Source: ⚠️ Don’t Buy Land in the Keys Until You Watch This! ⚠️
If you’re thinking about buying land in the Florida Keys with plans to build your ideal coastal retreat, there’s one thing you absolutely need to understand first: building allocations.
This isn’t your typical real estate situation where you buy a lot and immediately start planning the foundation. Because the Keys are considered an Area of Critical State Concern, there are a lot of rules designed to control growth, protect natural resources, and ensure everyone can evacuate safely in case of a hurricane. This unique designation means that building here comes with extra steps, paperwork, and timelines that might surprise first-time buyers.
Let’s break down the basics so you know exactly what you’re getting into before you buy.
What Is a Building Allocation?
In short, a building allocation is permission to build on your lot. But in the Florida Keys, you can’t just buy land and build whenever you want. Because of something called the Rate of Growth Ordinance (aka ROGO), there’s a system in place that awards a limited number of these building allocations based on a point system.
Why? Because the Keys have a very real evacuation limit. Based on current models, everyone needs to be able to evacuate within 24 hours if a hurricane is coming. That “carrying capacity” limits how many homes can exist here, and how fast new ones can be built. It’s not just about managing growth—it’s about safety, sustainability, and long-term planning for a fragile island ecosystem.
How ROGO Works in Monroe County
ROGO uses a tiered, point-based system to control growth. Applicants with the highest scores are awarded building allocations. Your score depends on factors like environmental impact, property location, and other criteria, such as whether your lot is in a developed neighborhood or a conservation-sensitive area.
Each tier has its own set of rules and limitations. Properties located in Tier I (environmentally sensitive lands) will score differently and face more limitations than those in Tier III (more developed areas). If you’re buying land outside of incorporated cities like Marathon or Key Colony Beach, this is the process you’ll most likely deal with. It can take months or even years to receive a building allocation if you’re entering the process without one in place.
Building in Marathon: Meet BPAS
Marathon has its own version of ROGO called BPAS (Building Permit Allocation System). It works similarly: it’s a point-based system, and it’s not first-come, first-served. The applicants with the most points get the allocations. Just like in Monroe County, those points are based on a variety of factors, so it’s important to know how your lot stacks up.
But there’s another route you can take in Marathon: Transferable Building Rights (TBRs). These are building rights that can be bought and sold on the open market, just like homes. For example, if someone tears down a duplex and replaces it with a single-family home, they now have an extra building right they can sell. You buy it, pay a $40,000 transfer fee to the city, and you can then apply for a building permit for your lot.
TBRs can be a game-changer if you’re looking to avoid the waiting list for BPAS. They’re listed on the MLS, and working with a local expert can help you navigate the process of purchasing and transferring one efficiently.
What About Key Colony Beach?
Key Colony Beach is a bit of a unicorn. When it was originally planned, every single lot was already assigned a building allocation. That means if you buy a vacant lot in Key Colony Beach, you can build right away. No need to compete for ROGO or BPAS points, no TBRs required.
It’s one of the few areas where the process is as straightforward as you’d hope. For many buyers who want to avoid the bureaucracy and just get started on their home, this makes Key Colony Beach extremely attractive. But remember: these lots are limited, and demand is high, so they don’t stay available for long.
Final Thoughts: Don’t Go It Alone
Buying land in the Florida Keys is a little more complicated than in other places. Between ROGO, BPAS, and TBRs, there’s a lot to keep track of. And the last thing you want is to buy a lot, only to find out later that you can’t build on it for years—or at all.
Even within the same neighborhood, two lots side by side might have very different building possibilities depending on their designation, existing rights, or historical use. That’s why working with someone who understands the system is so important. A local expert will not only help you identify the right lot but also save you time, money, and a few headaches along the way.
If you’re thinking about buying and building in the Keys, make sure you’re working with someone who knows how all the pieces fit together—from the local ordinances to the market trends.
Have questions or ready to start the process? I’d be happy to help. Get in contact to learn more about how to make your ideal setup in the Keys actually happen.