Orange County Florida lot split survey and lot split cost with the Zoning Division requirements
A lot split in Orange County, Florida divides one parcel into no more than three lots without a subdivision plat, and the County Zoning Division approves it. The application costs $494 for up to three single family lots or $619 for commercial, industrial or multifamily, and it needs a sealed survey, to scale, certified within 90 days, that shows structures and setbacks, easements, wetlands, the normal high water line, net developable area and a legal description for every lot. A Florida licensed surveyor usually charges $1,500 to $3,500 for that package on one new lot.
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Who needs an Orange County lot split survey, and what you are paying for
You need a lot split when you want to carve one or two lots off a parcel in unincorporated Orange County to sell, give to family or build a second house, and the result is three lots or fewer. More than three lots is a subdivision, which goes to the Development Review Committee instead. The County Zoning Division decides whether your division is a subdivision under Chapter 34 of the Orange County Code, and one application form covers lot splits, plat reversions and lot reconfigurations.
Inside a city such as Orlando, Winter Park, Apopka or Ocoee the city planning office usually sets its own process, so confirm whose jurisdiction the parcel is in before you pay for a survey. The rest of this page covers the County form, which the Zoning Division last revised in November 2024.
You pay for three things. A Florida licensed surveyor and mapper locates the boundary, structures, easements, wetland line and water edge, computes the area of each new lot and writes a legal description for the parent tract and each lot. A filing fee to the County, from $367 to $619. And the extras the form calls for, such as utility availability letters, a notarized agent form if someone files for you and, where the lot is not on sewer, a septic approval from the Health Department. Post the job once with the matcher at the top of this page and up to three Florida surveyors who work Orange County quote it.
How much does a lot split cost in Orange County?
One new lot off a platted residential parcel with clean records costs about $1,500 to $3,500 from the surveyor plus a $494 County fee. Wetlands, a lake edge or a lost corner are what push it higher.
| Line item | Typical cost | Paid to |
|---|---|---|
| Sealed survey of the parent tract, proposed lot lines, area and legal descriptions, one new lot plus the remainder | $1,500 - $3,500 | Florida licensed surveyor and mapper |
| Same package where wetlands or a lake require a surveyed wetland line and normal high water contour | Add $1,200 - $4,000 for the surveyed line, plus the wetland consultant | Surveyor and wetland consultant |
| Lot split or lot reconfiguration, single family, up to 3 lots | $494, non-refundable | Orange County Zoning Division |
| Lot split or lot reconfiguration, commercial, industrial or multifamily | $619, non-refundable | Orange County Zoning Division |
| Plat reversion | $367, non-refundable | Orange County Zoning Division |
| Appeal of the Zoning Manager decision to the DRC chair | $741, within 30 calendar days of the decision | Orange County Zoning Division |
| New deeds and recording | Attorney, title company and Clerk of Courts fees | Attorney, title company, Clerk |
Surveyor ranges are market ranges for 2026 and assume a deed or plat that can be traced and corners that can be found. Fees are from the Orange County Zoning Division application dated November 2024, which we read in full; check the current amount with Zoning before you file. A new lot that cannot connect to central sewer needs Health Department septic approval first, and the perc test cost guide prices the soil work. Wetlands on the parcel are priced on the Florida wetland delineation cost page.
What the Orange County lot split survey has to show
The County lists twelve items for the survey, and a sketch that skips one is the usual reason an application comes back. The survey must be an electronic copy, sealed, to scale, with a north arrow, and certified within 90 days of filing.
- Every existing structure and its setbacks. Use, square footage and the distance to every property line, including the new ones. A structure that will remain must meet the required setback from any new lot line.
- Easements. All existing or proposed easements, plus the adjoining rights of way, labeled.
- Wetlands and water. The wetland line with its acreage, the normal high water elevation of any water body, and the contour line drawn on the survey.
- Lot areas twice. Total area and net developable area for each proposed lot. Net developable area is the total minus wetlands and natural surface water, counted only landward of the high water contour.
- Legal descriptions. One for the parent tract and one for each proposed lot, with lot lines and dimensions.
- Flood and yards. The 100 year flood elevation, the yards designated front, rear, side and side street, and the allowable building envelope on each lot.
- Septic and wells. Existing tanks, drain fields and wells on the parcel and any within 75 feet of the parent tract lines, unless the separation fits entirely on your land.
- Code compliance. Every residential lot has to meet Sec. 38-1502 and the other applicable County codes.
