
• Title and recorded documents. Title commitments often arrive in 1 to 2 weeks. Use that time to review easements and restrictions.
• Septic and well feasibility. Soil evaluations and initial feasibility checks often take 2 to 4 weeks.
• Environmental reviews. Wetland delineations or protected species checks can require 2 to 4 weeks or more.
• Utilities. Service confirmations and line extension quotes may take 2 to 6 weeks.

Sample 6-week workflow for raw acreage:

• Week 1: Open escrow, order title, request prior deeds, order survey, start zoning verification, request utility availability.
• Week 2: Review title exceptions, pull FEMA, SWFWMD, and NRCS maps, schedule septic soil evaluation and well site review.
• Week 3: Site visit for access, photo-document gates and drive paths, confirm any private road agreements.
• Week 4: Receive preliminary survey fieldwork, follow up on zoning letter, obtain utility line extension quotes.
• Week 5: Complete septic soil evaluation, receive environmental notes or wetland delineation results if needed.
• Week 6: Final survey delivered, resolve any title or access issues, finalize insurance and closing details.

If a lender is involved, ask early about survey type requirements and whether a Phase I environmental review is needed.

Local professionals to call

• Licensed Citrus County real estate agent experienced in land and acreage
• Florida-licensed land surveyor
• Title company or real estate attorney
• Septic contractor or engineer
• Licensed well driller
• Environmental consultant for wetlands or protected species
• Civil or geotechnical engineer for building or sinkhole review
• County Planning and Development staff for zoning verification
• County Health Department for well and septic permitting
• Electric and communications providers for service and extension quotes

Map visuals that matter

Good maps keep everyone aligned, especially if you are buying from out of the area. Ask your agent or surveyor to prepare visuals that include:

• Parcel boundaries, parcel ID, and aerial imagery
• Road names and classifications, plus any recorded rights of way
• Zoning and future land use layers
• FEMA flood zones and base flood elevations
• Wetlands and regulated waters from SWFWMD or the National Wetlands Inventory
• Soils from NRCS SSURGO data with septic suitability notes
• Conservation lands and utility corridors, if available
• Basic contours if available, useful for drainage planning

Request printable PDFs for your files and high-resolution images for quick sharing. If you need official scale drawings, ask a surveyor to produce them. If you are assembling maps yourself, SWFWMD’s data and maps and the FEMA portal are good starting points.

Printable buyer checklist

Before you make an offer

• Hire a local agent with Citrus acreage experience.
• Record owner name and parcel ID, request seller disclosures and any prior surveys or septic records.
• Run quick screens: FEMA flood map, SWFWMD wetlands, NRCS soils map, and a tax roll review with the Citrus County Property Appraiser.

In the contract

• Survey contingency with time to review results.
• Title review contingency for easements and restrictions.
• Septic and well feasibility contingency with rights to conduct tests.
• Zoning and use contingency to confirm permitted uses.
• Utilities contingency to verify service and line extension costs.
• Environmental contingency if wetlands or listed species are likely.

During due diligence

• Order a current title commitment and review exceptions. Pull recorded easements at the Citrus County Clerk of Court.
• Hire a Florida-licensed surveyor, confirm corner monuments and easements.
• Schedule a septic soil evaluation and confirm well permitting path with the Florida Department of Health, including onsite sewage and private wells.
• Contact Planning and Development for a zoning verification letter and setback details.
• Get utility availability confirmations and written line extension quotes. Check the FCC Broadband Map for internet coverage.
• Confirm flood zone at the FEMA Flood Map Service Center and schedule an elevation certificate if needed.
• Review wetlands and water courses using SWFWMD’s data and maps and consider a wetland delineation if boundaries are unclear.
• Pull NRCS soils via the Web Soil Survey to anticipate septic and site drainage needs.

Prior to closing

• Confirm the survey matches the legal description.
• Obtain owner’s title insurance and verify any easement or maintenance agreements are recorded.
• Ensure required inspections or mitigation agreed to in the contract are complete.
• Collect copies of any permits or approvals that will transfer or be needed after closing.

After closing

• Record any new easements if required.
• Apply for agricultural classification with the Property Appraiser if eligible.
• Submit applications for well and septic permits if you plan to build soon.

Common pitfalls and negotiation tips

Slow down if you see any of the following:

• No recorded legal access or only verbal easement claims
• Encroachments or acreage discrepancies on the survey
• Extensive wetlands or floodplain that limit the buildable area
• Prior sinkhole activity without clear engineering records
• HOA or recorded restrictions that conflict with your intended use

Possible negotiation points include price reductions for utility line extensions, credits for survey issues, longer contingency periods for environmental work, or requiring the seller to cure title defects before closing.

Your next step

Buying acreage in Citrus County is very doable when you follow a clear process. Start with access, confirm boundaries and title, verify zoning and utilities, then clear environmental hurdles. With the right local team and a disciplined timeline, you can secure usable land for your goals.

If you want a steady guide from first map pull to closing table, connect with Kimberly Pye for local acreage expertise and a hands-on process tailored to your plans.

FAQs

How do I confirm if a Citrus County parcel allows livestock?

• Contact County Planning and Development for the zoning district, then request a written zoning verification letter that lists permitted uses, animal limits per acre, and setback rules.

What is the best way to check flood risk on acreage in Citrus County?

• Search the parcel address at the FEMA Flood Map Service Center and ask for an elevation certificate if you are near a mapped flood zone.

Who permits wells and septic systems for rural parcels?

• The Florida Department of Health handles onsite sewage and private potable wells at the county level. Review DOH guidance on onsite sewage and private wells.

How long does due diligence usually take for raw land?

• Plan on 4 to 8 weeks for surveys, title review, septic and well feasibility, zoning verification, environmental checks, and utility confirmations. Complex sites can take longer.

How can I screen a property for wetlands and protected habitat?

• Start with SWFWMD’s data and maps for wetlands and consult FWC’s listed species resources. Hire an environmental consultant if field delineation is needed.

Where do I verify property taxes and agricultural classification?

• Review the parcel on the Citrus County Property Appraiser site and contact the office to confirm current classification and application steps for agricultural use.