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Manatee County, Florida

Sell your land in Cortez for cash

Parcel Buyers buys vacant land in Cortez for cash, including small fishing-village parcels subject to the county's historic overlay and waterfront rules. 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.

Get my cash offer See Cortez lot data Or call (239) 893-7771

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 Cortez?
Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Cortez, Manatee 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.
How many vacant lots are in Cortez?
The 2026 Florida property tax roll lists 105 vacant residential lots in Cortez; 57% are micro lots, and the median lot is 0.06 acre.
How is a cash offer for land in Cortez 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 Cortez 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.
How much are estimated annual ad valorem taxes on a typical vacant lot in Cortez?
A typical vacant lot in Cortez has estimated 2025 ad valorem taxes about $2,432 a year; most lots here also pay non-ad valorem charges (listed below).
How many vacant lots in Cortez got a home on the tax roll in 2025?
6 vacant lots in Cortez changed from vacant-residential use to a home with new-construction evidence on the 2026 preliminary tax roll.

Local data

Cortez land at a glance

Tax-roll figures cover parcels whose property address city is Cortez in Manatee County. Local rules and services are sourced below.

Cortez vacant land facts
Vacant residential lots 105 parcels classified vacant residential on the 2026 tax roll [1]
Most common lot size Micro lot (2,000–5,000 sq ft): 57% of vacant lots; next, sliver / remnant at 14%. Median lot: 0.06 acre (2,730 sq ft). [1]
Typical assessed value $182,800 median just (market) value for a vacant lot; the middle half fall between $85,000 and $191,200 [1]
Recent lot sale prices Too few arm's-length vacant-lot sales in 2025 to report a reliable median for Cortez [1]
Sarasota Bay Cortez's historic overlay lies north of Sarasota Bay. Florida DEP lists the FISH Preserve as 95 acres of environmentally sensitive land on the bay, and county flood guidance identifies Sarasota Bay as a flooding source. [5],[12],[11]
Unincorporated county jurisdiction Cortez is not among the incorporated municipalities on the county boundary layer. Manatee County's Building Division handles permitting, plan review, inspections and floodplain management here. [2],[3]
Historic approval comes first The Cortez Fishing Village Historical and Archaeological Overlay District requires a Certificate of Appropriateness before a county building permit for covered work. [4]
Pervious parking rule Parking lots created or rebuilt in the village overlay after January 1, 2005 may use no more than 50% impervious surface; the balance must use approved pervious material. [5]
Waterfront zoning matters County code places the historic district east of Anna Maria Sound and north of Sarasota Bay. Accessory docks are allowed on waterfront parcels in its LM zoning district. [5]
Utility records are address-specific County Utilities provides water and wastewater in unincorporated Manatee County. Its mapping office provides record drawings for potable water and sanitary sewer to help identify County-owned infrastructure near a parcel. [8],[9]
Vacant fire assessment West Manatee Fire Rescue serves unincorporated Cortez. Its preliminary 2026-27 schedule lists a $36.14 assessment for each vacant platted lot. [13],[14]
Village grew around an 1890 store The county says the Burton Store was completed in 1890 and became the center around which the village grew. The building was saved from demolition in 1991. [4]
Vacant lots that got a home on the tax roll in 2025 6 recorded with new-construction evidence. [1]
Typical annual ad valorem taxes A typical vacant lot in Cortez has estimated 2025 ad valorem taxes about $2,432 a year; most lots here also pay non-ad valorem charges (listed below).
2026 so far (Jan-May) County-level for Manatee County: 52 recorded vacant-lot sales; median $208,200. [1]
Aerial photo of Cortez, Florida, with the community's outline drawn on it
Cortez, Florida aerial: 2022 aerial imagery. Outline: U.S. Census Bureau boundary of Cortez. Imagery: USDA NAIP via USGS The National Map.
Map of where the vacant lots are in Cortez, Florida, shaded by how many vacant lots each hexagon holds
Cortez, Florida vacant-lot density map: Each map hexagon groups nearby lots into about 180 acres at H3 resolution 8. Darker shading means more vacant lots on the 2026 roll counted on this page; areas with fewer than 5 lots are not shown. Imagery: USDA NAIP via USGS The National Map.
Micro lot 57% Sliver / remnant 14% Quarter-acre lot 8% Standard city lot 7% All other sizes 14%
Vacant residential lots in Cortez by lot size, 2026 Florida property tax roll [1]. Micro lot 57%, Sliver / remnant 14%, Quarter-acre lot 8%, Standard city lot 7%, All other sizes 14%.

Pricing

What is a lot in Cortez worth?

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 Cortez

Historic review changes the normal permit path

A village parcel does not go straight from plans to a routine building permit for covered work. Manatee County's historic-preservation page says a Certificate of Appropriateness comes first. County code then applies the Cortez design rules. Parking lots created or rebuilt after January 1, 2005 may be no more than 50% impervious, with the rest in approved pervious material. A February 2026 Historic Preservation Board notice listed a Certificate of Appropriateness request for a second-story balcony and ventilation at a Cortez property of about 0.17 acres. That process adds a county review step before covered work can receive a building permit. [4],[5],[7]

Small recorded area needs a boundary-first review

Many tax records in this scope are tiny. The median vacant residential parcel is 2,730 square feet, or 0.06 acres, and the most common tax-roll category is the micro lot. Recorded area alone does not say whether the record is a separate homesite. The code gives qualifying Cortez lots reduced side-yard setbacks, but renovation or expansion at an existing setback must still meet the cited code standards. On this page, tax-roll size describes recorded area; it is not a statement that every listed parcel can carry a house. [1],[5],[3]

