DeSoto County, Florida
Sell your land in Arcadia for cash
Parcel Buyers buys vacant lots and acreage for cash in the Arcadia address area, including city-limit parcels where Arcadia's Building and Planning staff and the Development Review Committee, not the county, review zoning and lot splits. You get a written, no-obligation cash offer within 24 hours, and closings run through an independent title company, typically in about 10 days, with no fees or commissions.
By Parcel Buyers · · Lot figures from the 2026 Florida property tax roll · How we made this page
Quick answers
- Who buys land for cash in Arcadia?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Arcadia, DeSoto County, usually within 24 hours. Sales close through an independent title company, typically in about 10 days, with no fees or commissions to the seller.
- What did vacant lots in Arcadia sell for in 2025?
- In 2025, vacant lots in Arcadia sold for a median of $70,000 across 87 arm's-length sales; the middle half sold for $40,000 to $135,000.
- How many vacant lots are in Arcadia?
- The 2026 Florida property tax roll lists 3,098 vacant residential lots in Arcadia; 13% are patio-home lots, and the median lot is 0.50 acre.
- How is a cash offer for land in Arcadia set?
- We start from recent sales of similar lots nearby, like the 2025 prices on this page, then adjust for water and sewer, road access, flood zone, lot size and any title issues, and for the time and cost of reselling. You get one written number, not a range.
- How do I know a land buyer in Arcadia is legitimate?
- A real buyer closes through an independent, licensed title company and never asks you to pay anything up front. We never charge sellers a fee, deposit or closing-cost advance, and the title company pays you by check or wire at closing.
- Who is buying lots in Arcadia?
- In 2025, companies bought 7% of the vacant lots that sold in Arcadia. Individuals bought the rest.
- What was the median recorded 2025 sale price by lot size in Arcadia?
- The median recorded 2025 sale price for a 5-acre ranchette in Arcadia was $135,000 across 17 sales.
- Are vacant lot prices in Arcadia going up or down?
- Vacant lot prices in Arcadia were roughly flat (+3.7%): the median moved from $67,500 across 90 recorded sales in 2024 to $70,000 across 87 recorded sales in 2025. These are recorded sales, not list prices. From January to June 2026, 21 vacant lots in Arcadia sold at a recorded median of $70,000.
- How much are estimated annual ad valorem taxes on a typical vacant lot in Arcadia?
- A typical vacant lot in Arcadia has estimated 2025 ad valorem taxes about $199 a year; most lots here also pay non-ad valorem charges (listed below).
- Are vacant lots in Arcadia in a FEMA high-risk flood zone?
- About 21.1% of vacant lots in Arcadia have their center point in a FEMA high-risk flood zone (effective maps dated November 6, 2013 to December 15, 2022). This is map screening, not a determination; check FEMA's Map Service Center for your parcel.
- How many vacant lots in Arcadia got a home on the tax roll in 2025?
- 76 vacant lots in Arcadia changed from vacant-residential use to a home with new-construction evidence on the 2026 preliminary tax roll.
Local data
Arcadia land at a glance
Tax-roll figures cover parcels whose property address city is Arcadia in DeSoto County. Local rules and services are sourced below.
| Vacant residential lots | 3,098 parcels classified vacant residential on the 2026 tax roll [1] |
|---|---|
| Most common lot size | Patio-home lot (5,000–7,000 sq ft): 13% of vacant lots; next, quarter-acre lot at 13%. Median lot: 0.50 acre (21,780 sq ft). [1] |
| Typical assessed value | $18,500 median just (market) value for a vacant lot; the middle half fall between $6,500 and $42,500 [1] |
| Recent lot sale prices | $70,000 median across 87 arm's-length sales of vacant lots in Arcadia (Jan 2025–Dec 2025); the middle half sold for $40,000–$135,000 [1] |
| Who bought lots in 2025 | Companies made 7% of those purchases; individuals made the rest [1] |
| Owners who live elsewhere | 15% of vacant lots have an owner mailing address outside Florida (most often IL, NY, KY) [1] |
