Miami-Dade County, Florida
Sell your land in Miami Shores for cash
Parcel Buyers buys vacant lots in Miami Shores for cash, including older septic-served land where sewer conversion, flood elevation and village zoning can change a homesite budget. 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 Miami Shores?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Miami Shores, Miami-Dade 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 Miami Shores?
- The 2026 Florida property tax roll lists 71 vacant residential lots in Miami Shores; 40% are quarter-acre lots, and the median lot is 0.22 acre.
- How is a cash offer for land in Miami Shores 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 Miami Shores 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 many vacant lots in Miami Shores got a home on the tax roll in 2025?
- 9 vacant lots in Miami Shores changed from vacant-residential use to a home with new-construction evidence on the 2026 preliminary tax roll.
Local data
Miami Shores land at a glance
Tax-roll figures cover parcels whose property address city is Miami Shores in Miami-Dade County. Local rules and services are sourced below.
| Vacant residential lots | 71 parcels classified vacant residential on the 2026 tax roll [1] |
|---|---|
| Most common lot size | Quarter-acre lot (9,000–13,000 sq ft): 40% of vacant lots; next, standard city lot at 20%. Median lot: 0.22 acre (9,560 sq ft). [1] |
| Typical assessed value | $805,000 median just (market) value for a vacant lot; the middle half fall between $568,400 and $1,168,600 [1] |
| Recent lot sale prices | Too few arm's-length vacant-lot sales in 2025 to report a reliable median for Miami Shores [1] |
| Barry University | Barry University opened on a 40-acre tract in Miami Shores in June 1940. Its 122-acre campus now has 54 buildings and serves nearly 9,000 students with more than 2,100 staff. [10] |
| An incorporated village | Miami Shores Village became official on January 2, 1932. Its own departments control building permits, zoning, code compliance and local floodplain review. [2],[3],[8],[4] |
| Village permit submittals | The Building Department enforces village ordinances and building codes. Its instructions require two copies of submittal documents and payment of the permit fee when an application is filed. [3] |
| Flood zones vary inside the village | The official flood page lists A, AE, AH, VE and shaded and unshaded X zones. New construction in a Special Flood Hazard Area needs village review and a finished elevation certificate before occupancy. [4] |
| Shores Estates sewer project | The 2024 bid for the Shores Estates project covers 99 residences and two commercial properties, with about 4,561 feet of 8-inch gravity sewer main, 16 manholes and a new pump station. [6] |
| A subdivision-only assessment | For the fiscal year beginning October 1, 2025, the Shores Estates hearing notice listed $1,163 per equivalent benefited unit, one unit per benefited residential parcel. It was not villagewide. [7] |
| Septic rules changed in 2022 | Miami-Dade Ordinance 22-83 requires DERM review for new and total-replacement septic systems. Conventional Type 1 systems are no longer allowed for those projects countywide. [9] |
| Zoning code dates to 1956 | The village adopted its first zoning code through Ordinance 270 on May 17, 1956. Its official page links the current code and the 2024 adopted zoning map used for parcel review. [8] |
| Vacant lots that got a home on the tax roll in 2025 | 9 recorded with new-construction evidence. [1] |
| 2026 so far (Jan-May) | County-level for Miami-Dade County: 12 recorded vacant-lot sales; median $1,775,000. [1] |
Pricing
What is a lot in Miami Shores 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 Miami Shores
Sewer status differs block by block
Sewer status differs block by block, especially around Shores Estates. The village project replaces septic service for a defined set of properties with gravity sewer connected to North Miami's wastewater system. Its 2024 bid package lists 4,561 feet of 8-inch main, 2,551 feet of 6-inch laterals, 16 manholes and a pump station. Outside that project boundary, a mailing city or neighborhood name does not prove a sewer connection. The county Connection Finder and utility records are needed before assigning connection or septic costs to a lot. [5],[6],[9]
The Shores Estates assessment is localized
The Shores Estates assessment is localized rather than a charge on every village parcel. The published notice for the fiscal year that began October 1, 2025 estimated $122,535.50 in project revenue and listed a $1,163 rate per equivalent benefited unit. Each benefited residential parcel received one unit, the charge was set for the November 2025 property-tax bill, and the notice warns that nonpayment leads to a tax certificate. That notice does not establish the next fiscal year's rate. A buyer should separate this project line from regular taxes and from any village stormwater or sanitation charge. [7]
Bay-side flood conditions change site work
Bay-side flood conditions can change site work and foundation design. The village lists six FEMA zone types, including VE along Biscayne Bay, where wave action brings added development rules. Within a Special Flood Hazard Area, the Building Official reviews plans, elevation certificates, form-board surveys and final surveys. A finished elevation certificate is required before a certificate of occupancy. Ground level, flood zone, drainage route and seawall or canal context can therefore outweigh a simple comparison of lot area. [4]
Land-use context matters more than a thin sale sample
