Madison County, Florida
Sell your land in Lee for cash
Parcel Buyers buys vacant lots with a Lee address for cash, including land beyond public utility service that may need a permitted well and septic system before a home is built. 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 Lee?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Lee, Madison 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 Lee sell for in 2025?
- In 2025, vacant lots in Lee sold for a median of $45,000 across 44 arm's-length sales; the middle half sold for $23,000 to $58,200.
- How many vacant lots are in Lee?
- The 2026 Florida property tax roll lists 1,536 vacant residential lots in Lee; 21% are 5-acre ranchettes, and the median lot is 2.00 acre.
- How is a cash offer for land in Lee 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 Lee 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 Lee?
- In 2025, companies bought 5% of the vacant lots that sold in Lee. Individuals bought the rest.
- How much are estimated annual ad valorem taxes on a typical vacant lot in Lee?
- A typical vacant lot in Lee has estimated 2025 ad valorem taxes about $319 a year; most lots here also pay non-ad valorem charges (listed below).
- Are vacant lots in Lee in a FEMA high-risk flood zone?
- About 40.8% of vacant lots in Lee have their center point in a FEMA high-risk flood zone (effective maps dated September 29, 2006 to September 4, 2020). This is map screening, not a determination; check FEMA's Map Service Center for your parcel.
- How many vacant lots in Lee got a home on the tax roll in 2025?
- 19 vacant lots in Lee changed from vacant-residential use to a home with new-construction evidence on the 2026 preliminary tax roll.
Local data
Lee land at a glance
Tax-roll figures cover parcels whose property address city is Lee in Madison County. Local rules and services are sourced below.
| Vacant residential lots | 1,536 parcels classified vacant residential on the 2026 tax roll [1] |
|---|---|
| Most common lot size | 5-acre ranchette (210,000–280,000 sq ft): 21% of vacant lots; next, mini-estate (2-3 acres) at 17%. Median lot: 2.00 acre (87,120 sq ft). [1] |
| Typical assessed value | $27,100 median just (market) value for a vacant lot; the middle half fall between $13,200 and $39,500 [1] |
| Recent lot sale prices | $45,000 median across 44 arm's-length sales of vacant lots in Lee (Jan 2025–Dec 2025); the middle half sold for $23,000–$58,200 [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] |
| Town serves some outside customers | Ordinance 2025-01 says the town supplies water within town limits and to certain customers outside them. Confirm whether service reaches the parcel before using town rates. [3] |
| Utility accounts open in person | The account owner must appear in person to open service or to close, transfer, or rename the account. Opening fees are a $100 water deposit, a $100 wastewater deposit, and a $25 turn-on fee. [2] |
| Bills on the 15th, 5% after the 8th | Statements go out on the 15th and are payable on or before the 3rd of the next month. A 5% penalty is added to the current balance if the bill is unpaid by the 8th. [2] |
| April 2025 water and sewer bases | Ordinance 2025-01 sets the inside-town 0.75-inch residential sewer base at $26.68 a month and the 0.75-inch water base at $20.33. Outside, residential sewer is $33.35 and residential water is $25.41. [3] |
| Farm-district house lot is 5 acres | In the agricultural district, a single-family dwelling or mobile home needs at least 5 acres and 300 feet of width. Livestock housing must sit 200 feet from any lot line. [6] |
| Smaller house zones need both pipes | An RSF-1 lot needs 20,000 square feet, 100 feet of width, and a 30-foot front setback. RSF-2 and RSF-3 are allowed only where community water and sanitary sewer are available. [7] |
| Town zoning, county building permit | Town planning enforces zoning and the land code inside town. The county annex issues building permits here. Only one city in the county uses its own hall, and this town is not that city. [4],[5] |
| Norton Creek | Norton Creek runs from Interstate 10 through Lee, past U.S. 90 and on to the Withlacoochee River. FEMA's 2010 flood study notes reported flooding of low-lying areas in town and backwater from the river, and mapped the creek's floodplain from new survey data. [13] |
| Interstate 10 at County Road 255 | FDOT lists its Madison I-10 weigh station at mile marker 263 with a Lee address, two miles east of County Road 255 Exit 262. [14] |
| Vacant lots that got a home on the tax roll in 2025 | 19 recorded with new-construction evidence. [1] |
| Owner-type shares | Individuals 90.2%; companies 6.7%; trusts 2.9%; estates/heirs 0.1%; government/associations 0.1%. [1] |
| Typical annual ad valorem taxes | A typical vacant lot in Lee has estimated 2025 ad valorem taxes about $319 a year; most lots here also pay non-ad valorem charges (listed below). |
| 2026 so far (Jan-Jun) | 22 recorded vacant-lot sales; median $26,500. [1] |
| FEMA high-risk flood-zone screen | About 40.8% of vacant lots in Lee have their center point in a FEMA high-risk flood zone (effective maps dated September 29, 2006 to September 4, 2020). This is map screening, not a determination; check FEMA's Map Service Center for your parcel. |
| Springs BMAP small-lot screen | About 35% of located vacant lots in Lee are 1 acre or less and have their center point in an adopted Florida springs BMAP. |
Neighborhoods in Lee
| Neighborhood | Vacant lots | 2025 lot sales | Median 2025 lot sale |
|---|---|---|---|
| Timber River | 54 | 3 | — |
| Twin River Farms | 45 | 3 | — |
| River Highlands | 29 | 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 Lee worth?