| Address is not jurisdiction | The City Planning and Zoning Department reviews development inside Arcadia; DeSoto County provides the parallel building and land-use functions for unincorporated parcels. [2],[5] |
| Inside-city utility connection fees | The city's published FAQ lists $482.50 for a water connection and $636 for sewer inside the corporate limits. [3] |
| Outside-city utility fees differ | For property just outside the corporate limits that can receive city service, the same FAQ lists $1,500 for water and $3,500 for sewer. [3] |
| City flood permit required | Arcadia's flood code requires a floodplain development permit before work begins in a mapped special flood hazard area. [4] |
| Permit work-start window | The city flood code says a permit becomes invalid if work does not start within 180 days or is suspended or abandoned for 180 days. A written extension may be granted for no more than 180 days when justified. [4] |
| Peace River record in 2022 | The county mitigation plan says Hurricane Ian pushed the Peace River to 23.7 feet, exceeding the 20.55-foot record from 1921. [7] |
| County utility boundary matters | DeSoto County describes its utility service area as unincorporated land excluding areas served by Arcadia, so the correct provider must be confirmed for each parcel. [6] |
| Peace River | USGS monitors the Peace River at State Road 70 in Arcadia. The crossing's measured stage and discharge make river height a parcel-specific flood and access check for land near SR 70. [8] |
| Lot splits go through a review committee | The City's Unified Land Development Code, a 13-article document, routes a subdivision or zoning map request through the Development Review Committee and the Planning and Zoning Board before City Council acts on it. [2] |
| 2025 sale price by lot size | The median recorded 2025 sale price for a 5-acre ranchette in Arcadia was $135,000 across 17 sales. [1] |
| Lot sales, 2025 vs 2024 | 2025: 87 recorded sales, $70,000 median; 2024: 90 recorded sales, $67,500 median. Median +3.7%; count -3.3%. [1] |
| Vacant lots that got a home on the tax roll in 2025 | 76 recorded with new-construction evidence. [1] |
| Years of lot supply at the 2025 building pace | 40.8 years; simple ratio, not a forecast. [1] |
| Owner-type shares | Individuals 77.4%; companies 17.4%; trusts 0.7%; estates/heirs 3.7%; government/associations 0.7%. [1] |
| Typical annual ad valorem taxes | A typical vacant lot in Arcadia has estimated 2025 ad valorem taxes about $199 a year; most lots here also pay non-ad valorem charges (listed below). |
| 2026 so far (Jan-Jun) | 21 recorded vacant-lot sales; median $70,000. [1] |
| FEMA high-risk flood-zone screen | About 21.1% of vacant lots in Arcadia have their center point in a FEMA high-risk flood zone (effective maps dated November 6, 2013 to December 15, 2022). This is map screening, not a determination; check FEMA's Map Service Center for your parcel. |
| Springs BMAP small-lot screen | About 0% of located vacant lots in Arcadia are 1 acre or less and have their center point in an adopted Florida springs BMAP. |
Neighborhoods in Arcadia
| Neighborhood | Vacant lots | 2025 lot sales | Median 2025 lot sale |
|---|---|---|---|
| Royal Park Estates | 78 | 4 | — |
| Voss Oaks | 15 | 3 | — |
Unlinked recorded-plat summaries retain their separately prepared source edition. A neighborhood here is the recorded plat name at the start of the legal description.
Pricing
What is a lot in Arcadia worth?
In 2025, vacant lots in Arcadia sold for a median of $70,000 across 87 arm's-length sales; the middle half sold for $40,000 to $135,000. [1]
These are open-market sale prices. A direct cash offer is usually lower, because a cash buyer closes in days and takes on the time and cost of reselling the lot.
Recorded 2025 sale prices by lot size in Arcadia
| Lot-size class | 2025 sales | 2025 median lot sale | Middle half |
|---|---|---|---|
| 5-acre ranchette210,000–279,999 sq ft | 17 | $135,000 | $125,000–$150,000 |
| Acreage tract (10+ acres)435,600+ sq ft | 15 | $195,000 | $80,000–$222,500 |
These are open-market sale prices. A direct cash offer is usually lower, because a cash buyer closes in days and takes on the time and cost of reselling the lot.
