Hendry County, Florida
Sell your land in Montura Ranches for cash
Parcel Buyers buys vacant land for cash in Montura Ranch Estates, including rural lots served by the local water-control and road district and planned for wells and septic. 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 Montura Ranches?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Montura Ranches, Hendry 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 Montura Ranches sell for in 2025?
- In 2025, vacant lots in Montura Ranches sold for a median of $45,000 across 179 arm's-length sales; the middle half sold for $41,000 to $50,000.
- How many vacant lots are in Montura Ranches?
- The 2026 Florida property tax roll lists 4,146 vacant residential lots in Montura Ranches; 71% are 1.25-acre homesites, and the median lot is 1.25 acre.
- How is a cash offer for land in Montura Ranches 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 Montura Ranches 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 Montura Ranches?
- In 2025, companies bought 19% of the vacant lots that sold in Montura Ranches, including 2% bought by homebuilders. Individuals bought the rest.
- What was the median recorded 2025 sale price by lot size in Montura Ranches?
- The median recorded 2025 sale price for a 1.25-acre homesite in Montura Ranches was $45,000 across 119 sales.
- Are vacant lot prices in Montura Ranches going up or down?
- Vacant lot prices in Montura Ranches went up 7.1%: the median moved from $42,000 across 246 recorded sales in 2024 to $45,000 across 179 recorded sales in 2025. These are recorded sales, not list prices.
- Are vacant lots in Montura Ranches in a FEMA high-risk flood zone?
- About 3.5% of vacant lots in Montura Ranches have their center point in a FEMA high-risk flood zone (effective maps dated July 6, 2015 to May 15, 2020). This is map screening, not a determination; check FEMA's Map Service Center for your parcel.
- How many vacant lots in Montura Ranches got a home on the tax roll in 2025?
- 155 vacant lots in Montura Ranches changed from vacant-residential use to a home with new-construction evidence on the 2026 preliminary tax roll.
Local data
Montura Ranches land at a glance
Tax-roll figures cover parcels whose property address city is Montura Ranches in Hendry County. Local rules and services are sourced below.
| Vacant residential lots | 4,146 parcels classified vacant residential on the 2026 tax roll [1] |
|---|---|
| Most common lot size | 1.25-acre homesite (52,000–58,000 sq ft): 71% of vacant lots; next, acre-plus at 18%. Median lot: 1.25 acre (54,450 sq ft). [1] |
| Typical assessed value | $38,800 median just (market) value for a vacant lot; the middle half fall between $37,500 and $38,800 [1] |
| Recent lot sale prices | $45,000 median across 179 arm's-length sales of vacant lots in Montura Ranches (Jan 2025–Dec 2025); the middle half sold for $41,000–$50,000 [1] |
| Who bought lots in 2025 | Companies made 19% of those purchases, including 2% by homebuilders; individuals made the rest [1] |
| Owners who live elsewhere | 12% of vacant lots have an owner mailing address outside Florida (most often NY, NJ, IL) [1] |
| A platted rural community | Hendry County's comprehensive plan places the Montura Ranch Estates and Woodlands subdivisions in the Montura Ranch future-land-use category. [2] |
| Homes and hobby farms | The county plan describes single-family homes and hobby farms as the predominant uses, with a maximum residential density of one unit per acre. [2] |
| Private wells are planned | For rural residential development in the Montura Ranch category, the county plan identifies private wells as the water source. [2] |
| Individual septic is planned | The same land-use policy identifies individual septic systems for wastewater, so a buildable lot needs a compliant site and permit plan. [2] |
| Water-control district since 1970 | Central County Water Control District was created May 21, 1970. Its audited boundaries cover about 7,965 taxable acres and it is governed by a five-member board. [3],[5],[4] |
| District assessment per acre | The district's fiscal 2024 audit reports a $425-per-acre assessment, up from $325 in fiscal 2023 and $250 in fiscal 2022; the 2025 rate remained $425. [3],[4] |
| District work includes roads | The audit reports water-control and road expenses, dirt-road rebuilding and canal-and-levee maintenance. It also lists culverts as district infrastructure. [3] |
| County Road 833 | The Montura Ranch CR 833 overlay covers properties fronting County Road 833 and runs east to Arboleda Street. The plan gives overlay development access to CR 833 and calls for a second connection to a collector or local road when possible. [2] |
