Madison County, Florida
Sell your land in Madison for cash
Parcel Buyers buys vacant lots with a Madison address for cash, including land beyond public water or sewer 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 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?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Madison, 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 Madison sell for in 2025?
- In 2025, vacant lots in Madison sold for a median of $42,500 across 26 arm's-length sales; the middle half sold for $19,800 to $62,200.
- How many vacant lots are in Madison?
- The 2026 Florida property tax roll lists 1,527 vacant residential lots in Madison; 13% are 5-acre ranchettes, and the median lot is 1.00 acre.
- How is a cash offer for land in Madison 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 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?
- In 2025, companies bought 4% of the vacant lots that sold in Madison. Individuals bought the rest.
- How much are estimated annual ad valorem taxes on a typical vacant lot in Madison?
- A typical vacant lot in Madison has estimated 2025 ad valorem taxes about $151 a year; most lots here also pay non-ad valorem charges (listed below).
- Are vacant lots in Madison in a FEMA high-risk flood zone?
- About 6.7% of vacant lots in Madison 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 got a home on the tax roll in 2025?
- 30 vacant lots in Madison changed from vacant-residential use to a home with new-construction evidence on the 2026 preliminary tax roll.
Local data
Madison land at a glance
Tax-roll figures cover parcels whose property address city is Madison in Madison County. Local rules and services are sourced below.
| Vacant residential lots | 1,527 parcels classified vacant residential on the 2026 tax roll [1] |
|---|---|
| Most common lot size | 5-acre ranchette (210,000–280,000 sq ft): 13% of vacant lots; next, quarter-acre lot at 11%. Median lot: 1.00 acre (43,560 sq ft). [1] |
| Typical assessed value | $12,400 median just (market) value for a vacant lot; the middle half fall between $7,000 and $34,500 [1] |
| Recent lot sale prices | $42,500 median across 26 arm's-length sales of vacant lots in Madison (Jan 2025–Dec 2025); the middle half sold for $19,800–$62,200 [1] |
| Who bought lots in 2025 | Companies made 4% of those purchases; individuals made the rest [1] |
| Owners who live elsewhere | 14% of vacant lots have an owner mailing address outside Florida (most often GA, TX, NC) [1] |
| City Hall does the city permits | Planning follows the comprehensive plan, zoning regulations, and development regulations. The city issues building permits and handles code enforcement in house. Work starts at City Hall, including online applications through Cloudpermit. [2] |
| Permit office follows jurisdiction | City residents get permits and inspections at City Hall, 321 SW Rutledge Street. All other Madison County residents use the county annex at 229 SW Pinckney Street, Suite 219. [3] |
| Three wells and 600,000 gallons | The Water Department supplies potable water from 3 well sites to the city and nearby unincorporated areas. It may pump 1.8 million gallons a day and keeps 2 elevated storage sites totaling 600,000 gallons. [4] |
| Sewer plant and 275-acre field | Sewer service reaches the city and unincorporated areas. The extended aeration activated sludge plant may treat 1.37 million gallons a day. Effluent is land-applied on 275 acres. [5] |
| City natural gas | The city natural gas system serves commercial and residential customers. [6] |
| 2024 report for system 2400205 | The 2024 drinking-water report for public water system 2400205 says three wells draw from the Floridan aquifer. The water is chlorinated, fluoridated, and treated with a sequestering agent for corrosion control. [7] |
| Septic permits stayed local | This county was not part of the January 2, 2025 shift of septic permitting to DEP. Off city sewer, the health department issues the septic permit, separate from a City Hall building permit. [9],[10] |
| Madison Blue Spring State Park | Madison Blue Spring State Park is in Madison County, with access from State Road 6. DEP says only about 5% of the park, 2.52 acres, is above the 100-year floodplain, and 90% lies within the 10-year floodplain. [14] |
| Vacant lots that got a home on the tax roll in 2025 | 30 recorded with new-construction evidence. [1] |
| Years of lot supply at the 2025 building pace | 50.9 years; simple ratio, not a forecast. [1] |
| Owner-type shares | Individuals 87.1%; companies 10.9%; trusts 1.2%; estates/heirs 0.6%; government/associations 0.1%. [1] |
| Typical annual ad valorem taxes | A typical vacant lot in Madison has estimated 2025 ad valorem taxes about $151 a year; most lots here also pay non-ad valorem charges (listed below). |
| 2026 so far (Jan-Jun) | 12 recorded vacant-lot sales; median $49,000. [1] |
| FEMA high-risk flood-zone screen | About 6.7% of vacant lots in Madison 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 50.3% of located vacant lots in Madison are 1 acre or less and have their center point in an adopted Florida springs BMAP. |
Neighborhoods in Madison
| Neighborhood | Vacant lots | 2025 lot sales | Median 2025 lot sale |
|---|---|---|---|
| Northwood | 80 | 4 | — |
| Benchmark Acres | 16 | 4 | — |
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 Madison worth?
