Navigate the Sunshine State's hot market. Master wetlands permits, documentary stamp tax, flood zones, and capture the massive retiree/investor demand driving Florida's land boom.
Documentary Stamp Tax per $100 ($7,000 on $1M sale)
State Income Tax (drives massive buyer demand)
Water Management Districts requiring permits
$0.70 per $100 = $7,000 on $1M sale (seller typically pays)
Massive retiree & investor migration drives premium land prices
SWFWMD, SFWMD, SJRWMD, SRWMD, NWFWMD district approvals required
FEMA zones, elevation certificates, and flood insurance mandatory
Snowbird season brings international buyers paying premium prices
Miami-Dade, Broward, Palm Beach Counties
Naples, Fort Myers, Sarasota
Orlando, Tampa, Lakeland
Jacksonville, St. Augustine
Pensacola, Panama City, Tallahassee
Ocala, Okeechobee, Arcadia
$0.70 per $100 of purchase price
Seller typically pays (but negotiable)
$1.30 per $100 (includes $0.60 surtax)
Applies to properties over $100K
$3,000-$6,000 more than other Florida counties
Marshes, swamps, and flood-prone areas. Florida has millions of acres of wetlands—more than almost any state.
Why It Matters:
SWFWMD
Southwest Florida (Tampa, Sarasota, Naples)
SFWMD
South Florida (Miami, Fort Lauderdale, West Palm)
SJRWMD
St. Johns River (Jacksonville, Daytona, Orlando)
SRWMD
Suwannee River (Gainesville, Lake City)
NWFWMD
Northwest Florida (Pensacola, Panama City, Tallahassee)
1. Delineation Survey
2. Permit Application
3. Impact on Sale
Critical first step—hire professional wetlands surveyor if uncertain. Maps can be misleading.
Order flood zone determination. Get elevation certificate if in FEMA flood zone ($300-$1,000).
Determine if greenbelt applies. Calculate potential rollback tax (3-10 years back taxes if losing ag status).
Request estoppel letter from HOA/CDD. Compile all documents—you have 3 days to provide after contract.
Verify clear title with no liens. Title insurance is standard practice in Florida (rates set by state).
Flood, wetlands, agricultural, hurricane, and sinkhole (if central FL) disclosures required.
Boundary survey showing wetlands, flood elevation, and any encroachments. Strongly recommended.
October-May is peak snowbird season. Factor in international buyers paying premium for Florida land.
Retirees, investors, developers, and foreign buyers all active in Florida. No state income tax is huge draw.
Documentary stamp allocation (seller typically pays), closing timeline, and contingencies.
Florida-specific contract with all required disclosures. "As is" contracts common but disclosure still recommended.
Inspections, permits verification, title review. Buyers often request detailed wetlands and flood info.
Florida law requires HOA/CDD documents within 3 days of executed contract. Have these ready.
Resolve any title defects or boundary disputes. Clear title required for closing.
Florida allows either title companies or attorneys. Attorney not required (unlike Connecticut).
Seller pays $0.70 per $100 ($1.30 in Miami-Dade). Deed recorded at county courthouse.
Zone A / AE:
High-risk flood area. Flood insurance required by lenders.
Zone VE (Velocity Zone):
Coastal high-hazard with wave action. Highest insurance rates.
Zone X:
Low to moderate risk. Insurance optional but recommended.
Agricultural classification dramatically reduces property taxes—sometimes 80-90% savings.
Eligibility:
Minimum acreage varies by county (typically 5-10 acres)
Qualifying Uses:
Farming, cattle, timber, aquaculture, beekeeping
Tax Savings Example:
$5,000/year → $500/year with ag classification
If losing ag classification, you or buyer may owe 3-10 years of back taxes at full rate.
Example Rollback:
Critical:
Buyer must continue ag use or face rollback. Full disclosure required!
Community Development Districts are special tax districts that finance infrastructure (roads, water, sewer, drainage).
Annual Assessments:
Master the process or skip the complexity entirely
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Legal Disclaimer: This guide provides general information about selling land by owner in Florida and should not be construed as legal, tax, or financial advice. Florida real estate law is complex, particularly regarding documentary stamp tax, wetlands permits, flood zone disclosure, agricultural classification, and HOA/CDD requirements. Documentary stamp tax rates ($0.70 per $100 statewide, $1.30 per $100 in Miami-Dade County) are current as of 2025 but subject to change. Wetlands regulations vary by Water Management District (SWFWMD, SFWMD, SJRWMD, SRWMD, NWFWMD) and may require Environmental Resource Permits. Flood zone disclosure is mandatory under FEMA regulations. Agricultural classification rollback taxes can result in substantial liability (3-10 years of back taxes). HOA and Community Development District (CDD) documents must be provided within 3 days of contract execution per Florida law. While Florida allows "as is" contracts under Florida Statute 475.278, comprehensive disclosure is recommended. Sinkhole disclosure is required in affected counties. Consult with a Florida-licensed real estate attorney, certified public accountant familiar with Florida documentary stamps and agricultural rollback, and environmental consultant for wetlands determination before making any decisions. Title insurance and professional land surveys are strongly recommended. Individual circumstances vary significantly by county, water management district jurisdiction, flood zone designation, and property characteristics.