Understand Buildability

The first step is confirming that the lot can be built on without major hurdles. This involves reviewing several key elements:

• Topography and Drainage: Some lots may contain wetlands or low areas that require fill or elevated construction. An elevation certificate and topographic survey are useful tools to evaluate this.

• FEMA Flood Zones: Ono Island falls within FEMA-designated flood zones, which means that all homes must meet base flood elevation (BFE) requirements. Understanding the flood zone designation will impact your building height, design, and insurance premiums.

• Setbacks and Easements: Each lot is subject to front, side, and rear setback requirements. Utility or drainage easements may further reduce the buildable area.

It’s always nice to see a recent survey if available, as it can help confirm the usable footprint and reveal any hidden challenges.

Review Architectural Requirements

All new construction on Ono Island must be reviewed and approved by the Architectural Control Committee (ACC). Their guidelines help preserve the beauty and harmony of the community.

Some key requirements include:

• Minimum square footage based on location and lot type

• Pitched roof designs, coastal color palettes, and architectural consistency

• Landscaping plans, screened utility areas, and driveway materials

• Restrictions on certain exterior materials or features

Approval is required before construction begins, and having a design team familiar with ACC expectations can make this step much smoother.

Evaluate Waterfront and Canal Lots Carefully

If you're considering a canal-front or water-adjacent lot, it’s important to assess its practical use:

• Navigability: Ono Island’s canals are navigable by boat, but water depths vary. Not all lots are ideal for larger vessels or lifts.

• Dock or Boathouse Approval: Structures like docks or boathouses require both ACC and state-level permits. Some waterfront lots may already have approvals in place or a history of permitted use.

• Erosion and Shoreline Conditions: Depending on the location, you may need to plan for bulkhead construction or shoreline stabilization.

A personal visit to the lot during both high and low tide is a good way to assess access and usage potential.

Plan for Site Prep and Infrastructure

Many first-time land buyers underestimate the preparation required before construction begins. Here are some things to factor into your budget and timeline:

• Water and Sewer: Ono Island properties are served by Orange Beach. 

• Propane Only: Natural gas is not available on the island. Propane is used for cooking, heating, and whole-home generators.

• Foundation: Location and soil type may dictate the type of foundation required. 

• Lot Clearing and Tree Removal: requires a permit.

• Sand Requirements. One of the most overlooked costs when building on Ono Island is the need for engineered sand fill. Due to the island’s soil composition and elevation requirements, most lots require imported sand to bring the home pad up to the required height and provide a stable foundation.

Know the Required Building Standards and Fees

All new construction on Ono Island must be Gold Fortified. This standard ensures homes are built to withstand coastal weather conditions and qualifies you for significant insurance savings.

Baldwin County and Ono Island Permit Fees to Expect:

• Building Plan Review

• Building Permit

• Flood Permit 

• Trade Permits 

  Fees vary depending on the size and complexity of your project.

Work With the Right Local Team

Success in building on Ono Island comes down to having the right professionals on your side—those who know how to navigate the local permitting process and ACC requirements efficiently.

Consider hiring:

• A surveyor experienced in island topography and setback verification

• A residential architect who designs homes suited to coastal climates and the island’s aesthetic

• A local engineer to assist with drainage and foundation plans

• A builder who has completed homes on Ono Island and understands the Fortified requirements and review process

From concept to keys, every decision you make will benefit from professionals who understand how to build in this unique environment.

Final Thoughts

Owning a homesite and designing a coastal home on Ono Island is more than just a real estate transaction—it’s a lifestyle investment. Whether you want a quiet retreat, a boating property, or a custom-built residence to enjoy for generations, success starts with choosing the right lot and team.

I would be honored to help guide you through the process—from identifying the perfect parcel of land to building your dream home with confidence and ease.