Florida
Sell your land in Madison County for cash
Parcel Buyers buys vacant lots and acreage in Madison County for cash, including land that may need a well and a septic system. The health department still permits septic systems here, and a homesite of an acre or less inside a mapped spring basin needs a nitrogen-reducing system. 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 Madison County?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Madison County, Florida, 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 Madison County sell for in 2025?
- In 2025, vacant lots in Madison County sold for a median of $45,000 across 83 arm's-length sales; the middle half sold for $17,600 to $60,000.
- How many vacant lots are in Madison County?
- The 2026 Florida property tax roll lists 4,148 vacant residential lots in Madison County; 15% are 5-acre ranchettes, and the median lot is 1.16 acre.
- How is a cash offer for land in Madison County 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 Madison County 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 Madison County?
- In 2025, companies bought 5% of the vacant lots that sold in Madison County. Individuals bought the rest.
- What was the median recorded 2025 sale price by lot size in Madison County?
- The median recorded 2025 sale price for a 5-acre ranchette in Madison County was $47,000 across 27 sales.
- How much are estimated annual ad valorem taxes on a typical vacant lot in Madison County?
- A typical vacant lot in Madison County has estimated 2025 ad valorem taxes about $211 a year; most lots here also pay non-ad valorem charges (listed below).
- Are vacant lots in Madison County in a FEMA high-risk flood zone?
- About 23.9% of vacant lots in Madison County have their center point in a FEMA high-risk flood zone (effective maps dated September 29, 2006 to July 7, 2026). This is map screening, not a determination; check FEMA's Map Service Center for your parcel.
- How many vacant lots in Madison County got a home on the tax roll in 2025?
- 64 vacant lots in Madison County changed from vacant-residential use to a home with new-construction evidence on the 2026 preliminary tax roll.
Local data
What is land in Madison County worth?
In 2025, vacant lots in Madison County sold for a median of $45,000 across 83 arm's-length sales; the middle half sold for $17,600 to $60,000. [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 Madison County
| Lot-size class | 2025 sales | 2025 median lot sale |
|---|---|---|
| 5-acre ranchette210,000–279,999 sq ft | 27 | $47,000 |
| Acreage tract (10+ acres)435,600+ sq ft | 12 | $101,000 |
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.
| Vacant residential lots | 4,148 parcels classified vacant residential on the 2026 tax roll [1] |
|---|---|
| Most common lot size | 5-acre ranchette (210,000–280,000 sq ft): 15% of vacant lots; next, mini-estate (2-3 acres) at 13%. Median lot: 1.16 acre (50,530 sq ft). [1] |
| Typical assessed value | $18,800 median just (market) value for a vacant lot; the middle half fall between $8,500 and $36,700 [1] |
| Recent lot sale prices | $45,000 median across 83 arm's-length sales of vacant lots in Madison County (Jan 2025–Dec 2025); the middle half sold for $17,600–$60,000 [1] |
| Who bought lots in 2025 | Companies made 5% of those purchases; individuals made the rest [1] |
| Owners who live elsewhere | 16% of vacant lots have an owner mailing address outside Florida (most often GA, NY, TX) [1] |
| 2026 county rate is 8.67760 mills | The 2026 county line is printed as .00867760, equal to 8.67760 mills. [2] |
| November bills start with 4% off | Discounts are 4% in November, 3% in December, 2% in January, and 1% in February. April 1 adds a 3% penalty. [2] |
| Certificate bids open at 18% | Certificates are auctioned by June 1, opening at 18% and moving down. The buyer gets a seven-year lien, not a deed. [2] |
| Health department still permits septic | Madison County is not among the 16 counties transferred to DEP on January 2, 2025. The local health department still handles septic permitting and inspections. [9],[10] |
| The water district permits wells | The district lists this county and says, "All water well construction must be permitted by the District." Permits go to licensed contractors. [14] |
| Appraiser sets January 1 values | Florida's Department of Revenue says county property appraisers establish each property's value as of January 1 and review exemption and classification applications. [5] |
| Farm districts cap dwellings per acre | Unincorporated Agriculture 1 allows one dwelling for each 40 acres. Agriculture 2 allows one for each 10 acres, plus capped smaller-lot options. [7],[8] |
| Interstate 10 | FDOT lists the Madison I-10 weigh station at mile marker 263, at a Lee address two miles east of County Road 255 Exit 262. [16] |
| 2025 sale price by lot size | The median recorded 2025 sale price for a 5-acre ranchette in Madison County was $47,000 across 27 sales. [1] |
| Vacant lots that got a home on the tax roll in 2025 | 64 recorded with new-construction evidence. [1] |