See what similar lots sold for
What moves the price in Arcadia
City limits decide the first permit desk
City limits decide whether Arcadia or DeSoto County is the first permit and land-use desk. The tax-roll figures on this page count every parcel whose property address city is Arcadia, which in this county reaches far beyond the corporate limits into unincorporated land; the county page covers that same county-wide process for DeSoto County as a whole, while this page follows the development you would actually face at City Hall. Inside the city, Planning and Zoning handles development review, zoning, the comprehensive plan and the Unified Land Development Code. For an unincorporated lot with an Arcadia address, DeSoto County administers its building rules. Confirm jurisdiction from the parcel record before assuming one set of setbacks, fees or reviewers. A mailing address can help locate land, but it does not replace the legal boundary. [2],[5],[1]
Utility fees change at the corporate line
Published connection fees change at the corporate line. Arcadia's FAQ lists an inside-city water connection at $482.50 and sewer at $636. For property just outside the corporate limits that is eligible for city service, it lists $1,500 for water and $3,500 for sewer. Those are published connection figures, not a promise that mains, capacity or service are available to a particular lot. DeSoto County separately says its utility area covers unincorporated land except places served by Arcadia. A buyer therefore needs the parcel, jurisdiction and provider confirmed before treating a lot as served. That difference can materially change a builder's budget and the cash offer. [3],[6]
Flood elevation and access matter near the river
Flood elevation and usable access matter near the Peace River. The county's mitigation plan records 23.7 feet during Hurricane Ian in 2022, above the prior 20.55-foot river record from 1921. The city flood code requires a development permit in special flood hazard areas and adopts the official flood-study framework for local review. It also says that developments larger than 50 lots or 5 acres need base-flood elevation information where no elevation has been provided. Those rules do not prove one lot flooded or cannot be built. They show why elevation, drainage, access and the effective map need parcel-level review before a price is set. [7],[4]
Recent vacant-land sales are only a benchmark
Recent vacant-land sales are a benchmark, not a guaranteed offer. The 2025 tax-roll set contains 87 qualifying arm's-length, single-parcel vacant sales in the Arcadia address scope, with a median of $70,000 and a middle range of $40,000–$135,000. The 2026 roll shows a median vacant-lot size of 0.50 acres and a median just value of $18,500. Jurisdiction, utility access, road condition, flood elevation, acreage and title can make one parcel very different from the group. We use the roll as context and then inspect the actual land and records. [1]
Common situations
Selling land in Arcadia in these situations
You do not know whether the lot is in the city
You can still request an offer without knowing the boundary. We start from the parcel ID and compare the legal jurisdiction with the address. If the land is inside Arcadia, the city planning office reviews the development rules; an unincorporated parcel starts with DeSoto County. That distinction also affects which utility should answer an availability request. We buy vacant land as it is, including land with no confirmed water or sewer service. Our land inspection is the only contingency; if it fails, it costs the seller nothing. [2],[5],[6]
The property has a flood-zone concern
A flood-zone concern does not automatically prevent a cash sale. Arcadia requires a floodplain development permit for work in a special flood hazard area, and the county's Hurricane Ian history shows why the review matters. A buyer will look at the current map, elevation, drainage and whether the road remains usable during high water. We buy vacant lots with flood-zone and access issues, but those conditions can affect the offer because a future owner may need added design, fill, elevation or road work. [4],[7]
You inherited land and live elsewhere
An heir can sell remotely after title is ready to transfer. 15% of vacant-lot owners in this address scope have mailing addresses outside Florida. The title company determines which estate documents it needs, handles signing and records the deed. You do not need to clear or improve the land first. We pay closing costs, and liens or back taxes can be paid from the sale proceeds at closing with the seller's consent. [1]
Step by step
How do I sell my land in Arcadia?
From your first message to money in hand, with nothing left out. Requesting an offer costs nothing and commits you to nothing.
See every detail of the process-
Tell us about your land
Fill out the short form (about 60 seconds) or email us. A land specialist reaches out to confirm the details, usually the same business day.
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Get your cash offer within 24 hours
We review the property and send a written, no-obligation cash offer within 24 hours. It is a real number, not a range. Take it or leave it, with no pressure either way.
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Sign electronically
If you accept, everyone signs the purchase agreement electronically. There is nothing to print or mail at this stage.
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We inspect, the title company verifies
Our team inspects the land and an independent title company runs a title search for liens or taxes owed. If the land does not pass inspection, you are never charged anything.
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Close and get paid
The title company prepares the closing documents for notarization and issues your funds by standard check, overnight check, or wire transfer. A typical sale closes in 10 days.
Questions
Selling land in Arcadia: common questions
Is every Arcadia-address lot inside the city?
No. This page follows the property-address city used on the tax roll, not the incorporated boundary. Arcadia Planning and Zoning reviews development inside the city, while DeSoto County handles its unincorporated jurisdiction. Confirm the parcel before relying on city zoning, utility fees or permitting rules.
What are Arcadia's published water and sewer connection fees?
The city FAQ lists $482.50 for water and $636 for sewer inside the corporate limits. For eligible service just outside the limits, it lists $1,500 for water and $3,500 for sewer. Those amounts do not confirm that a main or connection is available at your exact lot.
Does a Peace River record mean my lot flooded?
No. The 23.7-foot Hurricane Ian river record describes a major county event, not the condition of every parcel. Use the current flood map, an elevation review, drainage information and road access for the specific property. Inside the city, work in a special flood hazard area requires a floodplain development permit.
Can I sell a lot with no confirmed utility connection?
Yes. We buy vacant lots with no water, sewer or road work. Arcadia and DeSoto County have different service areas, and a published system description does not promise a nearby main or available capacity. We verify the responsible provider and account for the likely utility plan when making the offer.
How quickly does an Arcadia cash sale close?
Closing is typically about 10 days after the purchase agreement is signed, depending on title. An independent, licensed title company handles the closing. There is no commission, we pay the closing costs, and you are not charged a fee. The written cash offer is no obligation.