In 2025, vacant lots in Lee sold for a median of $45,000 across 44 arm's-length sales; the middle half sold for $23,000 to $58,200. [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.
See what similar lots sold for
What moves the price in Lee
April 2025 rates set the monthly utility bill
Town water and sewer charges come from Ordinance 2025-01, and the sewer schedule starts with billings on April 1, 2025. The commission passed it on second reading on March 4, 2025. Inside town, sewer use is $4.77 per 1,000 gallons through 5,000, $6.04 from 5,001 to 10,000, $7.94 on the 10,000-to-20,000 tier, and $9.53 above 20,000 gallons. Outside town, that first tier is $5.95. Water use is $2.23 per 1,000 gallons inside town and $2.78 outside. Readings round up to the next 1,000 gallons. Where wastewater is available and town water is unavailable, the ordinance sets a $63.10 monthly utility charge plus tax for residential customers. It also sets readiness charges for units on a master meter even when unoccupied. [3]
The farm district's 5-acre rule matches common lots
A 5-acre ranchette is the most common vacant lot here, and the town agricultural district uses that same size as its house minimum. A single-family dwelling or mobile home in that district needs at least 5 acres and a lot at least 300 feet wide. Livestock housing has to stay 200 feet from any lot line. The town also sets residential, commercial, and industrial districts, so a vacant parcel is not automatically agricultural. Median size for vacant lots in this mailing city is 2.00 acres (87,120 square feet), under the 5-acre house floor. 21% of vacant lots are 5-acre ranchettes. A smaller piece can still be sold. It may simply be too small for a new house if the district is agricultural. [6],[8],[1]
Town zoning and county building permits are split
The town handles zoning, and the county issues the building permit. Planning staff interpret and enforce the land-development code and comprehensive plan for land use, zoning, and new construction inside the town. The town site links its county building department item to the county office. That office sends one city's residents to city hall and all other residents in Madison County to the county annex. This town is in the annex group. An RSF-1 lot must be at least 20,000 square feet and 100 feet wide, with a 30-foot front yard. The smaller single-family districts are allowed only where community water and sanitary sewer are available. A 35-foot natural buffer stays between wetlands and improved areas. [4],[5],[7]
Flat ground and river floods change a lot's worth
Low lots are worth less when storm water has nowhere to drain. The county has little slope, so heavy rain ponds in low spots, and the Aucilla, the Suwannee, and the Withlacoochee can each reach flood stage. The building office keeps FEMA flood maps and elevation certificates and has a CRS coordinator. No single zone letter is published for this whole mailing city. Development in the floodplain needs a building permit. If a repair or addition reaches 50% of the building's value, the structure must meet the same rules as new construction. The county has been in the National Flood Insurance Program since 1987, as community number 120149. [9]
Common situations
Selling land in Lee in these situations
The address is here but the pipes are not
Yes. A lot can be sold when town water and sewer do not reach it. Ordinance 2025-01 says the town supplies water inside its limits and to certain customers outside them, so service must be checked for the parcel. Where public service is unavailable, a future home may need a private well and septic system. Madison County was not among the 16 counties transferred to DEP on January 2, 2025, so septic permitting and inspections remain with the local health department. The Suwannee River Water Management District requires a permit for well construction and issues it to a licensed contractor. We check utilities, access, and title before offering. [3],[10],[11],[12]
You live out of state and want a mail closing
Yes. An owner who lives outside Florida can close the land sale without traveling. 16% of vacant-lot owners in this address scope use a mailing address outside Florida, while 84% are mailed inside the state. Signing can be electronic or handled by mail, and funds can be sent by check or wire. We cover closing costs. A separate town utility account has its own rule: the owner must appear in person to open, close, transfer, or rename that account, and the town does not accept online utility payments. Reconnecting service after shutoff costs $25. That utility-account process is separate from the land closing. [2],[1]
You are unsure whether the lot is zoned agricultural
In the town agricultural district, a new single-family house or mobile home needs 5 acres and 300 feet of width. The common 5-acre ranchette matches that acreage, while median vacant-lot size in this address scope is 2.00 acres. Residential, commercial, and industrial districts also exist, so this page does not label every vacant parcel agricultural. Town planning interprets and enforces the town's land-development code for land inside its jurisdiction. Confirm the parcel's district and boundary before treating the 5-acre rule as applicable. A lot requiring community utilities is a different product from a farm-district tract. We check utilities, access, and title before offering. [6],[8],[4],[1]
The tax value and the 2025 sale prices do not match
The assessed number is not what vacant lots fetched in 2025. Across 44 one-at-a-time sales between unrelated parties, the midpoint was $45,000 and the central band was $23,000–$58,200. Those parcels were vacant in the sale and still empty on the 2026 roll. Assessed values sit lower, with a midpoint of $27,100 and a middle cluster of $13,200–$39,500. This mailing city holds 1,536 vacant residential lots, so both midpoints describe a crowd. A town tap, a 5-acre farm shape, or ground that holds storm water can pull one lot off either figure. Road frontage can move it again. They are not a price for any single parcel. [1]
Step by step
How do I sell my land in Lee?