| Years of lot supply at the 2025 building pace | 64.8 years; simple ratio, not a forecast. [1] |
| Owner-type shares | Individuals 89.5%; companies 8.2%; trusts 1.9%; estates/heirs 0.3%; government/associations 0.1%. [1] |
| Typical annual ad valorem taxes | A typical vacant lot in Madison County has estimated 2025 ad valorem taxes about $211 a year; most lots here also pay non-ad valorem charges (listed below). |
| 2026 so far (Jan-Jun) | 43 recorded vacant-lot sales; median $30,000. [1] |
| FEMA high-risk flood-zone screen | About 23.9% of vacant lots in Madison County have their center point in a FEMA high-risk flood zone (effective maps dated September 29, 2006 to July 7, 2026). This is map screening, not a determination; check FEMA's Map Service Center for your parcel. |
| Springs BMAP small-lot screen | About 40.9% of located vacant lots in Madison County are 1 acre or less and have their center point in an adopted Florida springs BMAP. |
Land by town in Madison County
| Town | Vacant lots | 2025 lot sales | Median 2025 lot sale |
|---|---|---|---|
| Lee | 1,536 | 44 | $45,000 |
| Madison | 1,527 | 26 | $42,500 |
| Greenville | 755 | 9 | — |
| Pinetta | 268 | 2 | — |
| Lamont | 62 | 2 | — |
Florida Department of Revenue-backed rows use the 2026 preliminary tax roll. Supplemental rows retain their separately prepared source edition. Most towns are counted by property-address city, a few by ZIP code (each town page states its scope), so areas can overlap. Lots we cannot place in a town count only in the county total.
Where we buy
Areas we cover in Madison County
- Lee
1,536vacant lots · 2025 median lot sale $45,000
- Madison
1,527vacant lots · 2025 median lot sale $42,500
- Greenville
755vacant lots
- Pinetta
268vacant lots
These pages cover the largest lot markets in Madison County. We buy land anywhere else in the county too: send the parcel details through the form below.
Selling here
How selling land works in Madison County
Records and the tax calendar
Records and the tax calendar start with the November bill, not a land sale. November takes 4% off, December 3%, January 2%, and February 1%. Unpaid real-estate tax becomes delinquent April 1 and draws a 3% penalty. After three weeks of ads, certificates are auctioned by June 1. Bids open at 18% and fall. The lien lasts seven years. If it is unredeemed for 22 months, the clerk can sell a tax deed on the courthouse steps. Bidders must be present a few minutes before 11:00 a.m., and the winner posts a nonrefundable deposit of 5% of the bid or $200, whichever is greater. The 2026 county line is .00867760, or 8.67760 mills. Homestead certificates under $250 go to the county at 18%. The appraiser establishes January 1 values. The clerk provides an official-record search. [2],[5],[3],[4]
Building, septic, and well permits
Building, septic, and well permits come from different offices. The county page provides building applications and directs septic applicants to Florida Department of Health guidance. Madison County was not among the 16 counties transferred to DEP on January 2, 2025, so the local health department still handles septic permitting and inspections. A new-system packet uses DEP form 4015 with a site plan, floor plan, fee, and site evaluation. A well is separate. This county is in the Suwannee River Water Management District, which states that all well construction requires a district permit issued to a licensed contractor. Before we offer, we review utilities, access, and title. [6],[9],[10],[14]
Where the one-acre nitrogen rule applies
The one-acre nitrogen rule applies inside a basin management action plan or alternative restoration plan area. Since July 1, 2023, a new system on a lot of one acre or less there must use enhanced nitrogen treatment when sewer is unavailable. DEP's June 2025 Lower and Middle Suwannee plan maps the covered area across eastern Madison County. The Madison Blue springshed is 84,787 acres, with 64,110 acres in the priority focus area. The plan sets a 0.35 mg/L monthly-average nitrate target and estimates septic systems in the Madison Blue springshed at 26,922 pounds of nitrogen a year, about 6%, versus about 73% from farm fertilizer. DEP's 2017 PFA report records 1.39 mg/L on January 17, 2017; that is a dated measurement, not a current result. [11],[12],[13]
What moves vacant-land prices
Vacant-land prices move with lot size, recent sales, flood, and zoning. 5-acre ranchettes are 15% of vacant lots, and the median size is 1.16 acres. In 2025, 83 sales had a midpoint of $45,000 (middle half $17,600–$60,000) against an assessed midpoint of $18,800. Flood threat is storm ponding plus the Suwannee, Withlacoochee, and Aucilla rivers at flood stage. Floodplain work needs a building permit, and a repair at 50% of building value must meet new-construction rules. The county joined the federal flood program in 1987 as community 120149. On unincorporated land, Agriculture 1 allows one dwelling per 40 acres and Agriculture 2 one per 10 acres, with a yearly cap of 25 extra permits on lots of at least 3 acres. [1],[15],[8],[7]
Step by step
How do I sell my land in Madison County?