Waterfront position brings both access and limits

The historic district lies east of Anna Maria Sound and north of Sarasota Bay. Florida DEP lists the FISH Preserve as 95 acres of environmentally sensitive land on Sarasota Bay. County code allows accessory docks on all waterfront properties in the overlay's LM zoning district. County flood guidance identifies Anna Maria Sound and Sarasota Bay as flooding sources in unincorporated Manatee County and treats A- and V-prefixed zones as high risk. It directs owners to use the address or parcel map for flood-zone information and available elevation records. [5],[12],[11]

Utility availability and fire fees are separate costs

County Utilities provides water and wastewater in unincorporated Manatee County. For a 5/8-by-3/4-inch residential meter, the published facility investment fees are $1,738 for water and $3,175 for wastewater, effective October 1, 2019. The fee schedule is separate from the county's infrastructure records; its mapping office provides record drawings and maps for County-owned potable-water and sanitary-sewer systems. West Manatee Fire Rescue's 2026-27 preliminary schedule separately lists $36.14 for a vacant platted lot. [8],[9],[10],[13],[14]

Common situations

Selling land in Cortez in these situations

You inherited an old village parcel

Yes. An inherited parcel can be sold even when the deed is old and no recent survey exists. The village was settled in the late 1880s, and its overlay is meant to preserve the area's fishing heritage, historic structures and physical character. The title company determines the estate documents and owners who must sign. Parcel Buyers reviews the plat, access, utilities, historic district, flood zone and title before offering. Electronic signing and a mail-away closing can keep an out-of-area heir from traveling, and payment may be made by check or wire. [6],[5],[4]

The tax record may be a remnant, not a homesite

Yes. A remnant or micro parcel can still be sold, but the local tax-roll profile only describes recorded area. Manatee County's building process includes plans review, and covered work in the historic overlay may need a Certificate of Appropriateness before a building permit. Parcel Buyers checks utilities, access and title before offering. Our land inspection is the only contingency, and a failed inspection costs the seller nothing. [1],[3],[4]

The lot has no confirmed utility connection

Yes. Missing utility confirmation does not prevent a cash sale. County Utilities serves unincorporated areas, and its mapping office accepts requests for record drawings and infrastructure maps for County-owned potable water and sanitary sewer. If public service is absent, the local health department handles septic permits and inspections, while Manatee County permits wells. Its 2026 page lists $265 for “All Other Wells,” including irrigation, livestock, test and monitoring wells. The seller does not have to install a meter, septic system or well before closing. [9],[15],[16]

Step by step

How do I sell my land in Cortez?

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

  1. 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.

  2. 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.

  3. Sign electronically

    If you accept, everyone signs the purchase agreement electronically. There is nothing to print or mail at this stage.

  4. 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.

  5. 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 Cortez: common questions

Who issues a building permit for a Cortez parcel?

Manatee County does because the village is unincorporated. Development Services handles the public permit path. Inside the historic overlay, covered construction or alteration first needs a Certificate of Appropriateness from the county process.

Can I sell a lot inside the historic overlay?

Yes. You can request an offer for a lot in the overlay. For covered construction or alteration, Manatee County requires a Certificate of Appropriateness before a building permit. The county review applies its historic-overlay standards to the proposed work.

Does county water and sewer reach every village lot?

County Utilities provides water and wastewater in unincorporated Manatee County, but these sources do not say that every lot is connected. County record drawings cover potable-water and sanitary-sewer infrastructure; request them for a particular parcel.

What does the fire district charge an empty lot?

The preliminary 2026-27 West Manatee Fire Rescue schedule lists $36.14 for a vacant platted lot. The district expressly serves unincorporated Cortez. The current tax bill controls the parcel classification, final amount and any delinquency.

Can a waterfront lot automatically have a dock?

Not automatically. The overlay code specifically allows docks as accessory uses on waterfront properties in its LM zoning district, so check the parcel's zoning before counting on a dock.

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 Manatee 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

  1. A land specialist reaches out, usually the same business day, to confirm the details.
  2. You get a written cash offer within 24 hours: a real number, not a range.
  3. 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.

What kind of land do you own?

No obligation. No fees. Prefer email? Write to info@theparcelbuyers.com.

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Nearby areas we buy

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 Cortez. 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 5, 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.

  1. [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. [2] Manatee County GIS, Municipal boundaries (accessed 2026-10-05)
  3. [3] Manatee County Development Services, About the Building and Permitting Division (accessed 2026-10-05)
  4. [4] Manatee County Development Services, Historic Preservation Board and overlay districts (accessed 2026-10-05)
  5. [5] Manatee County Development Services, Land Development Code chapter 4 zoning and Cortez overlay (accessed 2026-10-05)
  6. [6] Manatee County Development Services, Land Development Code chapter 9 Cortez design guidelines (accessed 2026-10-05)
  7. [7] Manatee County Government, February 20 2026 Historic Preservation Board notice (accessed 2026-10-05)
  8. [8] Manatee County Utilities, Utilities Department (accessed 2026-10-05)
  9. [9] Manatee County Utilities, Request a Utilities Mapping or Locates Record (accessed 2026-10-05)
  10. [10] Manatee County Utilities, Facility investment fees (accessed 2026-10-05)
  11. [11] Manatee County Development Services, Floodplain Management Section (accessed 2026-10-05)
  12. [12] Florida Department of Environmental Protection, Manatee County coastal access guide (accessed 2026-10-05)
  13. [13] West Manatee Fire and Rescue District, West Manatee Fire and Rescue service area (accessed 2026-10-05)
  14. [14] West Manatee Fire and Rescue District, Resolution 2026-03 preliminary fire assessment roll (accessed 2026-10-05)
  15. [15] Florida Department of Health in Manatee County, Onsite sewage disposal (accessed 2026-10-05)
  16. [16] Manatee County Natural Resources, Water well construction and permitting fees (accessed 2026-10-05)