Building a new home in Destin is exciting, but the soft costs can surprise you long before any concrete is poured. If you are evaluating a gulf‑area lot or planning a custom build, getting clear on surveys, permits, utilities, and timelines will help you set a realistic budget and avoid delays. This guide walks you through the line items most Destin buyers encounter, typical ranges, and how to plan your schedule and contingencies with confidence. Let’s dive in.
What soft costs cover in Destin
Soft costs are the non‑construction expenses that get your site ready and approved to build. In Destin and Okaloosa County, these often include surveys, elevation and flood documentation, geotechnical testing, permitting, environmental reviews, and utility connection fees. You will also encounter consultant charges and possible mitigation tied to coastal rules. Planning for these early helps you protect your budget and timeline.
Line‑item checklist and typical ranges
Below is a practical checklist of common soft costs for small coastal lots. Your actual costs depend on site conditions, flood zone, and scope.
Property survey (boundary and topographic)
- What it covers: Property lines, corners, encroachments, grades, trees, and visible utilities. An ALTA/NSPS survey may be required by lenders or title.
- Typical range: About $500 to $3,500 depending on complexity and scope.
- Why it matters: Required for permits, design, and lender approvals.
Elevation certificate
- What it covers: FEMA Elevation Certificate to document finished‑floor elevation relative to base flood elevation.
- Typical range: About $300 to $1,000.
- Why it matters: Needed for flood insurance rating and often for permitting in VE or AE zones.
Geotechnical investigation
- What it covers: Soil borings, groundwater depth, bearing capacity, corrosivity, and foundation recommendations.
- Typical range: About $1,500 to $8,000+, depending on borings, depth, and testing.
- Why it matters: Coastal lots often require pile foundations. Geotech data guides design and budget.
Local building permit and plan review
- What it covers: City of Destin or Okaloosa County permit application, plan review, and inspections.
- Typical range: Variable and often tied to construction value. Expect hundreds to several thousands of dollars.
- Tip: Confirm current fee schedules with the local building department.
Coastal Construction Control Line (CCCL) permitting
- What it covers: Florida DEP review for work seaward of the CCCL with dune and coastal construction rules.
- Typical range: Application fees are modest to moderate, but required design changes or dune restoration can add thousands to tens of thousands.
- Tip: Determine early whether your lot is seaward of the CCCL.
Environmental Resource Permit (ERP)
- What it covers: Activities affecting surface water, wetlands, or stormwater management. Processed by FDEP or the Northwest Florida Water Management District depending on delegation.
- Typical range: Fees vary. If mitigation is required, costs can be significant.
- Tip: Pre‑application meetings help define scope, submittals, and timing.
U.S. Army Corps of Engineers (USACE) permits
- What it covers: Federal permits for work affecting navigable waters, wetlands, or areas below mean high water.
- Typical range: Fees vary. Time and mitigation can add significant cost.
- Tip: Obtain a jurisdictional determination early if wetlands or seaward work is possible.
Utility connections and extensions
- Water and sewer: Tap fees, meter, laterals, and possible capacity or impact charges. Typical costs range from a few hundred to several thousand dollars.
- Electric: From a simple meter set in the low hundreds to several thousand or more for service extensions or a transformer. Major extensions can reach tens of thousands if long runs or upgrades are needed.
- Gas and telecom: Availability varies. Standard hookups can be modest, but trenching or extensions add cost.
- Tip: Ask each provider for a written “will‑serve” letter and distance to nearest mains.
Septic design and permitting (if no public sewer)
- What it covers: Site evaluation, design, and permit. Installation costs are separate.
- Typical range: Design and permitting about $500 to $2,500. Full system installation about $4,000 to $20,000+ based on site and system type.
- Tip: High water tables and sandy soils may require advanced systems.
Impact, concurrency, or utility capacity fees
- What it covers: Fees assessed by the city or county for infrastructure capacity.
- Typical range: Often several thousand dollars per dwelling, but varies by jurisdiction.
- Tip: Verify current schedules with local agencies.
Mitigation, dune restoration, or habitat work
- What it covers: Required restoration or mitigation conditions tied to permits.
- Typical range: From a few thousand to tens of thousands depending on scope.
- Tip: Include a line item for dune vegetation restoration if you are near the beach.
Miscellaneous soft costs
- What it covers: Title work, lender inspections, private consultants (civil, structural, coastal, landscape), construction staking, and temporary site services.
- Typical range: Collectively often several thousand dollars.
Permitting in Destin and who to contact
Several agencies can be involved depending on your site and scope:
- CCCL permitting: Florida DEP’s Coastal Office oversees construction seaward of the CCCL, with rules for dune protection and structural design.
- ERP and stormwater: FDEP or the Northwest Florida Water Management District handle ERPs for stormwater systems, filling, and work near wetlands.
- USACE: Federal oversight can apply for wetlands, navigable waters, or activity below mean high water.
- Local building and zoning: The City of Destin Community Development or Okaloosa County Development Services will confirm zoning, setbacks, height limits, and local coastal rules. Sites inside city limits are handled by the city; outside are handled by the county.
- Flood and insurance: FEMA flood maps define VE and AE zones. VE zones often require pilings, and flood insurance premiums are usually higher.
- Septic: Okaloosa County Health Department or local environmental health offices manage septic evaluations and permitting.
Action steps for buyers:
- Confirm whether the lot is seaward of the CCCL and in a VE or AE flood zone.
- Request pre‑application meetings with the city or county, and with FDEP or NWFWMD if wetlands or stormwater are in play.