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 Lee: common questions
Does the town serve every property outside its limits?
No. Ordinance 2025-01 says town water is supplied within the town limits and to certain customers outside them; it does not promise service to every outside parcel. Confirm availability before using the rate table. For an account that is opened, the owner must appear in person and pay a $100 water deposit, a $100 wastewater deposit, and a $25 turn-on fee. Card payments for water charges add 3%.
Can I sell a lot with no water or sewer?
Yes. We buy vacant lots for cash, including lots with no water, sewer, or road work. The town's smaller RSF-2 and RSF-3 house districts are allowed only where community water and sanitary sewer are available. Where those services are unavailable, a future home may require a different zoning path, a permitted well, and a health-department septic permit. We check those conditions before offering.
Who issues the building permit?
The county building department issues the building permit for this town. Town planning interprets and enforces zoning, the land-development code, and the comprehensive plan for new construction inside the town. The town site points its county building department link at the county office. County instructions send one city's residents to that city's hall and everyone else in Madison County to the county annex. This town is in the annex group. Zoning questions stay with the town. The building application goes to the county.
What is the monthly water and sewer base charge?
Inside town, a 0.75-inch meter is $20.33 a month for water and $26.68 a month for residential sewer. Outside town, the residential 0.75-inch bases are $25.41 for water and $33.35 for sewer. Those sewer figures apply to billings beginning April 1, 2025, under Ordinance 2025-01, passed on second reading on March 4, 2025. Inside-town sewer volume starts at $4.77 per 1,000 gallons. The ordinance allows future rate increases by resolution effective October 1.
Can back taxes be paid at closing?
Yes. Back taxes, or other liens, can be paid from the sale proceeds at closing if you consent. You do not have to clear them before an offer. A town utility balance is separate from the property-tax bill. On an open utility account, the town adds a 5% penalty to the current balance when the bill is still unpaid on the 8th, after a statement dated the 15th that was due by the 3rd. That utility penalty is not a reason to delay the sale. The title company lists what is paid at closing.
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]
- Selling a Vacant Lot With Code Enforcement Liens
Yes, a Florida vacant lot with a code enforcement lien can often be sold, but first confirm the violation, daily fine, compliance status, and written payoff with the city or county that issued the order. A fine can accrue until the violator complies or judgment is entered in an enforcement suit.[1] A reduction is not automatic. A clear-title closing normally needs a current payoff and a documented satisfaction or release path.
- How Cash Land Buyers Price Offers
A cash-land offer may start with verified sales of land with similar use, then adjust those sales for meaningful differences.[1] Buyers may also account for access, utilities, legal use, size, shape, flood and soil questions, title issues, demand, and costs and risk they will carry. No universal assessed-value percentage applies. Compare each written offer by expected net proceeds, contingencies, seller work, and timing—not one asking price or headline number.
More places in Madison 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
- Madison
1,527 vacant lots · 2025 median lot sale $42,500
- Madison County
4,148 vacant lots countywide
- Greenville
755 vacant lots
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 Lee. 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 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] Town of Lee, Public Works utility deposits, billing dates, and fees (accessed 2026-10-02)
- [3] Town of Lee, Ordinance 2025-01 monthly water and sewer charges (accessed 2026-10-02)
- [4] Town of Lee, Planning and Zoning enforcement of the land code (accessed 2026-10-02)
- [5] Madison County, Building Department permits for county residents (accessed 2026-10-02)
- [6] Town of Lee, Agricultural district minimum lot area and width (accessed 2026-10-02)
- [7] Town of Lee, Residential single-family lot size and sewer rule (accessed 2026-10-02)
- [8] Town of Lee, Zoning districts established for land in town (accessed 2026-10-02)
- [9] Madison County, Flood maps, river flooding, and the 50 percent rule (accessed 2026-10-02)
- [10] Florida Department of Environmental Protection, Onsite sewage permitting FAQ by county (accessed 2026-10-02)
- [11] Florida Department of Health in Madison County, Madison County onsite sewage permitting (accessed 2026-10-02)
- [12] Suwannee River Water Management District, Water well construction permits for district counties (accessed 2026-10-02)
- [13] Federal Emergency Management Agency, Flood Insurance Study, Madison County, Florida, May 3, 2010 (accessed 2026-10-02)
- [14] Florida Department of Transportation, Weigh Station Location Information (accessed 2026-10-02)