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    Lesson 9 of 37

    Module 3: Explaining What Buyers Can Do With the Land

    Zoning research tools including documents, magnifying glass, and checkmarks showing zoning research concept

    Zoning Made Simple – How to Research & Decode Rules

    The 80/20 Rule of Zoning

    You don't need to become a zoning lawyer. Buyers don't want a textbook — they want a yes or no answer: "Can I build here? Can I camp here? Can I put an RV here? Can I put a mobile home here? Are there any restrictions? etc."

    That's it. If you can answer those basics clearly, you'll sell faster and for more.

    1Step 1: Look Up the Zoning Code

    The first place to check is your County Property Appraiser website.

    • Search your property by address or APN (parcel number).
    • Most property appraiser records include a field labeled "Zoning" (example: R-1, A-2, Commercial, etc.).
    • Write that code down.

    Once you have the code, the next step is to figure out what it actually means. The code itself (like "R-1") won't tell buyers anything — you need to translate it into plain English.

    To do this, go to Google and type:

    • "[County Name, State] zoning code PDF" OR
    • "[County Name, State] planning and zoning department" OR
    • "[County Name, State] zoning definitions."

    From there, you can usually pull up the county's official zoning document or web page with descriptions (for example: R-1 = single-family homes, A-2 = agricultural with livestock allowed).

    If the Property Appraiser site does not show zoning, skip straight to the county zoning map or planning department site using the searches above.

    2Step 2: Decode the Zoning Into Plain English

    Zoning codes are written for lawyers, not buyers. So here's the trick: don't just copy the code. Translate it into simple words buyers understand.

    ❌ Don't say:

    "Zoned R-1."

    ✅ Do say:

    "You can build a single-family home here. Tiny homes and mobile homes are allowed. RV use is OK for short-term stays."

    If you're not sure, call the county planning or zoning office. Don't just ask one or two specific questions. The goal is to gather a complete picture so you can confidently answer whatever a potential buyer throws at you.

    Here are the core questions to ask:

    "What is the zoning for this parcel, and what does that allow?"

    Get the zoning code confirmed (R-1, A-2, etc.) and ask them to explain in plain terms what it permits.

    "What types of structures or uses are allowed?"

    Homes, cabins, manufactured housing, RVs, tiny homes, agricultural use, etc.

    "Are there any restrictions I should be aware of?"

    Minimum lot size for building, setbacks, height limits, HOA rules, flood zone requirements, etc.

    "What are the utility options?"

    Is public water, sewer, or electricity available? If not, what is required (well, septic, solar, etc.)?

    "Is there anything unique about this parcel or zoning district I should know?"

    Opens the door for them to share important details you may not think to ask.

    ⚡ Pro Tip:

    Always get the name of the person you speak with and take notes. That way, if a buyer asks for proof, you can say: "I confirmed with [Name] at the [County] Planning Department on [Date]." That builds instant credibility and makes you look like a pro.

    3Step 3: Don't Forget Deed & Plat Restrictions

    Zoning tells you what the county allows, but some of the strongest rules come from the deed or the subdivision plat map. Skipping these is the #1 way to miss restrictions buyers care about.

    What's a deed?

    The deed is the official document that transfers ownership of the property. It often includes restrictions, easements, or references to other recorded documents.

    What's a plat map?

    A plat map is the recorded subdivision map. It shows the layout of lots, streets, easements, and sometimes notes about setbacks or use.

    How to find the County Property Appraiser site

    • Google: "[County Name] property appraiser" (example: "Marion County property appraiser").
    • Only click the official site.
    • Search by address or parcel number (APN).
    • Open the parcel record. This is your hub — it usually shows sales history, deed links, and sometimes the plat.

    How to find the deed

    • On the Property Appraiser page, look for links labeled Sales, Deed, Official Records, or a Document/Instrument #.
    • If no link is there, go to the county's Official Records site (Google: "[County Name] official records search").
    • Search by the owner's name, or by Instrument # or Book/Page if listed.
    • Open the most recent deed (usually a Warranty Deed).