- Seek a USACE jurisdictional determination early if wetlands or coastal waters might be affected.
Utilities and service planning
Utility availability and distance to mains drive both cost and schedule. In Destin and Okaloosa County, start by identifying the water, sewer, electric, gas, and telecom providers serving your parcel.
What to ask providers:
- Can you issue a “will‑serve” letter for this parcel and service size?
- What is the distance to the nearest main or transformer, and are easements required?
- Are there capacity or impact fees in addition to tap or meter fees?
- Is underground service required in this area?
Typical issues on coastal lots:
- Longer distances increase trenching, conduit, and transformer costs.
- Undergrounding may be required and costs more than overhead.
- Easements can limit buildable area and driveway locations.
- Some lots may require a septic system if public sewer is not available.
Timeline and sequencing
A realistic schedule reduces stress and change orders. Here is a typical sequence for coastal Destin lots:
- Pre‑purchase due diligence: 2 to 6 weeks for surveys and utility checks.
- Technical reports: 2 to 6 weeks for geotechnical and any environmental assessments.
- Permit submittals: Submit local building, CCCL, ERP, and any USACE applications in parallel when possible.
- Local building plan review: About 2 to 8 weeks depending on completeness and backlog.
- CCCL permit: Weeks to months depending on complexity.
- ERP or USACE: Often months, especially if mitigation is required.
- Utility extensions: Can take weeks to months if new infrastructure or upgrades are needed.
- Construction start: After all approvals and utility availability are confirmed.
Common pitfalls to avoid
- Skipping a CCCL check and discovering stricter rules after design.
- Underestimating elevation and foundation costs in VE zones.
- Assuming public sewer is available, then learning you need septic late in design.
- Overlooking seasonal constraints like sea turtle nesting season from May to October, which can affect lighting and night work.
- Proceeding without written “will‑serve” or make‑ready estimates from utilities.
- Missing easements or access needs that shrink the buildable area.
Building a smart soft‑cost budget
Use a conservative approach and plan for unknowns.
- Start with the checklist above and gather written quotes for each applicable line item.
- Include permit, review, and inspection fees at the city or county level.
- Add potential state and federal permitting costs if your site is near dunes, wetlands, or navigable waters.
- Account for utility taps, meters, capacity fees, and any service extensions.
- Include consultant fees for civil, structural, coastal, and landscape design as needed.
- Add a soft‑cost contingency of 15 to 25 percent for permit amendments, extra studies, or mitigation.
- Maintain an overall project contingency of about 10 to 15 percent, recognizing coastal projects may require more due to permitting risk.
Destin‑specific planning tips
- Confirm CCCL status on day one. This drives structural approach, dune protection measures, and possible restoration conditions.
- Coordinate survey, elevation certificate, and geotech early. These reports guide pile lengths, finished‑floor height, and drainage.
- Review FEMA flood zone and elevation requirements to set realistic foundation expectations and to plan for flood insurance.
- Build a schedule buffer of 3 to 6 months for permitting and utility coordination. Complex sites may need more time.
- Plan for sea turtle nesting season constraints from May through October that can affect exterior lighting and night work.
Your go‑to team
Assemble experienced coastal professionals before closing if possible.
- Licensed surveyor for boundary, topo, and elevation certificate.
- Geotechnical engineer for borings and foundation recommendations.
- Civil and coastal engineers to address drainage, stormwater, and CCCL design needs.
- Permit specialist or expeditor for coordination across city, county, state, and federal reviews.
- Builder experienced with VE‑zone and pile construction.
- Your real estate advisor for local context, due diligence coordination, and transactional guidance.
Next steps for prospective Destin builders
If you are considering a lot or early in design, start with surveys and utility confirmations, then schedule pre‑application meetings with local and state agencies. Build your soft‑cost budget with conservative ranges and contingencies, and align your calendar with permitting timelines and seasonal constraints. When you want a clear, local perspective on site selection and risk, our team is here to help you move forward with confidence.
Ready to talk through a specific Destin lot or soft‑cost plan? Text or Call Us — Start Your 30A Conversation with The Morar Group.
FAQs
What soft costs should I expect for a Destin new build?
- Expect surveys, an elevation certificate, geotechnical testing, local permits and plan reviews, possible CCCL and ERP reviews, utility connection fees, impact or capacity fees, and consultant charges. Mitigation or dune restoration may apply near the beach.
Do I need a Florida CCCL permit to build in Destin?
- You will likely need a CCCL permit if your lot is seaward of the Coastal Construction Control Line. Confirm via Florida DEP resources and contact coastal staff early to understand design and dune protection conditions.
How long do Destin building permits and reviews take?
- Local plan review commonly runs about 2 to 8 weeks. CCCL permits can take weeks to months, and ERP or USACE reviews often take months, especially if mitigation is required. Build in a 3 to 6 month buffer for permitting.
Why is a geotechnical report important near the Gulf?
- Coastal soils often require pile foundations. A geotech report provides bearing capacity, groundwater depth, and corrosion data that drive foundation type, pile lengths, and cost.
What is an elevation certificate and when do I need it?
- An elevation certificate documents your finished‑floor height relative to FEMA’s base flood elevation. It is used for flood insurance rating and may be required for permitting in VE and AE zones.
How can I estimate utility connection costs in Destin?
- Request written “will‑serve” letters from each provider and ask for distances to mains, required easements, and capacity or impact fees. Costs range from a few hundred dollars for simple taps to several thousand or more for extensions and transformers.
