Miami-Dade County, Florida
Sell your land in North Miami Beach for cash
Parcel Buyers buys vacant North Miami Beach land for cash, including infill lots that need zoning, sewer, septic or flood review. You get a written, no-obligation cash offer within 24 hours. An independent title company handles closing, typically in about 10 days after signing, with no seller 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 North Miami Beach?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in North Miami Beach, 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.
- What did vacant lots in North Miami Beach sell for in 2025?
- In 2025, vacant lots in North Miami Beach sold for a median of $467,500 across 12 arm's-length sales; the middle half sold for $387,400 to $1,031,200.
- How many vacant lots are in North Miami Beach?
- The 2026 Florida property tax roll lists 379 vacant residential lots in North Miami Beach; 22% are quarter-acre lots, and the median lot is 0.19 acre.
- How is a cash offer for land in North Miami Beach 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 North Miami Beach 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 North Miami Beach?
- In 2025, companies bought 67% of the vacant lots that sold in North Miami Beach, including 17% bought by homebuilders. Individuals bought the rest.
- Are vacant lots in North Miami Beach in a FEMA high-risk flood zone?
- About 63.1% of vacant lots in North Miami Beach have their center point in a FEMA high-risk flood zone (effective maps dated September 11, 2009). This is map screening, not a determination; check FEMA's Map Service Center for your parcel.
- How many vacant lots in North Miami Beach got a home on the tax roll in 2025?
- 14 vacant lots in North Miami Beach changed from vacant-residential use to a home with new-construction evidence on the 2026 preliminary tax roll.
Local data
North Miami Beach land at a glance
Tax-roll figures cover parcels whose property address city is North Miami Beach, plus lots with no street address that sit in census block groups or survey sections where nearly all addressed parcels are North Miami Beach in Miami-Dade County. Local rules and services are sourced below.
| Vacant residential lots | 379 parcels classified vacant residential on the 2026 tax roll [1] |
|---|---|
| Most common lot size | Quarter-acre lot (9,000–13,000 sq ft): 22% of vacant lots; next, standard city lot at 17%. Median lot: 0.19 acre (8,060 sq ft). [1] |
| Typical assessed value | $360,000 median just (market) value for a vacant lot; the middle half fall between $133,000 and $598,000 [1] |
| Recent lot sale prices | $467,500 median across 12 arm's-length sales of vacant lots in North Miami Beach (Jan 2025–Dec 2025); the middle half sold for $387,400–$1,031,200 [1] |
| Who bought lots in 2025 | Companies made 67% of those purchases, including 17% by homebuilders; individuals made the rest [1] |
| Owners who live elsewhere | 5% of vacant lots have an owner mailing address outside Florida (most often NY, NJ, NC) [1] |
| Oleta River State Park | The city's park guide describes Oleta River State Park as a 1,043-acre Biscayne Bay park and the largest urban park in Florida. [2] |
| City permits | North Miami Beach is incorporated and requires city permits for new construction and alterations, including sewer connections, septic tanks and drainfield repairs. [3],[4] |
| Residential lot districts | The official zoning map lists five single-family districts, from RS-1 with an 8,000-square-foot minimum lot to RS-5 with a 1,200-square-foot minimum. [5] |
| Water minimum charge example | The city's published water-rate schedule sets a $16.33 minimum charge per billing period for a single-family account with a five-eighths- or three-quarter-inch meter. [7],[6] |
| Mixed sewer billing | The city's rate page says some customers get sewer service from Miami-Dade County, and the city bills them for it on the county's behalf based on water use. [6] |
| Stormwater unit | North Miami Beach defines one stormwater equivalent residential unit as 1,800 square feet of impervious area. [9] |
| City-name history | The community incorporated as Fulford in 1927 and changed its name to North Miami Beach in 1931, after lot sales had begun in 1922. [4] |
| Vacant lots that got a home on the tax roll in 2025 | 14 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] |
| FEMA high-risk flood-zone screen | About 63.1% of vacant lots in North Miami Beach have their center point in a FEMA high-risk flood zone (effective maps dated September 11, 2009). This is map screening, not a determination; check FEMA's Map Service Center for your parcel. |
| Springs BMAP small-lot screen | About 0% of located vacant lots in North Miami Beach are 1 acre or less and have their center point in an adopted Florida springs BMAP. |
Pricing
What is a lot in North Miami Beach worth?