Who reviews a lot split inside the City of Arcadia?
Not a single office acting alone. A subdivision or zoning map request goes to the Development Review Committee and then the Planning and Zoning Board under the City's Unified Land Development Code before City Council decides. An unincorporated parcel follows DeSoto County's process instead.
Owner resources
Guides for your situation
- How to Sell Land in a Flood Zone
Flood-zone land can be sellable and sometimes buildable. A FEMA flood zone describes mapped risk; it is not a building permit. The buyer must verify the current effective Flood Insurance Rate Map and any map changes, then ask the local floodplain administrator what elevation, floodway, coastal, permit, and design rules apply.[1][2][4] Vacant land itself is not covered by an NFIP policy; flood insurance covers qualifying buildings and contents, not land value.[5][6]
- Can You Build on a Vacant Lot?
Maybe. A vacant lot is buildable only if the proposed use fits the rules that apply to that parcel and the site can satisfy access, utility, environmental, and permit requirements. Start with the local planning or zoning office, confirm that the parcel is a legal lot, and get a written parcel-specific answer. A zoning label or tax parcel number alone is not approval to build.[1][2]
- How to Sell Land During a Divorce
Florida land can be sold during a divorce when the people with authority to convey title sign and the sale follows every applicable agreement and court order. Divorce law may treat land as marital even when only one spouse appears on the deed.[1][2] If ownership, signing authority, or the division of proceeds is unsettled, have a Florida attorney and the closing title company resolve those issues before closing.
More places in DeSoto County
Your written offer
Get your cash offer
Four short steps, about 60 seconds. We review your property and send a written, no-obligation cash offer within 24 hours. You can take it or leave it.
What happens after you send this
- A land specialist reaches out, usually the same business day, to confirm the details.
- You get a written cash offer within 24 hours: a real number, not a range.
- You decide. Requesting an offer costs nothing and commits you to nothing.
You will never be asked to pay us anything. No deposit, no processing fee, no closing-cost advance.
Nearby areas we buy
- DeSoto County
3,147 vacant lots countywide
- LaBelle
1,886 vacant lots · 2025 median lot sale $70,000
- North Port
35,264 vacant lots · 2025 median lot sale $18,600
- Punta Gorda
23,172 vacant lots · 2025 median lot sale $25,000
How we made this page
Parcel Buyers is a land-buying company based in Florida. We buy vacant land directly from owners and publish these local pages so owners can see what land in their area is doing before they sell, to us or anyone else. We count the tax-roll figures ourselves from state data, take local rules and fees from the official sources listed below, and use AI tools to help research and draft the text. Every number links to its source, and we update the page when the data changes.
Method and sources
Tax-roll figures cover parcels whose property address city is Arcadia. Source [1] is our own count of the Florida Department of Revenue's 2026 preliminary property tax roll: "vacant residential" means land-use code 000; lot sizes use the land square footage on the roll; values are the county property appraiser's just (market) value as of January 1, 2026; sale prices count only arm's-length sales of a single lot that was vacant when it sold and was still vacant on January 1, 2026 (bulk and multi-parcel deeds removed). Page updated October 31, 2026. Lot-size sale rows use the same qualified 2025 sale cohort and canonical square-foot classes; classes with fewer than 10 sales are omitted. Holding-cost estimates use 2025 taxable values and 2025 millage for FDOR vacant-residential code 000 parcels. They cover ad valorem taxes only, not a parcel-specific bill or non-ad valorem assessments. The reviewed 2026 recorded-sale window runs from January through June 2026; unreviewed recent sales are excluded. Flood and springs-BMAP figures screen tax-roll parcel center points, not parcel boundaries. They are aggregate map screens, not flood-zone, insurance, buildability, elevation, septic, or permitting determinations.
- [1] Florida Department of Revenue (data); Parcel Buyers (analysis), Parcel Buyers analysis of the 2026 preliminary Name-Address-Legal (NAL) property tax roll (accessed 2026-10-03)
- [2] City of Arcadia, Planning and Zoning (accessed 2026-10-31)
- [3] City of Arcadia, City of Arcadia frequently asked questions (accessed 2026-10-02)
- [4] City of Arcadia, Unified Land Development Code Article IX: Natural Resources (accessed 2026-10-02)
- [5] DeSoto County Board of County Commissioners, Building Division (accessed 2026-10-02)
- [6] DeSoto County Board of County Commissioners, DeSoto County Utilities (accessed 2026-10-02)
- [7] DeSoto County Board of County Commissioners, DeSoto County 2025 Local Mitigation Strategy (accessed 2026-10-02)
- [8] U.S. Geological Survey, Peace River at SR 70 at Arcadia, FL (accessed 2026-10-02)