Franklin County, Florida
Sell your land in St. James for cash
Parcel Buyers buys vacant land with a St. James property address for cash, whether or not the lot sits inside the St. James Bay planned development on U.S. 98. You get a written, no-obligation cash offer within 24 hours, and closings use 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 St. James?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in St. James, Franklin 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 St. James sell for in 2025?
- In 2025, vacant lots in St. James sold for a median of $28,200 across 14 arm's-length sales; the middle half sold for $20,000 to $36,500.
- How many vacant lots are in St. James?
- The 2026 Florida property tax roll lists 375 vacant residential lots in St. James; 88% are quarter-acre lots, and the median lot is 0.22 acre.
- How is a cash offer for land in St. James 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 St. James 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 St. James?
- In 2025, companies bought 43% of the vacant lots that sold in St. James, including 43% bought by homebuilders. Individuals bought the rest.
- How much are estimated annual ad valorem taxes on a typical vacant lot in St. James?
- A typical vacant lot in St. James has estimated 2025 ad valorem taxes about $225 a year; most lots here also pay non-ad valorem charges (listed below).
- Are vacant lots in St. James in a FEMA high-risk flood zone?
- About 17.7% of vacant lots in St. James have their center point in a FEMA high-risk flood zone (effective maps dated February 5, 2014 to October 10, 2024). This is map screening, not a determination; check FEMA's Map Service Center for your parcel.
- How many vacant lots in St. James got a home on the tax roll in 2025?
- 5 vacant lots in St. James changed from vacant-residential use to a home with new-construction evidence on the 2026 preliminary tax roll.
Local data
St. James land at a glance
Tax-roll figures cover parcels whose property address city is St. James in Franklin County. Local rules and services are sourced below.
| Vacant residential lots | 375 parcels classified vacant residential on the 2026 tax roll [1] |
|---|---|
| Most common lot size | Quarter-acre lot (9,000–13,000 sq ft): 88% of vacant lots; next, sliver / remnant at 10%. Median lot: 0.22 acre (9,580 sq ft). [1] |
| Typical assessed value | $28,000 median just (market) value for a vacant lot; the middle half fall between $25,800 and $38,000 [1] |
| Recent lot sale prices | $28,200 median across 14 arm's-length sales of vacant lots in St. James (Jan 2025–Dec 2025); the middle half sold for $20,000–$36,500 [1] |
| Who bought lots in 2025 | Companies made 43% of those purchases, including 43% by homebuilders; individuals made the rest [1] |
| Owners who live elsewhere | 27% of vacant lots have an owner mailing address outside Florida (most often GA, TN, AL) [1] |
| St. James Bay was planned on 377.4 acres | A 2006 state order says Franklin County changed the land use on 377.4 acres along U.S. 98 at Crooked River Road to Mixed Use Residential in 2000 for St. James Bay. [12] |
| A 2021 amendment request was tabled | July 2021 county minutes first described a St. James Bay PUD request with 575 dwelling units, an 18-hole golf course and 210,000 square feet of commercial space. The agent corrected it to adding an RV park, and the board tabled it. [2] |
| The POA takes estoppel requests online | The St. James Bay Property Owners Association's contact form lists "ESTOPPEL Requests" as a recipient, along with the board and the association manager. The page does not list dues. [3] |
| Utility history involves Carrabelle | At a November 2, 2004 county meeting, a Carrabelle resident said the city had a water and sewer contract only to supply St. James Bay. She spoke while the board discussed city service to a different new development. [4] |
| The golf resort covers 234 acres | The St. James Bay site describes a 234-acre resort with a par-72 golf course, 8 pickleball courts and 2 swimming pools. [5] |
| Flood elevation remains parcel-specific | Franklin County's Forerunner flood map looks up a parcel's flood zone and base flood elevation by address or parcel ID. In a rated A zone, the lowest floor must be at least 1 foot above base flood elevation. [6] |
| A dated fire charge is documented | Franklin County's July 21, 2022 workshop on the FY 2022-23 budget listed a $10 yearly fire MSBU charge per vacant parcel, a rate set in 2009, and a Lanark/St. James fire district (No. 27). The current tax bill shows today's charge. [7] |
| Crooked River | A 2006 state order says the Crooked and Ochlockonee rivers separate St. James Island from mainland Franklin County, and it places St. James Bay along U.S. 98 at Crooked River Road. [12] |
| Vacant lots that got a home on the tax roll in 2025 | 5 recorded with new-construction evidence. [1] |
| Typical annual ad valorem taxes | A typical vacant lot in St. James has estimated 2025 ad valorem taxes about $225 a year; most lots here also pay non-ad valorem charges (listed below). |
| 2026 so far (Jan-May) | County-level for Franklin County: 90 recorded vacant-lot sales; median $65,000. [1] |
| FEMA high-risk flood-zone screen | About 17.7% of vacant lots in St. James have their center point in a FEMA high-risk flood zone (effective maps dated February 5, 2014 to October 10, 2024). 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 St. James are 1 acre or less and have their center point in an adopted Florida springs BMAP. |
Pricing
What is a lot in St. James worth?
