If you are searching for space, privacy, and room for horses near Fort Lauderdale, Southwest Ranches should be on your shortlist. Buying here from out of state is exciting, but estate and acreage deals come with extra steps. In this guide, you will learn how to evaluate land, utilities, zoning, permits, and timelines so you can move forward with confidence. Let’s dive in.
Southwest Ranches at a glance
Southwest Ranches is known for its semi-rural, equestrian lifestyle. Town materials highlight rural and equestrian uses, with larger lots and a preserved canopy rather than dense subdivisions. You will see barns, paddocks, guesthouses, and wide lawns throughout the area. Town materials emphasize rural and equestrian uses.
Many residential parcels are one acre or larger. Minimum lot size, setbacks, and permitted uses vary by zoning district and by how the land is recorded. Before you assume anything about what you can build, confirm the parcel’s zoning and recorded status. Start with this overview of Southwest Ranches zoning and lot sizes explained.
Drainage and stormwater design are a normal part of developing or improving acreage here. Larger site work often requires coordination with local agencies and documented drainage plans. Expect this review during permitting for clearing, fill, barns, or new construction.
What drives feasibility on acreage
Utilities: septic and well vs. public service
Many estate lots rely on a private well and onsite sewage treatment rather than centralized sewer. Septic and well status affects remodels, additions, guesthouses, and any plan to subdivide. Before you write an offer, verify how the property is served and request permit history through the Broward County Department of Health’s onsite sewage program.
Wetlands, stormwater, and buildable area
Wetlands or prior environmental approvals can limit where you build or require mitigation. Significant fill, lake excavation, or changes to natural drainage may need an Environmental Resource Permit and local sign-offs. Review the town’s engineering permit checklist early to understand submittals and agency coordination.
Zoning and covenants
Two frameworks control what you can do on a parcel. The Town’s code sets permitted uses and development standards, while recorded deed restrictions or HOA/POA covenants can add stricter rules. For equestrian businesses, arenas, or riding schools, expect formal review of your intended use. Get oriented with the town background above and the Southwest Ranches zoning and lot sizes guide, then request a zoning verification from the Town for the exact parcel.
High-impact due diligence steps
Below are the early orders that protect you and keep deals on track. Start these as soon as you go under contract.
Title and title insurance. Order a full title commitment and confirm who pays the owner’s title policy. If you plan improvements, speak with the closing agent about endorsements and what they require. The American Land Title Association provides a clear overview of policy types and why they matter.
Survey. Order a boundary or ALTA/NSPS survey right away. ALTA surveys are more detailed and often take several weeks, especially on large or complex sites. Build a survey review period into your offer.
Septic, well, and utilities. Request septic permits and repair history, plus well records. If you plan to expand or add structures, a soil or capacity review may be prudent. Start with the Broward DOH onsite sewage resource.
Flood risk and elevation. Check FEMA maps and ask for any Elevation Certificate. If any part of the principal structure is in a Special Flood Hazard Area, lenders will require flood insurance. The Town shares helpful links and steps in its flood insurance guidance.
Environmental/wetlands and drainage. Ask for any prior DEP, SFWMD, or drainage permits and recent stormwater reports. Larger fills or excavation often need extra approvals. Review the town’s engineering permit checklist.
Inspections. Order a standard home inspection, termite report, roof review, pool inspection, and septic inspection. For barns and large outbuildings, consider a structural engineer and a site drainage review for paddocks and stables.
HOAs/POAs and deed restrictions. If the parcel is in an association, order the estoppel and governing documents early. Review budgets, reserves, insurance, transfer requirements, and any special assessments.
Access and easements. Confirm legal access on a recorded public road or easement. Review survey and title exceptions for utility, drainage, or canal easements that may reduce usable acreage.
Offer structure and timing for remote buyers
Build a contract that protects your plan
Use a Florida Realtors/Florida Bar contract or a lawyer-reviewed form. Set a realistic inspection period based on the asset type and your due diligence scope. Include survey and utility verification clauses, and clearly state your right to cancel if major issues appear.
Typical timeline to close
- Inspection and due diligence: often 7 to 15 days, longer for vacant acreage or complex equestrian facilities.
- Title, survey, and curative items: plan for several weeks on complex parcels.
- Financing and underwriting: 30 to 60 days is a common range. Cash buyers can close sooner once title and survey clear.
