Step-by-Step: Planning Your Gulf Coast Build

1. Start with Zoning Research
   Each city has its own zoning code—what’s allowed in one district might be restricted in another. Gulf Shores and Orange Beach both publish zoning maps and land use plans online, while Perdido Key falls under Escambia County, Florida’s land development code. You’ll want to know:

   • Is your lot zoned for single-family, duplex, or multi-family?

   • Are short-term rentals allowed, or is it restricted to long-term occupancy?

   • Are you in a Planned Unit Development (PUD) with additional architectural guidelines or HOA covenants?

2. Understand Setbacks and Height Limits
   Every lot has setback requirements from the front, rear, and sides. If you’re building near wetlands, canals, or the beach, your setbacks may increase, and you could face Coastal Construction Line restrictions.

   • Gulf-front lots often come with additional environmental regulations and permitting.

   • Height restrictions vary by zone—some allow three stories, while others cap at two and a half.

3. Design for Parking and Access
   City codes often require minimum parking spaces per dwelling, especially in multi-family or rental-friendly zones. In Orange Beach, for example, that typically means 2.5 spaces per unit. If you’re planning for boat storage or RV pads, those may require additional city approval or modification of impervious surface ratios.

4. Meet with the Building & Planning Department
   This is where I often assist my buyers. You'll need to submit conceptual plans for review, and depending on your location or scale of development, you may also appear before the Planning Commission or City Council. This can take anywhere from 30 to 90 days.
   Tip: Bring a licensed local builder and civil engineer to your initial meetings. It saves time and communicates professionalism.

Costs & Considerations

• Construction Costs

  • For quality new builds, I typically advise clients to budget between $225–$300 per square foot, depending on elevation, finish level, and if you're building on pilings or slab.

  • Coastal upgrades (metal roofs, impact-rated windows, spray foam insulation) add cost but are critical in this environment.

• Labor & Materials

  • The Gulf Coast continues to face labor shortages, which can delay construction and increase costs.

  • Sourcing materials locally can save time, but items like windows, doors, or specialty cabinetry may still carry long lead times.

• Taxes & Fees

  • Property taxes in Baldwin County, Alabama, remain lower than Florida’s Escambia County. That’s one reason some buyers opt for Orange Beach over Perdido Key.

  • Expect impact fees, sewer tap fees, and permitting costs to add up to several thousand dollars, depending on your project scope.

• Insurance

  • Homes in flood zones will require flood insurance. Windstorm and hurricane coverage is also a must.

  • Building to Gold Fortified standards may reduce premiums significantly and improve resale appeal.

Advantages of Building on the Gulf Coast

• Customization: Whether you’re designing a canal-front retreat or a Gulf-front showpiece, you control the floorplan, finishes, and function.

• Equity Upside: New builds, particularly in desirable neighborhoods or along the water, often appraise well above cost—especially when thoughtfully designed.

• Vacation Rental Income: In permitted zones, your custom home can also serve as an income-producing asset.

• Modern Resilience: New homes meet stricter energy codes, offer smart-home technology, and withstand storms better than older inventory.

Disadvantages to Consider

• Upfront Time Commitment: From land purchase to finished build, you're looking at 12 to 18 months, depending on weather and permitting.

• Regulatory Complexity: You’ll need to manage (or hire someone to manage) the coordination of architects, engineers, builders, and city approvals.

• Cost Overruns: It’s not uncommon for unforeseen soil conditions or material price spikes to affect your bottom line.

Final Thoughts

Building on the Gulf Coast isn’t just about putting up walls—it’s about creating a lifestyle. I always recommend working with local builders and advisors who understand coastal codes, FEMA regulations, and how to best position your investment for long-term success. Whether you’re looking to build a primary residence in Orange Beach, a rental in Gulf Shores, or a second home in Perdido Key, I’m here to guide you through every step—from lot acquisition to final inspection.

If you’re ready to discuss your vision, let’s connect. I’m happy to share local builder contacts, design inspiration, and city-specific tips to help your dream home become a reality.

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