In 2025, vacant lots in St. James sold for a median of $28,200 across 14 arm's-length sales; the middle half sold for $20,000 to $36,500. [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. Homebuilders made 43% of the 2025 lot purchases in St. James, and builder demand can lift sale prices above what a single owner usually gets from a cash buyer.
See what similar lots sold for
What moves the price in St. James
The property-address scope is larger than one planned community
St. James Bay is a specific planned development; St. James is also the property-address city used by the tax roll. Those are not interchangeable boundaries. A 2006 state order says the county changed the land use on 377.4 acres along U.S. 98 at Crooked River Road for the development in 2000. In July 2021, a PUD request first described as 575 dwelling units, an 18-hole golf course and 210,000 square feet of commercial space was corrected to adding an RV park, and the county board tabled it until it had plans and water and sewer details. Before applying project rules or association documents, a buyer must confirm that the parcel is actually within the recorded development. [12],[2]
Association obligations need current written confirmation
The St. James Bay Property Owners Association's public contact page does not give a dues amount for a vacant lot, but its contact form has an "ESTOPPEL Requests" option. A seller or buyer should obtain the parcel's governing declaration, current assessment statement, transfer requirements and any architectural rules directly from the association or closing agent. An unpaid association balance can reduce net proceeds. [3]
Historical utility service is not a present capacity letter
At a Franklin County meeting on November 2, 2004, a Carrabelle resident said the city had contracted only to provide water and sewer to St. James Bay. She spoke while the board discussed city service to a different new development, and the county attorney said the board had never taken an official stand on that service. That record does not establish current capacity, tap status or extension cost for a particular lot. A parcel in the project needs current confirmation from the provider and association. A parcel outside the served project may need another water and wastewater solution, with any onsite sewage permit now handled by Florida DEP. [4],[8]
Sales combine resort and non-resort conditions
The 2025 tax-roll set includes 14 qualifying single-parcel vacant sales whose property-address city is St. James. The median was $28,200, and the middle half ran from $20,000–$36,500. The median recorded lot size is 0.22 acres, while quarter-acre lots make up the largest measured group at 88%. Those numbers do not identify association membership, golf proximity, utility capacity, flood elevation or buildable area. Each factor can change a builder's budget, so the address-scope median is only a benchmark for a parcel-specific offer. [1]
Common situations
Selling land in St. James in these situations
You own a St. James lot but not its governing documents
First determine whether the legal description places the parcel inside St. James Bay. If it does, the association or title search can identify the recorded declaration and current balance; the public POA page alone is not enough to price those obligations. If it does not, ordinary county zoning rather than the PUD may control. We can begin the parcel review without asking the seller to reconstruct every rule. We check utilities, access and title on every parcel before offering, and there are no fees or commissions. [2],[3]
The lot was bought for golf-area growth
The resort's public site describes a 234-acre property, par-72 course, 8 pickleball courts and 2 pools. Those amenities can support interest nearby, but proximity does not establish membership, a golf view or permission to use facilities. A seller can request an offer without clearing the lot, adding utilities or marketing it to builders. The land inspection is our only contingency; if the parcel does not work, it costs the seller nothing. [5],[3]
You live out of state or inherited the parcel
A St. James-area sale can close without a trip to Franklin County. 27% of owners in this vacant-lot address scope have mailing addresses outside Florida. The independent title company checks the ownership chain, identifies estate or trust documents, obtains current payoff information and arranges electronic or mail-away signatures. Closing is typically about 10 days after agreement, subject to title. We cover closing costs. With the seller's consent, liens or back taxes can be paid from the sale proceeds at closing, and the title company can send an estoppel request to the POA through its contact form. [1],[3]
Step by step
How do I sell my land in St. James?