Closing from out of state
Florida permits remote online notarization that verifies identity by approved methods and records the session. Confirm RON acceptability with your lender and title company at the start. You can read the statute that enables this in Florida’s remote online notarization statute.
Taxes, doc stamps, and FIRPTA
Budget state and county transfer taxes in your cash to close. Outside Miami-Dade, Florida’s documentary stamp tax is 0.70 per 100 dollars of consideration, with added taxes on new mortgages. If the seller is a foreign person or entity, the IRS may require buyer withholding under FIRPTA. Review the IRS FIRPTA rules early with your title company and tax advisor.
Financing and insurance realities
Acreage and land loans often require larger down payments than standard home mortgages. If you plan to build, a construction-to-permanent loan may add time for underwriting and draws. Local or specialty lenders can be more flexible on rural estates and equestrian properties.
Homeowner’s insurance in Broward must account for wind and hurricane risk. A wind mitigation inspection can document features that may reduce premiums. If any structure is in a Special Flood Hazard Area, your lender will require flood insurance.
Your first 14-day plan
Use this quick-start timeline to keep momentum after an accepted offer.
Days 0 to 2: Open escrow, submit your document requests list to the seller, schedule home and specialty inspections, and engage your surveyor. Confirm insurance eligibility with your agent early.
Days 3 to 7: Order septic and well records, request any environmental or drainage permits, and confirm utility providers. Start your lender’s appraisal and provide all financials if financing.
Days 8 to 14: Review the title commitment, survey updates, inspection reports, and association documents. Escalate any curative items quickly. If feasibility fails, make timeline-driven decisions while your inspection period is open.
Smart questions to ask before you commit
- What is the parcel’s recorded zoning district, minimum lot area, frontage, setbacks, and maximum coverage? Can the Town issue a written zoning verification letter for this parcel?
- Is the property on public water and sewer or on private well and septic? Can you share septic permits and any repair or upgrade records from the Broward DOH?
- Are there deed restrictions, plat notes, or association covenants that are stricter than Town code? Can we obtain all recorded documents and an estoppel if applicable?
- Has the property had wetland determinations or ERP permits, and are there any mitigation obligations or limits on fill or clearing noted in the engineering permit checklist?
- What title exceptions, easements, or encroachments show on the preliminary title commitment? Will the title insurer require an ALTA survey to issue endorsements, per ALTA guidance?
- Will the title company accept remote online notarization, and will my lender allow it under Florida RON law?
- If the seller is foreign, will FIRPTA apply and who will handle withholding and IRS forms under the FIRPTA rules?
Why work with Tommy Crivello Real Estate Group
Estate and equestrian properties in Southwest Ranches reward preparation. You need a team that understands land use, valuation, and the extra layers on surveys, septic, drainage, and permits. Our group is anchored in Southwest Ranches and focuses on estate-class, equestrian, and large-acre properties. That includes appraisal-informed pricing guidance, seasoned negotiation, and coordinated due diligence for out-of-market buyers.
If you are considering a move to Southwest Ranches, we will help you verify the parcel, structure the offer, and manage the details through remote closing. Connect with the Tommy Crivello Real Estate Group to start a targeted search and get a clean plan for feasibility and closing.
FAQs
What makes Southwest Ranches different from nearby suburbs?
- The Town prioritizes a semi-rural, equestrian lifestyle with larger lots and rural design standards, which means more space, barns, and open canopy compared with denser subdivisions.
How big are lots in Southwest Ranches?
- Many residential parcels are one acre or larger, but actual minimums depend on the zoning district and how the land is recorded, so verify the exact parcel with the Town.
Do most estates have public sewer and water?
- Many do not; private wells and septic systems are common on acreage, so you should confirm current service and obtain septic permits and records before you buy.
Will I need flood insurance on an acreage property?
- If any part of the principal structure lies in a Special Flood Hazard Area, lenders will require flood insurance; check maps and the Town’s flood guidance and ask for any Elevation Certificate.
How long does an ALTA survey take on acreage?
- ALTA surveys on complex or large sites often take several weeks, so order early and include a survey review period in your contract.
Can I close from out of state?
- Yes, Florida permits remote online notarization, but confirm RON acceptance with your lender and title company early in the process.
What closing taxes should I expect in Broward?
- Florida’s documentary stamp tax is 0.70 per 100 dollars of consideration outside Miami-Dade, and new mortgages carry additional state taxes that your title company will estimate.