    ⚡ Key Point:

    The zoning code might say "yes," but a deed restriction or plat note can still say "no." Always check all three layers.

    4Step 4: Share the Big Three

    For most buyers, the only things that matter are:

    Buildability

    Can they put a house, cabin, tiny home, or manufactured home there?

    Recreational Use

    Can they park an RV, camp, hunt, or farm?

    Restrictions

    Is there an HOA? Any rules on animals, short-term rentals, or setbacks?

    If you can give quick, clear answers to those three things, you'll instantly stand out.

    How to Present It in Listings

    Instead of scaring buyers with "technical" language, keep it short and positive:

    ✅ Example:

    "Perfect spot for your future single-family home, weekend getaway cabins, or affordable manufactured housing. RVs and camping are allowed on a seasonal basis. No HOA, so you have flexibility to use the land how you want."

    ❌ Don't Do This:

    "Zoned R-2. Buyer to verify all info." (This screams "I have no idea, good luck.")

    Less Is More: Let Buyers Dream

    One of the biggest mistakes land sellers make is trying to cover every possible use case or scenario in their listing. That's not your job. Your job is to highlight the main, positive uses the property is best suited for, answer questions truthfully when asked, and let buyers do their own research for their specific plans.

    ⚡ Key Takeaway:

    Buyers don't need a zoning textbook. They need confidence. Do the 20% of zoning research that answers the Big Three questions, and you'll remove the #1 obstacle that stops land from selling.

    ⚡ Key Takeaway:

    Inspire, don't overwhelm. Give buyers enough to see the vision, but leave room for their imagination. They'll do the homework for their unique use cases — and you'll sell faster, with fewer headaches.

    📜 AI Tools Bonus: Zoning Simplifier & Restrictions Finder

    Upload zoning docs or paste text → get clear answers in plain English

    • Use Case

    Decode zoning codes, deed restrictions, and plat notes into simple, buyer-friendly answers. Paste text or upload PDFs, and the tool will translate legal language into plain English, highlight restrictions, flag referenced documents, and point you to the exact county office (with contact details) for official confirmation.

    • Prompt

    Act as a professional land zoning and deed restriction analyst. Take the zoning code, deed, plat map, or pasted text provided and:

    1. Translate into plain English what the zoning actually allows (homes, RVs, mobile homes, cabins, agriculture, camping, etc.).
    2. Summarize the "Big 3": Buildability, Recreational Use, Restrictions (HOA, setbacks, min. dwelling size, animals, rentals, etc.).
    3. Flag hidden references: If the text mentions Book/Page numbers, covenants, or referenced docs, notify the seller these must be pulled separately.
    4. Answer buyer-style questions (e.g., "Can I put an RV here?" "Are tiny homes allowed?") with clear yes/no responses.
    5. List assumptions where info is missing, so the seller knows what to double-check.
    6. Stay truthful & compliant: Don't guarantee beyond what's in the docs.
    7. Provide verification contacts: Based on county/state info given, look up and include the most relevant planning, zoning, clerk/recorder, or environmental office with phone number, email, or website link if possible.

    Output format:

    • Zoning Snapshot: Plain English summary.
    • Buyer Q&A: Answers to common buyer questions.
    • Restrictions & Notes: HOA, setbacks, covenants, deed/plat notes.
    • References: List any Book/Page or external docs mentioned.
    • Assumptions & Gaps: What was assumed, what needs confirming.
    • Verification Contacts: List county departments with actual contact details (phone, email, or links).

    • Inputs

    Upload zoning PDF, deed, plat map, or paste zoning text here.

    Optionally include:

    • County & State
    • Parcel/APN/Address
    • Buyer questions to address

    • Example Input

    County/State: Marion County, FL

    APN: 01234-567-000

    Uploaded: Warranty Deed (PDF), Plat Map (PDF)

    Buyer Questions:

    • "Can I put a mobile home here?"
    • "Can I camp on weekends?"
    • "Any HOA or restrictions I should know about?"

    Ready to learn more about explaining land use? Let's continue with the next lesson.

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