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 Madison County: common questions
Who issues septic permits in Madison County?
The county health department does. DEP's county table leaves this county off the list where DEP issues permits, so the local office still permits and inspects systems, using DEP form 4015 applications.
Does every new septic system have to be nitrogen-reducing?
No. Since July 1, 2023, that design is required only for a new permit on a homesite of one acre or smaller in a mapped basin. The 2025 Suwannee plan covers the east side and Madison Blue Spring, not every acre.
Can I sell land in Madison County with no water or sewer?
Yes. We buy vacant lots and acreage for cash, including land with no water, no sewer, and no road work. A future home may need a Suwannee River Water Management District well permit and a county health-department septic permit. Those development requirements do not prevent us from reviewing the vacant land for a cash offer.
Can unpaid taxes be paid at closing?
Yes. Liens or back taxes can be paid from the sale proceeds at closing, with your consent. Ask the collector for a payoff before the certificate sale, held at the end of May or on June 1, where bids open at 18%.
Who permits a well in Madison County?
The Suwannee River Water Management District does. It lists this county and states, "All water well construction must be permitted by the District." Only licensed contractors receive that permit.
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.
- 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]
Official county tools
Look up your lot in Madison County
Check the county’s own records before making a decision. Each link opens the office or map responsible for that lookup.
| What to check | Official county tool |
|---|---|
| Property appraiser search | Open madisonpa.com Browser check may be required. |
| Property tax bill lookup | Open madisoncountytaxcollector.com |
| Clerk official records | Open madisonclerk.com |
| Building permit lookup | Open madisoncountyfl.com |
| Code enforcement lookup | Open madisoncountyfl.com |
| Flood map lookup | Open madisoncountyfl.com |
Links checked 2026-10-03.
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.
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 all parcels in Madison County. 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 30, 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] Madison County Tax Collector, Property Tax (accessed 2026-10-02)
- [3] Madison County Clerk of Court and Comptroller, Search Records (accessed 2026-10-02)
- [4] Madison County Clerk of Court and Comptroller, Tax Deed Sales (accessed 2026-10-02)
- [5] Florida Department of Revenue, Local Government Officials (accessed 2026-10-02)
- [6] Madison County, Permit Applications (accessed 2026-10-02)
- [7] Madison County, Land Development Codes (accessed 2026-10-02)
- [8] Madison County, Chapter 4, Land Use Districts and Development Standards (accessed 2026-10-02)
- [9] Florida Department of Environmental Protection, Onsite Sewage FAQ - Permitting (accessed 2026-10-02)
- [10] Florida Department of Health in Madison County, Onsite Sewage Program (accessed 2026-10-02)
- [11] Florida Department of Environmental Protection, HB 1379 Requirements for Enhanced Nutrient-Reducing Systems (accessed 2026-10-02)
- [12] Florida Department of Environmental Protection, Lower and Middle Suwannee River Basin Management Action Plan, June 2025 (accessed 2026-10-02)
- [13] Florida Department of Environmental Protection, Methodology for Establishing the Priority Focus Area for Madison Blue Spring, August 2017 (accessed 2026-10-02)
- [14] Suwannee River Water Management District, Water Well Permit (accessed 2026-10-02)
- [15] Madison County, Flood Information (accessed 2026-10-02)
- [16] Florida Department of Transportation, Weigh Station Location Information (accessed 2026-10-02)