Administrative Lot Splits & Minor Subdivisions in Orange County, FL
Turn one parcel into two to four buildable lots without a public road dedication. We handle the Orange County side, from Orlando to Horizon West, with the Orange County Zoning Division and the city offices where the parcel sits inside city limits.
Approved split with new parcel IDs issued by the property appraiser.
Why people call us for lot splits & minor subdivisions in Orange County
You have more land than one house needs
Split it, then sell a lot, build on one and keep one, or hold both.
You tried and were told no
Most denials come down to a missed minimum, missing legal access or an incomplete application. We check those before anything is filed.
Family land is being divided
Heirs or siblings who each want their own piece, with its own parcel ID.
What matters for this in Orange County
The Zoning Division reviews lot splits and lot line adjustments administratively when every resulting lot meets the district minimums for width, depth and area and fronts a usable road. Agricultural parcels (A-1, A-2) usually need the rezoning first; the split comes after.
Orange County parcels carry overlays a quick zoning lookup misses: the Wekiva Study Area in the northwest, the Econlockhatchee River protection corridor in the east, and Rural Settlement boundaries that cap density regardless of the zoning district. The Environmental Protection Division (EPD) conservation-area and tree rules decide how much of a wooded lot is actually buildable.
Want the jurisdiction and flood zone first? Run a free property snapshot.
4 steps, start to finish
Can it split?
We check the zoning minimums, road frontage and the county's split rules for your parcel.
The surveyor draws it
Your surveyor lays out the new lots and legal descriptions. We coordinate, you pay them directly.
We file and answer comments
Application, exhibits and every round of county comments.
New parcel IDs
Approval recorded and the property appraiser issues a parcel ID for each new lot.
The scope, in writing
- Minor split eligibility audit (2 to 4 lots, no public road dedication)
- Surveyor boundary coordination
- Legal description review
- County submittal and property appraiser filing
- New Parcel ID (PIN) issuance tracking
What you receive
Approved split with new parcel IDs issued by the property appraiser.
Your scope and estimated fee
Add-ons are optional. Third-party costs are never on this receipt: those are quoted first and paid directly to the provider.
Every dollar you pay us comes back when we build.
When you build your home, ADU or garage with Brightview Homes, every dollar you paid Brightview for due diligence, entitlements and demolition coordination is credited back against your construction agreement. Pre-construction fees are credited in full against the construction contract price at signing.
- Applies to full-cycle building agreements (a home on your lot or custom home, a turnkey ADU, or a custom detached multi-car garage or workshop) with a contract value of $100,000 or more.
- Fees are earned as each filing, audit or field visit is completed and are not refundable. The credit is applied against the final construction draw or the pre-construction contract balance, never paid out in cash.
- Credits stay valid for 12 months from delivery of the completed work or permit closeout.
The credit covers Brightview's fees. Surveyor, engineer, attorney and government fees are paid directly to those providers and are not part of the credit.
Straight answers
How much does a Lot Splits & Minor Subdivisions cost in Orange County?
Brightview's fee is $3,850. Prices shown are Brightview's fee. Surveyor, engineer, attorney and government fees are quoted in writing before anything is ordered and paid by you directly to the provider, never marked up. If you go on to build with us, Brightview's fee is credited toward the construction agreement under the build-credit terms.
Who approves a Lot Splits & Minor Subdivisions in Orange County?
In unincorporated Orange County, the Orange County Zoning Division reviews it; inside a city, that city's planning department does. The property appraiser then issues the new parcel IDs.
How long does it take in Orange County?
Typically 30 to 90 days, depending on the county. The proposal gives a schedule for your parcel before you commit.
Is any of this free?
The property snapshot is free because it only reads public records. Every service on this menu is a paid, defined scope, and Brightview's fees are credited toward the construction agreement if you build with us.
More services in Orange County
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Lot Splits & Minor Subdivisions in other counties
Get this scope quoted in Orange County
Send the address or parcel ID. A real person replies within one business day with a written proposal. Nothing is ordered and nothing is charged until you approve it.
Prefer Spanish? Our team works with you in English or Spanish, from the county board to the permit counter.
- Lot Splits & Minor Subdivisions