| 2025 sale price by lot size | The median recorded 2025 sale price for a 1.25-acre homesite in Montura Ranches was $45,000 across 119 sales. [1] |
| Lot sales, 2025 vs 2024 | 2025: 179 recorded sales, $45,000 median; 2024: 246 recorded sales, $42,000 median. Median +7.1%; count -27.2%. [1] |
| Vacant lots that got a home on the tax roll in 2025 | 155 recorded with new-construction evidence. [1] |
| Years of lot supply at the 2025 building pace | 26.7 years; simple ratio, not a forecast. [1] |
| Owner-type shares | Individuals 92.1%; companies 7.6%; trusts 0.1%; estates/heirs 0.1%; government/associations 0.0%. [1] |
| FEMA high-risk flood-zone screen | About 3.5% of vacant lots in Montura Ranches have their center point in a FEMA high-risk flood zone (effective maps dated July 6, 2015 to May 15, 2020). 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 Montura Ranches are 1 acre or less and have their center point in an adopted Florida springs BMAP. |
Pricing
What is a lot in Montura Ranches worth?
In 2025, vacant lots in Montura Ranches sold for a median of $45,000 across 179 arm's-length sales; the middle half sold for $41,000 to $50,000. [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 Montura Ranches
| Lot-size class | 2025 sales | 2025 median lot sale | Middle half |
|---|---|---|---|
| 1.25-acre homesite52,000–57,999 sq ft | 119 | $45,000 | $42,000–$50,000 |
| Acre-plus46,000–51,999 sq ft | 37 | $44,000 | $40,000–$45,000 |
| One-acre homesite40,000–45,999 sq ft | 13 | $40,000 | $36,000–$45,000 |
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 Montura Ranches
The district assessment follows acreage
Central County Water Control District is a major Montura-specific holding cost because its assessment is stated per acre. The fiscal 2024 audit reports $425 per acre, compared with $325 in fiscal 2023 and $250 in fiscal 2022, and says the rate remained $425 for fiscal 2025. The district is not simply a neighborhood name: it was created in 1970, covers about 7,965 taxable acres and funds water-control and road activity through a five-member board. A seller should use the current tax bill to see the actual assessment on the parcel. The audit figures explain the structure and history, but an old rate should never replace the current bill. [3]
Dirt roads, canals and culverts affect access
Road and drainage conditions can change how usable a Montura lot is. The district audit reports water-control and road expenses, dirt-road rebuilding and canal-and-levee maintenance, and it lists culverts as district infrastructure. That local system is different from a fully paved city subdivision. A road appearing on a plat does not, by itself, prove that every segment is improved, dry or passable for construction traffic. Before pricing, a buyer should look at the actual approach, any canal crossing, culvert condition, drainage and whether the parcel has legal access. We buy vacant land with no water, sewer or road work, but the work a future owner may face affects the offer. [3]
A well and septic plan is part of the build budget
A private well and individual septic system are the planned rural utility pattern here. Hendry County's future-land-use policy identifies those systems for Montura Ranch rural residential development rather than promising public water and sewer to each lot. The same policy sets a maximum density of one dwelling per acre and describes single-family homes and hobby farms as the predominant use. Those broad plan rules do not approve a specific home, animal use or septic layout. Soil, setbacks, drainage, the site plan and current permit requirements still matter. A lot with room for the needed systems is different from one constrained by water, access or existing improvements. [2]
Recent sales reflect more than lot size
Recent vacant sales provide a local benchmark, but they do not erase differences in road and site conditions. The 2025 tax-roll set contains 179 qualifying arm's-length, single-parcel vacant sales in this Montura Ranches address scope. The median was $45,000, and the middle range was $41,000–$50,000. On the 2026 roll, 1.25-acre homesites make up 71% of the 4,146 vacant residential lots, and median just value is $38,800. District charges, access, drainage, wells, septic feasibility, cleanup and title can move an individual price far away from those group figures. [1],[3],[2]
Common situations
Selling land in Montura Ranches in these situations
The yearly district charge keeps arriving
You can sell even if you no longer want to carry the district assessment. The audited rate is expressed per acre, so acreage matters, and the tax bill is the place to confirm the current parcel charge. If taxes or assessments are behind, ask for a current payoff rather than estimating from an older bill. With the seller's consent, liens or back taxes can be paid from the sale proceeds at closing. Selling ends future ownership costs after the deed transfers. [3]
