Land
Buying land in the Keys: what ROGO and BPAS mean
Why a vacant lot in the Florida Keys isn’t automatically buildable, and how building permit allocation systems (ROGO and BPAS) affect land value.
By Kate Baldwin, Key West native ·
In most of Florida, a residential lot comes with the expectation that you can build on it. In the Keys, new residential construction is limited by permit allocation systems designed to manage growth, protect the environment and keep hurricane evacuation times manageable.
ROGO and BPAS
Unincorporated Monroe County uses the Rate of Growth Ordinance (ROGO). Key West, Marathon and Islamorada run their own Building Permit Allocation Systems (BPAS). Each sets a limited number of new residential allocations, awarded through an application and scoring process.
Why it matters to a buyer
A lot that already has an allocation, or a structure that can be rebuilt, is a very different asset from a lot that must compete for one. Environmental designations on the land can affect its score and its prospects.
Before buying land, ask the seller for any allocation or permit history, and talk with the planning department for the jurisdiction and a land-use attorney. Rules and scoring change, so current answers matter more than past experience.
The short version
In the Keys, the right to build is part of what you are buying. Price land accordingly, and verify it before you commit.
General information only, not legal, tax, insurance or engineering advice. Rules change; verify the specifics for any property with the appropriate professional.