Why Orange County denies or returns a lot split
These are the conditions written into the form itself, not rumors. Each one is cheaper to fix before the survey is drawn.
| Condition on the form | What it means for you | Fix |
|---|---|---|
| New residential lots must be vacant or hold a dwelling | A lot cannot be created that contains only a shed, pool or other accessory structure | Draw the line so every lot with a building has the house, or remove the accessory structure first |
| Structures must meet setbacks from new lot lines | If a structure fails, the application is denied until demolition permits are completed and an updated survey is submitted | Have the surveyor test setbacks on a draft layout before anything is filed |
| Septic systems are not approved with this request | Approval of the split does not prove a septic permit will be issued for the new lot | Call the Health Department and check sewer availability before you buy or sell |
| More than 3 lots | It becomes a subdivision and goes to the Development Review Committee | Re-plan to three lots or fewer, or budget for a plat |
| Survey older than 90 days | The certification date on the survey expires before the County accepts it | Time the survey to your filing date |
| Applicant is not the owner | A notarized agent authorization is required, and one per owner when there are several | Collect the signed forms before you submit |
Processing can take up to 45 days, and the Zoning Manager may return an application that is incomplete without processing it. If the line you want to move is between two existing lots rather than a new lot, the lot line adjustment survey page covers that product.
How to split a lot in Orange County Florida
1.
Confirm the jurisdiction and zoning
Check whether the parcel is in unincorporated Orange County or inside a city. Pull the zoning district, minimum lot size and the building setbacks, because every new lot is tested against them.
2.
Check sewer, water and septic
Ask the controlling utility for a letter on whether central sewer and water are available. Without sewer, call the Health Department about septic on each new lot before you commit.
3.
Survey and legal descriptions, 2 to 5 weeks
The surveyor locates structures, easements, wetlands and the water line, tests setbacks on your proposed layout, computes total and net developable area and writes the descriptions. Ask for the certification date so it stays inside 90 days.
4.
File with the Zoning Division
Submit the application, sealed survey, utility letters, notarized agent forms if needed and the fee. Staff review can take up to 45 days.
5.
Record the approved descriptions
After approval, record the new deeds with the Orange County Comptroller so each lot can be sold or permitted on its own.
Orange County lot split questions
How much does a lot split cost in Orange County Florida?
Plan on about $1,994 to $3,994 for a simple split of one new residential lot: $1,500 to $3,500 for the sealed survey and legal descriptions from a Florida licensed surveyor, plus the $494 County application fee. Commercial, industrial and multifamily splits pay $619 instead, and deeds, recording and any wetland or septic work come on top.
What is the Orange County lot split application?
It is the Zoning Division form titled Application, Lot Split, Plat Reversion, Lot Reconfiguration. You list the owner, parcel IDs, intended use, land area and the lot areas, attach a sealed survey and utility letters, and pay the fee. Incomplete applications are returned without processing, and review can take up to 45 days.
How many lots can I create with an Orange County lot split?
Up to three. More than three lots is a subdivision that must go to the Development Review Committee. The Zoning Manager decides whether a division is a subdivision under Chapter 34 of the County Code, and you can appeal that decision in writing within 30 calendar days for $741.
Do I need a survey to split my property in Orange County?
Yes. The County requires one electronic copy of a sealed survey, to scale, with a north arrow, certified within 90 days. It must show structures and setbacks, easements, wetlands, the normal high water line, total and net developable area for each lot, the 100 year flood elevation and legal descriptions.
Can I put a shed or pool on its own lot after a split?
No. A new residential lot must be vacant or contain a dwelling, and it cannot hold only accessory structures such as sheds or pools. If a structure fails the setback from a new lot line, the application is denied until demolition permits are completed and an updated survey is filed.
Does a lot split approval mean I can use septic?
No. The form says septic systems are not approved with the request, so you must contact the Health Department separately. Industrial zoned property zoned or split after July 5, 1989 is not permitted on septic at all. Ask the utility for a sewer availability letter at the start.
Who can prepare a lot split survey in Florida?
A Florida licensed professional surveyor and mapper, who seals the survey. Florida surveyors are licensed by the Florida Department of Business and Professional Regulation, and you can check any license number on the department lookup before you hire.
Three quotes beat six voicemails
Describe the parcel once. Your scoped request goes to licensed surveyors listed for your county and they quote it themselves. Posting is free for clients and quotes are never marked up.