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 St. James: common questions
Is every St. James-address lot in St. James Bay?
Not necessarily. A 2006 state order puts St. James Bay on 377.4 acres along U.S. 98 at Crooked River Road, while this page's figures cover every tax-roll parcel whose property-address city is St. James. Check the legal description and development map before applying association or project rules.
What are the current St. James Bay POA fees?
The association's public contact page does not list dues. Its contact form has an "ESTOPPEL Requests" option, so you or the closing agent can ask for a current balance along with the parcel's governing documents. That is safer than using a listing price or a neighbor's bill.
Who issues building permits in St. James?
Franklin County does. Its Building Department takes permit applications online, by mail or in person. The county Planning and Zoning board reviews St. James Bay PUD changes and site plans, and a new home in an A or V flood zone needs a pre-construction elevation certificate with the application.
Can I sell before confirming water and sewer capacity?
Yes. The 2004 county minutes record a resident's statement about a Carrabelle service arrangement for St. James Bay, not today's parcel capacity. We can treat current availability as a due-diligence item and price the land in its present condition rather than requiring the seller to obtain or build a connection first.
Can I sell a St. James lot with delinquent taxes?
Often, yes, if the title and auction timing allow it. Franklin County taxes become delinquent April 1, and the certificate is a lien rather than a deed. Florida law lets a certificate holder apply for a tax deed once 2 years have passed since April 1 of the year the certificate was issued, so ask the title company for payoff and case status promptly.
Owner resources
Guides for your situation
- 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.
- Can You Sell Land With a Lien?
Yes. Land with a lien can often be sold, but signing a deed does not by itself erase a valid claim. The lien may need to be paid, released, discharged, or otherwise resolved under the law that applies. With the seller's consent, an approved payoff can come from sale proceeds at closing. If the balance or lien is wrong, dispute it before closing and require proof of the cure.
- 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]
More places in Franklin 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
- Lanark
386 vacant lots · 2025 median lot sale $34,000
- Carrabelle
1,232 vacant lots · 2025 median lot sale $40,000
- Franklin County
6,600 vacant lots countywide
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 St. James. 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 2, 2026. 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 May 2026; unreviewed recent sales are excluded. County-level figures are used on this place page. 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] Franklin County, Planning and Zoning Adjustment Board packet, August 10, 2021 (includes July 27, 2021 minutes) (accessed 2026-10-02)
- [3] St. James Bay Property Owners Association, St. James Bay Property Owners Association contact page (accessed 2026-10-02)
- [4] Franklin County, Board of County Commissioners minutes, November 2, 2004 (accessed 2026-10-02)
- [5] St. James Bay Golf Resort, About St. James Bay (accessed 2026-10-02)
- [6] Franklin County Building Department, Flood information and parcel map (accessed 2026-10-02)
- [7] Franklin County, Budget workshop minutes, July 21, 2022 (fire MSBU rates) (accessed 2026-10-02)
- [8] Florida Department of Environmental Protection, Onsite sewage permitting FAQ (accessed 2026-10-02)
- [9] Franklin County Building Department, Franklin County permit applications (accessed 2026-10-02)
- [10] Franklin County Tax Collector, Property tax, delinquency and tax certificates (accessed 2026-10-02)
- [11] Florida Senate, Florida Statutes section 197.502, tax-deed applications (accessed 2026-10-02)
- [12] Florida Division of Administrative Hearings, Recommended order on Franklin County St. James Island amendments (accessed 2026-10-02)