White Springs is a very small town on the upper Suwannee River in Hamilton County, North Florida. The 2020 Census counted 740 people in town and about 14,000 in the whole county. Our four lots sit on SE US 41 just north of town, about 6 minutes from town hall. Lake City and Jasper, the county seat, are each about 15 miles away, and Live Oak is about 17. I-75 meets I-10 at Lake City, so Valdosta, Georgia (about 50 miles), Gainesville (about 65) and Jacksonville (about 75) are straight highway drives. Tallahassee is about 100 miles west.

Daily life here is about the river and the woods. Stephen Foster Folk Culture Center State Park, about 5 minutes from the lots, has a 97-bell carillon tower, a museum, craft demonstrations and a campground. It hosts the Florida Folk Festival every Memorial Day weekend, a tradition since 1953. Big Shoals, home to Florida's largest whitewater rapids, is about 15 minutes away, and the Florida National Scenic Trail passes through town.

The trade-off is distance. In town there is a Dollar General Market, but the nearest Walmart and full hospital are in Lake City, about 18 to 19 miles away. Jobs are few: the county had about 3,200 jobs at the end of 2025, and Nutrien's phosphate mine, open since 1965, is one of the area's main employers. White Springs suits people who want space, quiet and a slow pace, and who don't mind driving for work and shopping.

Lake City: about 15 mi
Live Oak: about 17 mi
Jasper (county seat): about 15 mi
White Springs population: 740 (2020 Census)

What people like about White Springs

Mobile homes are a permitted use
Our lots are zoned A-4, and the Hamilton County code lists mobile homes and single-family homes as permitted uses there, with a 5-acre minimum lot size. Placement, tie-down and permit rules still apply, so check with the county zoning office at (386) 792-0507 before you buy a home.
Mapped out of the flood zone
All four lots are in FEMA Zone X, minimal flood risk. The map pin sits about 130 feet above sea level, while the Suwannee's record crest at White Springs was about 88 feet in 1973. The river does flood low ground near it, including parts of town and the state park, so confirm the map yourself.
Room, and no HOA
Each lot is 5.75 acres, or 11.51 if you buy the whole tract, with no HOA and no deed restrictions. The land is wooded, so plan on clearing for a driveway and homesite.

What to check before you buy

Hurricanes reach this far inland
Hurricane Idalia (2023) brought damaging winds across the county, and after Hurricane Helene (2024) every power customer in the county, over 7,000, was left without power. Plan for strong tie-downs, a generator and trees that can fall.
Well, septic and a dirt road
There is no city water or sewer at these lots. You will need a private well, drilled by a licensed contractor with a Suwannee River Water Management District permit, and a septic permit from the Florida Department of Health in Hamilton County. Access is by a private dirt road, and power is nearby through Duke Energy.
Few jobs, long drives for errands
Hamilton County's unemployment rate was 6.8% in July 2026, well above Florida's, and its average weekly wage was $1,121 at the end of 2025, against $1,471 statewide. The nearest big stores and the hospital are about 25 minutes away in Lake City.

Sources: our lot pages and brochures; Hamilton County Land Development Regulations; U.S. Census Bureau (2020 Census) and UF BEBR 2025 estimates; Town of White Springs; BLS (Q4 2025 county wages; July 2026 unemployment, via FRED); National Weather Service Jacksonville storm reports (Idalia 2023, Helene 2024); NWS/NOAA Suwannee River gauge at White Springs; USGS elevation data; Florida Department of Health in Hamilton County; Florida DEP; Suwannee River Water Management District; MSHA and WUFT (Nutrien mine); drive distances from OpenStreetMap routing, without traffic.

Check the Hamilton County code before you build

We haven't written a full zoning guide for Hamilton County yet. The county's own land development code is the source of truth for what you can place on a lot, and every lot page lists its zoning district so you know which section to read.

View County Code

Counties with a full buying guide

Questions about Hamilton County land

Can I put a mobile home on land in Hamilton County?

It depends on the zoning. Our lots are zoned A-4, where the county code lists mobile homes as a permitted use, and our lot pages allow modular, site-built and mobile homes. Check with the county zoning office at (386) 792-0507 for placement and permit rules.

How do I find a septic tank in Hamilton County, FL?

For an existing home, call the Florida Department of Health in Hamilton County in Jasper, (386) 792-1414, which issues septic permits, and ask for any permit on file for the address. The state's Florida Water Management Inventory map also shows whether a developed property uses septic. Our lots are vacant, so there is no tank yet; that same office issues the permit for a new one.

Do the lots have city water and sewer?

No. Each lot needs a private well and a private septic system. Power is nearby through Duke Energy; ask them what a hookup will cost.

Does the Suwannee River flood the lots?

The lots are mapped in FEMA Zone X, minimal flood risk, and sit well above the river's record level at White Springs. The river does flood low areas close to it, so check the FEMA map and get an insurance quote before you build.

Can I live in an RV on the land?

Our lot pages say RVs are allowed with a permit that is valid for 5 years, with a maximum continuous stay of 6 months. Check with the county before you move one in.

Are your lots in Lake City or Live Oak?

No. All four lots are near White Springs in Hamilton County. Lake City is about 15 miles away, Live Oak about 17 and Jasper about 15.

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