Building Your Florida Keys Dream Home: A Guide to ROGO and Beyond

At Curry-Dixon Construction, we understand that building your dream home in the Florida Keys is an exciting yet complex endeavor.  Unlike many other locations, the Florida Keys has unique regulations and processes to protect the fragile island environment.  This guide answers some of the most frequently asked questions about building a home in the Florida Keys, empowering you to make informed decisions throughout the process.

Understanding Building Lots in the Florida Keys

• Tier System: Monroe County utilizes a tier system to categorize lots based on environmental sensitivity. Tier 3 lots are considered "scarified" or disturbed, allowing for a quicker build process. Tier 1 lots have significant natural vegetation and require stricter guidelines. A realtor can advise you on the tier system and its implications.
• Incorporated Areas: Islamorada and parts of Marathon don't use the tier system. Here, a biologist determines if the property is disturbed or disturbed with hammock (protected native vegetation). Conservation easements may be required to preserve these areas.

Environmental Responsibility

• Respecting the Environment: Clearing land without a permit carries hefty fines and replanting requirements. Partnering with a professional realtor and adhering to building codes is crucial.
• Mangroves: Regulations limit mangrove removal on canal lots. Professional assistance is recommended to ensure compliance. All water-related construction requires permits from the Army Corps, Department of Environmental Protection, and the relevant county/village office.

ROGO (Rate of Growth Ordinance)

• Permit Allocation System: ROGO regulates building permits to protect residents and the environment. Points are awarded for specific criteria, with permits allocated to those with the highest scores. Building above the base flood elevation earns additional points.

Building on Existing Lots in the Florida Keys

• ROGO Exemption: Existing allocations can be transferred with property purchase, bypassing the ROGO process.
• Replacing a Mobile Home: You can demolish a mobile home and build a new structure, as long as it meets current building codes. ROGO approval is not required.

Permitting and Timeframes

• Timeline: Obtaining permits can take less than a year, but competition is high. Purchasing a property with an existing allocation or finding a pre-existing dream home can expedite the process.
• Permit Fees: Building permit fees can reach the low tens of thousands depending on factors like size and clearing requirements.

Construction Timeline

• Building Materials & Techniques: Concrete block and steel construction methods are common, with curing times between building phases. Uneven terrain may require ground elevation and pilings.
• Average Build Time: A typical 2,000 square foot home takes roughly 12 months to build. Larger homes can take closer to 18 months.

Cost Considerations

• Island Location: Building costs are higher in the Keys due to transportation of materials, higher labor costs, and limited permit availability. A rough starting point is $500+ per square foot.

Building in Paradise with Curry-Dixon Construction

While the Florida Keys building process has its complexities, it's important to remember these regulations are in place to safeguard the very aspects that make the Keys so special – the crystal-clear waters, lush vegetation, and unique marine life.  By partnering with an experienced and reputable builder like Curry-Dixon Construction, you can navigate the process with confidence.

Our team possesses a deep understanding of the Florida Keys building environment, including the intricacies of the tier system, ROGO allocations, and local building codes.  We can guide you through every step of the process, from selecting the perfect building lot to obtaining the necessary permits and constructing your dream home using sustainable practices and the finest materials.

Let Us Help You Build Your Dream Home

Contact Curry-Dixon Construction today for a free consultation.  We'll answer your questions, discuss your vision, and help you navigate the Florida Keys building process.  Together, we can turn your dream home into a reality in this breathtaking island paradise.

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