Land-use context matters more than a thin sale sample. The 2026 tax roll reports quarter-acre lots as the largest measured size group at 40%, with a median just value of $805,000; those figures describe this property-address scope and tax appraisal, not a guaranteed price. No qualifying 2025 sale set supports a median here. A parcel near the 122-acre university campus, a bayfront flood zone or the active sewer-work area can face a different buyer pool and development budget from an interior lot of similar size. [1],[10],[4],[5]
Common situations
Selling land in Miami Shores in these situations
Your Shores Estates parcel has a sewer line item
You can sell a Shores Estates parcel with a sewer-project assessment. The published 2025-26 notice put the charge on each benefited residential parcel through one equivalent benefited unit, to be collected on the November 2025 property-tax bill. The title company can read the current bill, identify unpaid amounts and confirm whether the parcel is inside the benefited area. With the seller's consent, valid liens or back taxes can be paid from sale proceeds at closing. [7],[5]
You inherited a lot with an old legal description
You can sell an inherited parcel even when the deed predates modern zoning. The Shoreland Company began developing Miami Shores in 1924, the village incorporated in 1932, and its first zoning code arrived in 1956. Those dates explain why old plats and current land-use rules may not use the same terms. An independent title company traces the ownership record, while the buyer's permit review uses today's zoning map, flood rules and utility status. [2],[8],[4]
You own the parcel from another state
You can sell remotely without visiting Village Hall. Documents may be signed electronically or by mail, and the title company can send proceeds by check or wire. The tax-roll owner data for this page includes mailing addresses outside Florida, but an address does not prove signing authority. Title review determines who must execute the deed, and our inspection checks access, utilities and visible site conditions before the offer is finalized. [1],[3],[9]
Step by step
How do I sell my land in Miami Shores?
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 Miami Shores: common questions
Does Miami Shores Village issue the building permit?
Yes. The village has its own Building Department for code enforcement, plan review, permits and inspections. Its application guidance calls for two copies of the submittal documents and payment of the permit fee at filing; project requirements vary by use, structure and location.
Is every Miami Shores lot connected to sewer?
No. Shores Estates is being converted from septic to a central sewer system tied to North Miami's wastewater lines, which shows service is not uniform across every block. Miami-Dade's Connection Finder identifies whether an address has public water and sewer, another utility or an onsite system and gives distance to a potential connection.
Does every vacant lot owe the Shores Estates assessment?
No. The published assessment applied only to benefited parcels inside the Shores Estates Residential Subdivision, not to the whole village. For the fiscal year beginning October 1, 2025, each benefited residential parcel received one EBU at $1,163. A later tax bill may show a different rate.
Will a new building need an elevation certificate?
Yes, when required by the village's floodplain process. For new construction in a Special Flood Hazard Area, the Building Official reviews construction-stage documents and requires a final finished-construction elevation certificate before issuing the certificate of occupancy.
Can I sell a lot that still relies on septic?
Yes. We buy vacant land with no sewer work completed. A future new or total-replacement septic system must follow Miami-Dade's post-2022 rules, including DERM review and a treatment type beyond conventional Type 1. We verify available records and utility proximity before offering.
Owner resources
Guides for your situation
- 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.
- Can You Sell Land With Back Taxes in Florida?
Yes. Florida land with back property taxes can often be sold if closing can redeem the tax lien before the tax-deed cutoff. With the seller's consent, the title company can use sale proceeds for the approved payoff. Move quickly: taxes generally become delinquent April 1,[1][2] and redemption ends once a tax-deed buyer makes full payment to the clerk.[4][7]
More places in Miami-Dade 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
- North Miami
326 vacant lots
- Miami
3,872 vacant lots · 2025 median lot sale $477,500
- Miami-Dade County
21,112 vacant lots countywide
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 Miami Shores. 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 8, 2026. 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] 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] Miami Shores Village, The Miami Shores Story (accessed 2026-10-08)
- [3] Miami Shores Village, About the Building Department (accessed 2026-10-08)
- [4] Miami Shores Village, Flood Information and construction certificate procedures (accessed 2026-10-08)
- [5] Miami Shores Village, Shores Estates Septic to Sewer Conversion (accessed 2026-10-08)
- [6] Miami Shores Village, Shores Estates Septic to Sewer Project invitation to bid (accessed 2026-10-08)
- [7] Miami Shores Village, Notice of Shores Estates wastewater non-ad valorem assessment (accessed 2026-10-08)
- [8] Miami Shores Village, Zoning Code and adopted zoning map (accessed 2026-10-08)
- [9] Miami-Dade County Regulatory and Economic Resources, Onsite Sewage Treatment and Disposal Systems (accessed 2026-10-08)
- [10] Barry University, About Barry University and campus history (accessed 2026-10-08)