In 2025, vacant lots in Madison sold for a median of $42,500 across 26 arm's-length sales; the middle half sold for $19,800 to $62,200. [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 Madison
Confirm the permit jurisdiction first
Inside the city, permits and inspections are handled at City Hall, 321 SW Rutledge Street. Planning follows the comprehensive plan, zoning regulations, and development regulations. The city handles building permits and code enforcement in house, and online building applications go through Cloudpermit. All other Madison County residents use the second floor of the county annex at 229 SW Pinckney Street, Suite 219. These are separate permit paths, so confirm the parcel boundary before filing. The lot figures on this page use the property-address city as their scope. We check utilities, access, and title before offering. [2],[3]
Plant capacity is not a hookup
Plant capacity is not proof of a hookup on a parcel. Drinking water comes from three well sites serving the city and surrounding unincorporated areas. The city is permitted to pump 1.8 million gallons a day, and two elevated storage sites hold 600,000 gallons. Sewer serves the city and unincorporated areas through an extended-aeration activated-sludge plant permitted for 1.37 million gallons a day; effluent is land-applied on 275 acres. The 2024 report for public water system 2400205 says its three wells draw from the Floridan aquifer and the water is chlorinated, fluoridated, and treated with a sequestering agent. DEP's 2024 review identified five nearby potential contamination sources, all rated low susceptibility. Verify service for the parcel. [4],[5],[7]
City tax was 7 mills inside the limits
The city property-tax rate for tax year 2023 was 7 mills, received in the fiscal year that ended September 30, 2024. The audit says state law permits municipalities to levy up to 10 mills and the City Commission sets the levy before October 1 each year. The property appraiser incorporates the city millage into the total levy with Madison County and school-board requirements. Seven mills equals $7 for each $1,000 of taxable value. That is a historical rate from the 2024 audit, not the current taxable value or bill for a specific lot. Check the parcel's tax statement for its applicable taxing authorities and current amounts. [8]
2025 sale prices versus assessed value
In 2025, vacant-lot sale prices in this property-address scope sat above assessed value. Qualifying deeds numbered 26, the midpoint price was $42,500, and the central band was $19,800–$62,200. Assessed value for the vacant group centers on $12,400, with a central band of $7,000–$34,500. The roll shows that gap; it is not a bid for any one parcel. The 5-acre ranchette is the largest size group, at 13% of vacant lots, which is a slice rather than most of the inventory. A typical vacant lot covers 1.00 acres, equal to 43,560 square feet. Permit jurisdiction, road access, flood conditions, and actual utility availability can move one lot away from either midpoint. [1]
Common situations
Selling land in Madison in these situations
Your lot is outside the city limits
If the parcel is outside the city, permits and inspections go to the county annex at 229 SW Pinckney Street, Suite 219; city residents use City Hall at 321 SW Rutledge Street. City water and sewer also serve some unincorporated areas, so jurisdiction alone does not prove whether a connection reaches the lot. The county building office keeps FEMA flood maps and elevation certificates for permitted structures. County flood guidance says heavy rain can pond on low ground, and high stages on the Aucilla, Withlacoochee, and Suwannee rivers can add flooding. Use FEMA's Flood Map Service Center for the parcel panel. We verify jurisdiction, utilities, access, and title before offering. [3],[12],[13]
The lot has no city water or sewer
Yes. You can sell a vacant lot that has no city water or sewer connection. The published plant sizes describe the system, not service to a specific frontage: the city is permitted to pump 1.8 million gallons a day, stores 600,000 gallons in two elevated tanks, and operates a wastewater plant permitted for 1.37 million gallons a day with effluent land-applied on 275 acres. The city says both systems serve Madison and unincorporated areas. Where service is unavailable, a future home may need a private well and a health-department septic permit. We check actual utility availability before offering. [4],[5],[7],[10],[11]
You inherited the land
Yes. Heirs can sell vacant land without building a house or opening utility service first. The parcel's jurisdiction determines where a future building permit starts: city residents use City Hall, while all other county residents use the county annex. If public water or sewer is unavailable, later development may also require a well and health-department septic permit. The title company reviews the recorded ownership and any estate documents needed for closing. Relatives in different states can use electronic or mail-away signing. The lot does not have to be improved before Parcel Buyers reviews it for an offer. [3],[10],[11]
You live outside Florida
Yes. You can sell while living outside Florida. 14% of owners in this property-address scope use an address outside Florida. Electronic signing and mail-away closings are available, and payment can be by check or wire. We cover closing costs. Price still turns on local facts: the applicable permit jurisdiction, current tax bill, and whether public water, sewer, or natural gas service reaches the parcel. The 2024 city audit records a 7-mill city rate for tax year 2023, while the city utility pages describe service systems generally. We verify parcel-level conditions before offering. [1],[8],[6]
Step by step
How do I sell my land in Madison?