The road is dirt or drainage is uncertain
A dirt road or drainage concern does not automatically stop a cash sale. It does mean the actual route and parcel should be inspected. The district audit reports road spending, dirt-road rebuilding and canal-and-levee maintenance, and it lists culverts as infrastructure. We buy vacant land with no road work, water or sewer. Our land inspection is the only contingency; if it fails, it costs the seller nothing. The offer reflects the access and work that a future owner would face. [3]
You bought the lot for a future hobby farm
You can sell even if the hobby-farm plan never happened. The county comprehensive plan describes hobby farms and single-family homes as the predominant uses in the Montura Ranch category, but a future project still has to meet the parcel's current zoning, permits, setbacks, well and septic requirements. We do not require the seller to design or permit a project first. We review the vacant land as it sits and make a no-obligation offer. [2]
You live outside Florida
An out-of-state owner can sell without traveling to Hendry County. 12% of owners in this vacant-lot scope have a mailing address outside Florida. Documents can be signed electronically or by mail through an independent title company, depending on the closing. We pay closing costs, there is no commission, and the typical closing is about 10 days after the purchase agreement, depending on title. [1]
Step by step
How do I sell my land in Montura Ranches?
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 Montura Ranches: common questions
How does Hendry County plan for Montura Ranch Estates?
As part of the Montura Ranch future-land-use category. The county plan groups Montura Ranch Estates with the Woodlands subdivisions, describes single-family homes and hobby farms as predominant uses, and sets a maximum density of one home per acre.
What does the water-control district do?
It funds water-control and road work in its district. The fiscal 2024 audit reports expenses for both functions, dirt-road rebuilding and canal-and-levee maintenance, and lists culverts as infrastructure. It also reports about 7,965 taxable acres, a five-member board and a $425-per-acre assessment.
Do Montura lots use public water and sewer?
The county plan identifies private wells and individual septic systems for rural residential development in the Montura Ranch category. That is the planning pattern, not approval for a specific installation. A future owner still needs to confirm the current permitting, site, soil, setback and drainage requirements for the exact lot.
Does the district assessment prove there is an HOA?
No. The audit and charter establish a public special district with water-control, road and assessment powers; they do not establish a private homeowners association. Check any separate deed restrictions or private obligations in the recorded documents and title work for the parcel.
What did vacant Montura Ranches land sell for?
The qualifying 2025 tax-roll sales had a median of $45,000 and a middle range of $41,000–$50,000. Those were arm's-length, single-parcel sales in this address scope. The figures are context, not an offer. Road condition, drainage, district charges, well and septic feasibility, cleanup and title can change an individual parcel's value.
Owner resources
Guides for your situation
- 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.
- 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.
More places in Hendry 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
- LaBelle
1,886 vacant lots · 2025 median lot sale $70,000
- Hendry County
14,832 vacant lots countywide
- Lehigh Acres
68,291 vacant lots · 2025 median lot sale $23,500
- Arcadia
3,098 vacant lots · 2025 median lot sale $70,000
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 Montura Ranches. 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. Lot-size sale rows use the same qualified 2025 sale cohort and canonical square-foot classes; classes with fewer than 10 sales are omitted. 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] Hendry County, Hendry County Comprehensive Plan Future Land Use Element (accessed 2026-09-30)
- [3] Florida Auditor General, Central County Water Control District fiscal year 2024 audit (accessed 2026-09-30)
- [4] Florida Legislature, Central County Water Control District charter, enrolled House Bill 1443 (accessed 2026-09-30)
- [5] Florida Auditor General, Central County Water Control District audit reports (accessed 2026-10-02)