Learn · Land
Can I build two homes on my lot?
Sometimes yes. It depends on three things, and you can check all three in an afternoon.
- Check first
- The zoning district
- Then
- The width of the lot
- Then
- Sewer, parking and trees
- Ways to do it
- A duplex, two houses, or a lot split
Why owners ask
We hear this question often, and for a good reason. A lot that can hold two homes is worth much more than a lot that holds one, even when the two look the same from the street.
First, the zoning
In most cities, a single-family district allows one home per lot. A two-family or duplex district allows two. Townhouse and multifamily districts allow more.
The name of the district usually says it. In Miami-Dade County, for example, RU-1 is single-family and RU-2 is two-family. If you do not know your district yet, start with what can I build on my lot?
Second, the width
Each district sets a minimum size and a minimum width for a lot. The width is the one that surprises people.
If your district asks for 50 feet per lot, a lot of 100 feet can become two. A lot of 90 feet cannot, even though it is almost as big. Ten feet can change the value of the land more than a thousand square feet.
Third, the ground
The code may say two and the ground may say one. A lot on septic can hold fewer homes than a lot on sewer. Two homes need two sets of parking spaces. A protected tree in the wrong place can take the second building away.
We have a project like this now: no sewer in the street, and extending the line is not an option. The homes will be on septic. So the civil engineer comes first, and the plan waits for her answer.
Three ways to get to two
- A duplex. Two homes in one building, on one lot. The simplest when the zoning allows it.
- Two houses on one lot. Some districts allow it. Selling them one by one then needs a legal structure, so ask before you design.
- A lot split. The lot is divided in two, and each new lot gets its own house. The city must approve it, and it takes months.
And a small home in the backyard?
Some cities allow a second, smaller home behind the main one. In most cases it cannot be sold apart from the house. It adds income, but it does not turn one lot into two.
If the answer for your lot is one home, you have lost an afternoon. If it is two, you now know something that a buyer’s offer will not tell you.
Sources
This article is general information for South Florida landowners. It is not legal, tax, engineering or investment advice. Rules differ by city and change over time. Check your own lot before you decide.