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: common questions
Does the city water page prove my lot has service?
No. The Water Department page says the system serves Madison and surrounding unincorporated areas from three well sites, but it does not identify a service line on a specific parcel. The city is permitted to pump 1.8 million gallons a day and has 600,000 gallons of elevated storage. The 2024 report says the wells draw from the Floridan aquifer. Confirm service availability with the utility for the actual lot.
Who issues the building permit for a Madison lot?
City Hall handles permits and inspections for city residents at 321 SW Rutledge Street. The city performs building permitting and code enforcement in house, and online applications use Cloudpermit. All other residents of Madison County use the county annex at 229 SW Pinckney Street, Suite 219. Confirm the parcel's jurisdiction before filing so the application starts at the correct office.
Can I sell my Madison lot with no sewer?
Yes. We buy vacant lots for cash, including lots with no water, sewer, or road work. The city wastewater plant is permitted to treat 1.37 million gallons a day and land-applies effluent on 275 acres, but those system figures do not prove a connection at a particular parcel. Where public sewer is unavailable, future development may require a septic permit from the county health department. We check utility availability before offering.
What did the city charge in property tax?
For tax year 2023 the city rate was 7 mills, received in the fiscal year that ended September 30, 2024. A mill is $1 of tax per $1,000 of taxable value, so 7 mills equals $7 per $1,000. The audit says state law permits a municipal rate up to 10 mills, the City Commission establishes the levy before October 1, and the property appraiser incorporates it into the total levy with county and school-board requirements.
Can back taxes be paid at closing?
Yes. With your consent, liens or back taxes can be paid from the sale proceeds at closing. The city audit explains that property taxes are due November 1, become delinquent April 1, and then accrue interest and penalties. The closing statement can list the verified payoff so you can see what is paid and what remains from the sale proceeds.
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
- Lee
1,536 vacant lots · 2025 median lot sale $45,000
- 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 Madison. 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] City of Madison, Building, Planning and Development (accessed 2026-10-02)
- [3] Board of County Commissioners, Building Department (accessed 2026-10-02)
- [4] City of Madison, Water Department (accessed 2026-10-02)
- [5] City of Madison, Wastewater Department (accessed 2026-10-02)
- [6] City of Madison, Natural Gas (accessed 2026-10-02)
- [7] City of Madison, 2024 Annual Drinking Water Quality Report (accessed 2026-10-02)
- [8] City of Madison, Annual Financial Report for the fiscal year ended September 30, 2024 (accessed 2026-10-02)
- [9] Florida Department of Environmental Protection, Onsite Sewage FAQ, Permitting (accessed 2026-10-02)
- [10] Florida Department of Health, Onsite Sewage Program (accessed 2026-10-02)
- [11] Suwannee River Water Management District, Water Well Permit (accessed 2026-10-02)
- [12] Board of County Commissioners, Flood Information (accessed 2026-10-02)
- [13] Federal Emergency Management Agency, Flood Maps (accessed 2026-10-02)
- [14] Florida Department of Environmental Protection, Madison Blue Spring State Park unit chapter (accessed 2026-10-02)