In 2025, vacant lots in North Miami Beach sold for a median of $467,500 across 12 arm's-length sales; the middle half sold for $387,400 to $1,031,200. [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 North Miami Beach
The zoning district can change the minimum lot area
The city's official map lists multiple single-family districts rather than one universal residential-lot standard. Published minimum lot areas range from 1,200 square feet in RS-5 to 8,000 square feet in RS-1, with other districts between them. That range does not mean every parcel meeting an area number is buildable. Width, setbacks, frontage, access, easements and nonconforming-lot rules still matter. A buyer must first identify the exact district and then compare the legal lot to the applicable code. This is especially important for narrow infill pieces and old platted land that predates current standards. [5],[3]
Water, sewer and septic require separate confirmation
North Miami Beach permits include sewer connections, septic tanks and drainfield repairs, showing that wastewater conditions vary across properties. The city's rate page also says some customers receive sewer service from Miami-Dade. Its archived commitment-letter procedure asked for a DERM sewer allocation letter or, on septic, a Department of Health septic approval, which illustrates the agencies involved but should not be treated as a current application checklist. A buyer therefore confirms the present utility provider, capacity, lateral, connection cost and lawful septic path for the exact parcel. Those facts can materially change a home's site budget. [3],[6],[8],[12]
Stormwater and flood review add site-specific costs
North Miami Beach defines one stormwater equivalent residential unit as 1,800 square feet of impervious area. That billing measure connects future roofs and pavement to ongoing stormwater cost, while the vacant site's drainage design affects construction. The city also maintains a floodplain program and offers Flood Insurance Rate Map assistance. A map lookup should be paired with elevation, drainage and road-access review because a zone does not describe every site condition. A buyer prices any required fill, finished-floor elevation, water management and compliant access instead of assuming two same-size lots face the same cost. [9],[10],[11],[3]
Recent sales offer context, not a guaranteed value
The 2025 tax-roll set contains 12 qualified arm's-length, single-parcel vacant-land sales, with a median of $467,500. That small sample is a starting point, not a trend or an automatic offer for every lot. The middle half ran from $387,400–$1,031,200, while quarter-acre lots were the most common vacant-lot category at 22% of qualifying residential parcels. Zoning district, dimensions, access, utilities, septic feasibility, flood conditions and title can move a particular parcel far from those roll summaries. Parcel Buyers reviews those features before setting a written cash offer. [1],[5],[6]
Common situations
Selling land in North Miami Beach in these situations
The parcel is smaller than nearby house lots
A small parcel can be sold even when it does not resemble the improved lots around it. The city has several residential districts with different minimum areas, including published figures from 1,200 to 8,000 square feet, so size must be matched to the actual zoning district. We also inspect width, frontage, access, easements, utilities and adjoining ownership. A parcel that cannot stand alone may still have assemblage or neighbor value. The seller does not need to obtain a variance or building permit before requesting an offer; we price the current facts and remaining approval risk. [5],[3]
You inherited land with uncertain utility service
An inherited lot can be sold even when the family has no water or sewer records. North Miami Beach permits both sewer-related work and onsite-system work, and some sewer customers are served by Miami-Dade, so we verify the current provider and parcel status rather than guessing. We also review zoning, flood information, access and title. If a deceased owner remains on record, the independent title company identifies the estate documents and signatures necessary for transfer. Agreed liens or back taxes can be paid from sale proceeds at closing with the seller's consent. [3],[6],[10]
You want to sell without traveling to South Florida
An owner can complete the sale from outside Florida. 5% of owners in this page's defined vacant-land scope use a mailing address outside the state. Parcel Buyers reviews the site and provides a written offer, while an independent title company performs the title search and prepares the closing documents. Signing can generally be electronic or completed through a mail-away package under that company's requirements. Closing is typically about 10 days after the agreement is signed, depending on title. Proceeds can be paid by check or wire. [1]
Step by step
How do I sell my land in North Miami Beach?
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 North Miami Beach: common questions
Who issues building permits in North Miami Beach?
The City of North Miami Beach issues permits inside its incorporated limits. Its published permit list covers new construction, alterations, sewer connections, septic tanks and drainfield repairs. Other county or state approvals may still apply to utilities or environmental work, so confirm the proposed project's full routing before construction.
Is there one minimum lot size across the city?
No. The official zoning map lists several single-family districts with published minimum lot areas from 1,200 to 8,000 square feet. The parcel must be matched to its actual district, and area alone does not establish buildability. Width, setbacks, access, easements, utilities and nonconforming-lot rules can still control the result.
Does the city provide both water and sewer everywhere?
No citywide assumption is safe. North Miami Beach publishes municipal water charges, but its rate page says some customers receive sewer service from Miami-Dade. The building list also includes septic work. Under Miami-Dade Ordinance 22-83 (2022), new and replacement septic systems need county DERM approval, and conventional septic tanks are no longer allowed for them.
Can I sell a lot before resolving flood or utility questions?
Yes. Parcel Buyers can review a vacant lot before those development questions are fully resolved. We check the zoning district, dimensions, access, flood information, utility path and title before offering. The seller does not need to install service, design drainage or obtain a permit first. Our inspection is the only contingency if we proceed.
What happens after I accept the written offer?
An independent, licensed title company performs the title search and prepares closing. Closing is typically about 10 days after the purchase agreement is signed, depending on title. Parcel Buyers covers closing costs and charges no seller fees or commissions. Liens or back taxes can be paid from proceeds with the seller's consent.
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 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.
- How to Get Rid of Land You Don't Want in Florida
The cleanest way to get rid of unwanted Florida land is usually to sell the whole parcel through a title-company closing. You can market it, request a direct cash offer, or approach an adjoining owner. A charitable or government donation works only if the intended recipient accepts the property; state and federal rules also affect the process.[3][4] Do not treat unpaid taxes or an unsigned deed as a way to abandon ownership.
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
- Miami Beach
1,348 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 North Miami Beach, plus lots with no street address that sit in census block groups or survey sections where nearly all addressed parcels are North Miami Beach. 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. 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 North Miami Beach, Area parks (accessed 2026-10-08)
- [3] City of North Miami Beach, Building permits (accessed 2026-10-08)
- [4] City of North Miami Beach, Our history (accessed 2026-10-08)
- [5] City of North Miami Beach, City of North Miami Beach official zoning map (accessed 2026-10-08)
- [6] City of North Miami Beach, Utility rates (accessed 2026-10-08)
- [7] City of North Miami Beach, Water charges (accessed 2026-10-08)
- [8] City of North Miami Beach, Archived water and sewer commitment letter procedure (accessed 2026-10-08)
- [9] City of North Miami Beach, Stormwater utility equivalent residential unit (accessed 2026-10-08)
- [10] City of North Miami Beach, Floodplain management (accessed 2026-10-08)
- [11] Miami-Dade County, Flood zone maps (accessed 2026-10-08)
- [12] Miami-Dade County, Onsite sewage treatment and disposal systems (accessed 2026-10-08)