Sending Lands are those lands that have the highest degree of environmental value and sensitivity and generally include significant wetlands, uplands, and habitat for listed species. By selling their development rights, landowners may voluntarily achieve an economic return on their property while still being allowed certain limited permitted and conditional uses, as provided for in the Collier County Land Development Code Sub-Section 2.03.07 and 2.03.08.

• Land is located within the Rural Fringe Mixed Use District (RFMU).
• Method for protecting and conserving most valuable environmental land.
• Allows these property owners to recover lost value and residential development potential.
• Promotes an economically viable process to transfer these development rights to other more suitable lands.
• Three types of lands within the RFMU District: Sending, Neutral, and Receiving.

Severing Developmental Rights from the property is permanent.

Sending Lands

• Lands with the highest degree of environmental value and sensitivity.
• Generally, lands with significant wetlands, uplands, and habitat for listed species.
• Principal target for preservation and conservation.
• Transfer development units FROM Sending Lands.

Neutral Lands

• Lands with a high ratio of native vegetation, and thus higher habitat values, than Receiving Lands, but does not approach levels of Sending Lands.
• Identified for limited semi-rural residential development.
• No Transfers (either from or to) allowed in Neutral Lands.

Receiving Lands

• Lands with lesser degree of environmental or listed species habitat value.
• Most appropriate for development.
• Residential development units may be transferred INTO Receiving Lands.

Four types of TDR Credit types available: Base + 4 types of Bonus Credits

Base TDR Credits

• 2 TDR per 5 acres 
• Formula: Base TDR Credits = # of acres * 0.4
• If Legal Non-Conforming (LNC) lot less than 5 acres and existed prior to 6/22/99, then 2 TDR Credits may be severed
• An existing dwelling on the property OR plans for future dwelling? No problem, subtract 1 TDR
  
  

Bonus 1 - Restoration & Maintenance

• 1 credit per TDR Credit severed
• Requires a Restoration and Management Plan (RMP) that has been accepted by the County
• Formula: R&M Credits = # of Base TDR Credits × % Property Subject to Approved RMP
  
  

Bonus 2 - Conveyance

• 1 credit per TDR Credit severed
• Land that is conveyed in fee simple to a federal, state, or local government agency as a gift
• Requires a Restoration and Management Plan (RMP) that has been accepted by the County
• Formula: Conveyance Credits = #of Base TDR Credits × % Property Subject to Approved RMP and Conveyed
• Entities accepting of Conveyance of Sending Lands Properties, as follows:
  
  

Collier Soil & Water Conservation District:239-455-4100

Conservation Collier:239-252-2961

Corkscrew Sanctuary:239-348-9151

Florida Department of Environmental Protection (FDEP):813-632-7600

South Florida Water Management District (SFWMD):800-432-2445


Bonus 3 - Belle Meade Hydrological Enhancement Overlay Bonus

• 2 TDR per 5 acres 
• If Legal Non-Conforming (LNC) lot less than 5 acres AND existed prior to 6/22/99, THEN 1 TDR Credit
• An existing dwelling on the property OR plans for future dwelling? No problem, subtract 1 TDR
• Eligibility is limited within two years of May 23, 2023 (the adopted date of the establishment of the BMHEO)
  
  

Bonus 4 - Receiving or Neutral Lands Bonus

• 1 TDR per 5 acres 
• Formula: Base TDR Credits = # of acres * 0.2
• If Legal Non-Conforming (LNC) lot less than 5 acres AND existed prior to 6/22/99, THEN 1 TDR Credit
• An existing dwelling on the property OR plans for future dwelling? No problem, subtract 1 TDR

For more information, please review the TDR Program Process Flow Charts.

Where TDR Credits Can Be Used

Rural Fringe Mixed Use District: Receiving Lands

Non-Rural Fringe Mixed Use Districts: Urban Residential Fringe

Receiving Lands

• Inherent density allowed: 1 dwelling unit (du) per 5 gross acres
• Maximum density thru TDR Process: 1 du per acre (Except higher end Rural Village)
• Minimum project size: 40 acres

Urban Residential Fringe

• Can use only TDRs from Sending Lands located within one mile of the Urban Boundary
• Maximum density increase: 1 du per acre
• Total allowable density: 2.5 du per acre

 For more information, please review the TDR Program Process Flow Charts.

 PARTICIPATION IN THE COLLIER COUNTY TDR PROGRAM IS VOLUNTARY.

Base TDR Credit-Generated from RFMU sending lands at a rate of 1 TDR credit/5 acres of RFMU Sending Land.

Bonus TDR Credit-Additional TDR Credit(s) obtained through Early Entry, Restoration & Maintenance, and/or Conveyance.

Neutral Lands-Lands located within the RFMU District that are generally depicted on the Future Land Use Map, and more specifically depicted on the Official Zoning Atlas, as Neutral Lands. [§ 2.03.08.A.3]

Receiving Lands-Lands located within the RFMU District that are generally depicted on the Future Land Use Map, and more specifically depicted on the Official Zoning Atlas, as Receiving Lands. [§ 2.03.08.A.2] 

Redemption of TDR Credit-Use TDR credit for development.

RFMU-Rural Fringe Mixed-Use

Sending Lands-Lands located within the RFMU District that are generally depicted on the Future Land Use Map, and more specifically depicted on the Official Zoning Atlas, as Sending Lands. [§ 2.03.08.A.4]

Sever Development-Eliminate development rights on property, thereby creating available TDR credits for sale.

TDR-Transfer of Development Rights

TDR Credit-A unit representing the right to increase the density or intensity of development on a parcel, obtained through a Transfer of Development Rights. [§ 2.03.07]

Transfer of development rights-The transfer of development rights from one parcel to another parcel in a manner that allows an increase in the density or intensity of development on the receiving property with a corresponding decrease in the remaining development rights on the sending property.

See the TDR Program Process Flow Charts.

For more information, email TDR@colliergov.net or refer to the Collier County Land Development Code’s Sub-Section 2.03.07 and 2.03.08.

 PARTICIPATION IN THE COLLIER COUNTY TDR PROGRAM IS VOLUNTARY.

Program information:

TDR Buyers List  (Updated 2017)

TDR Seller's List  (Updated July 2024)

TDR Program Activity Map (Updated June 2024)

Rural Fringe Mixed Use District Map

Applications & Forms:

For accessibility in filling out the following forms, the "PDF" versions have been replaced with "WORD" versions for your convenience:

TDR Severance Application 

TDR Limitation of Development Rights Agreement 

TDR Transfer Application 

TDR Lost Certificate Form and RELEASE of Lost TDR Certificate Form 

TDR Redemption Application 

TDR Restoration & Maintenance Bonus & Conveyance Bonus Application (Financial Surety Form attached)

For more information, email TDR@colliercountyfl.gov or refer to the Collier County Land Development Code’s Sub-Section 2.03.07 and 2.03.08.

 PARTICIPATION IN THE COLLIER COUNTY TDR PROGRAM IS VOLUNTARY.

TDR Flow Charts

In order to reduce the likelihood of threat to life and property from tropical storm or hurricane event, community facilities, schools, or other public buildings shall be designed to serve as storm shelters if located outside of areas that are likely to be inundated during storm events, as indicated on the Sea, Lake, and Overland Surge from Hurricane Map for Collier County. Impacts on evacuation routes, if any, must be considered as well. Applicants for new residential or mixed use developments proposed for Receiving Lands shall work with the Collier County Emergency Management staff to develop an Emergency Preparedness Plan to include provisions for storm shelter space, a plan for emergency evacuation, and other provisions that may be deemed appropriate and necessary to mitigate against a potential disaster.

Applicants for new developments proposed for Receiving Lands shall work with the Florida Division of Forestry, Collier County Emergency Management staff, and the Managers of any adjacent or nearby public lands, to develop a Wildfire Prevention and Mitigation Plan that will reduce the likelihood of treat to life and property from wildfires. This plan will address, at a minimum: project structural design; the use of materials and location of structures so as to reduce wildfire threat; firebreaks and buffers; water features; and the impacts of prescribed burning on adjacent or nearby lands.

• The property owner or his agent must first complete an application form: "Severance of Transfer of Rights (TDR) Credit Certificate", and return it with the requisite supporting documents to Comprehensive Planning Department, Community Development and Environmental Services Division, 2800 North Horseshoe Drive Naples, FL 34104.
• Include an application fee of $ 250.00 per parcel; an additional charge of $25.00 per TDR (Base) Credit will be due at the time of issuance.
• A determination will be made whether the application submitted is complete.
• The Comprehensive Planning Department will determine whether the property meets the qualification criteria, and the number of Credits available for transfer.
• The Comprehensive Planning Department will issue and record, the TDR Certificate and Conservation Easement with the Collier County Clerk of Courts Records Department.
• The property owner or buyer will receive an official TDR certificate certifying the transfer of the TDR Credits.

Yes. Where the transfer of development rights is employed to increase residential density within Receiving Lands, such residential development shall be clustered in accordance with the following provisions:

• Consistent with the provisions of the Potable Water and Sanitary Sewer Sub-Elements of this Plan, central water and sewer shall be extended to the project. Where County sewer or water services may not be available concurrent with development in Receiving Lands, interim private water and sewer facilities may be approved.
• The maximum lot size allowable for a single-family detached dwelling unit is one acre.
• The clustered development shall be located on the site so as to provide to the greatest degree practicable: protection for listed species habitat; preservation of the highest quality native vegetation; connectivity to adjacent natural reservations or preservation areas on adjacent developments; and, creation, maintenance or enhancement of wildlife corridors.

Receiving Lands are those lands within the Rural Fringe Mixed Use District that have been identified as being most appropriate for development and to which residential development units may be transferred from areas designated as Sending Lands. Based on the evaluation of available data, these lands have a lesser degree of environmental or listed species habitat value than areas designated as Sending and generally have been disturbed through development, or previous or existing agricultural operations.

Various incentives are employed to direct development into Receiving Lands and away from Sending Lands, thereby maximizing native vegetation and habitat preservation and restoration. Such incentives include, but are not limited to: the TDR process; clustered development; density bonus incentives; and provisions for central sewer and water. Within Receiving Lands, the following standards shall apply, except for those modifications that are identified in the North Belle Meade Overlay.