Monroe County, Florida
Sell your land in Lower Matecumbe Key for cash
Parcel Buyers buys vacant lots on Lower Matecumbe Key for cash, including land subject to Islamorada's competitive BPAS building-allocation system, sewer assessments or flood review. You get a written, no-obligation cash offer within 24 hours, and closings run through an independent, licensed 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 Lower Matecumbe Key?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Lower Matecumbe Key, Monroe 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 Lower Matecumbe Key?
- The 2026 Florida property tax roll lists 144 vacant residential lots in Lower Matecumbe Key; 19% are standard city lots, and the median lot is 0.23 acre.
- How is a cash offer for land in Lower Matecumbe Key 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 Lower Matecumbe Key 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 Lower Matecumbe Key got a home on the tax roll in 2025?
- 9 vacant lots in Lower Matecumbe Key changed from vacant-residential use to a home with new-construction evidence on the 2026 preliminary tax roll.
Local data
Lower Matecumbe Key land at a glance
Tax-roll figures cover parcels whose property address city is Lower Matecumbe Key in Monroe County. Local rules and services are sourced below.
| Vacant residential lots | 144 parcels classified vacant residential on the 2026 tax roll [1] |
|---|---|
| Most common lot size | Standard city lot (7,000–9,000 sq ft): 19% of vacant lots; next, patio-home lot at 15%. Median lot: 0.23 acre (10,090 sq ft). [1] |
| Typical assessed value | $871,100 median just (market) value for a vacant lot; the middle half fall between $415,500 and $1,303,200 [1] |
| Recent lot sale prices | Too few arm's-length vacant-lot sales in 2025 to report a reliable median for Lower Matecumbe Key [1] |
| Owners who live elsewhere | 17% of vacant lots have an owner mailing address outside Florida (most often CA, TX, GA) [1] |
| Village jurisdiction | Lower Matecumbe Key lies inside the Village of Islamorada, incorporated in 1997. Village Building Services issues permits and administers floodplain requirements. [2],[3],[4] |
| Competitive BPAS | A new market-rate home needs an allocation through Islamorada's competitive BPAS. The 2026 schedule lists one market-rate allocation in quarter one; quarters two through four list only affordable and nonresidential allocations. [5] |
| BPAS application money | The village's fee schedule, updated September 11, 2025, lists a $300 market-rate BPAS application fee plus a $1,000 deposit, for $1,300 submitted with the application before any allocation is won. [6] |
| Lower Matecumbe wastewater | The village wastewater system uses a vacuum station on Lower Matecumbe Key, with low-pressure sewer in some areas. Collected effluent is sent to the Key Largo treatment district. [7] |
| Phase II sewer assessment | For fiscal year 2025-26, the Phase II roll sets a maximum of $256 per EDU for parcels with 1 to 10 EDUs. Parcels over 10 EDUs pay $2,560 per parcel plus $74 per EDU. [8] |
| Indian Key Historic State Park | The Village says U.S. 1 links Lower Matecumbe to its other islands and places Indian Key "just off Islamorada." The 11-acre state park island is a half-mile offshore and reachable only by boat. [2],[12] |
| Vacant lots that got a home on the tax roll in 2025 | 9 recorded with new-construction evidence. [1] |
| 2026 so far (Jan-Jun) | County-level for Monroe County: 43 recorded vacant-lot sales; median $268,000. [1] |
Pricing
What is a lot in Lower Matecumbe Key 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 Lower Matecumbe Key
A scarce BPAS allocation
A BPAS allocation can be the central buildability issue because a vacant lot does not automatically carry permission for a new market-rate home. Islamorada uses a competitive point system. Its 2026 schedule lists one market-rate allocation in the first quarter and none in the next three quarters, and the village warns that no permit can be issued for vacant land when allocations are exhausted. The application itself requires a $300 fee and $1,000 deposit before an applicant wins anything. [5],[6]
Sewer position and Phase II assessment
Sewer position affects both development work and the carrying record. The village operates a vacuum station on Lower Matecumbe, uses low-pressure sewer in some areas, and sends effluent to the Key Largo treatment district. For fiscal year 2025-26, its Phase II roll sets a maximum of $256 per equivalent dwelling unit for parcels with 1 to 10 EDUs. Parcels over 10 EDUs pay $2,560 per parcel plus $74 per EDU. The assessment applies only to parcels on the adopted roll. [7],[8]
Flood map, shoreline and habitat layers
Flood map, shoreline and habitat layers can reduce the area available for a house. Islamorada's floodplain page says the effective FEMA maps date to 2005 while preliminary maps are not yet regulatory. The village GIS also publishes zoning, flood, habitat and sea-turtle layers, and its sea turtle page maps nesting beaches on Lower Matecumbe; Village code sets the nesting season as April 15 to October 31. A buyer needs those site conditions alongside the BPAS score rather than relying on an address-city label. [9],[10],[11]
Lot dimensions and tax assessment
Lot dimensions affect how much room remains after setbacks, flood elevation and environmental review. The median vacant residential parcel in this scope is 0.23, or 10,090, while standard city lots are the largest class at 19%. The median tax-roll just value is $871,100, with the middle half from $415,500–$1,303,200. These assessment figures are not a price trend and cannot show whether a lot has a BPAS allocation or a wastewater balance. [1],[5],[8],[10]
Common situations
Selling land in Lower Matecumbe Key in these situations
Your lot has no BPAS allocation
Yes. A vacant lot can be sold even when it has no BPAS allocation. A cash buyer will price the competition, application timing, parcel points, flood position and utility work rather than assume a house permit is immediate. Parcel Buyers checks these conditions before offering, and the only purchase contingency is the land inspection; a failed inspection costs the seller nothing. [5],[9],[7]
A wastewater assessment appears on the parcel
Yes. A wastewater assessment can be handled as part of a sale after the title company confirms the amount and payoff treatment. The fiscal year 2025-26 Phase II roll sets a maximum of $256 per EDU for parcels with 1 to 10 EDUs; parcels over 10 pay $2,560 plus $74 per EDU. With the seller's consent, liens or back taxes can be paid from sale proceeds at closing. [8]
You inherited waterfront or near-water land
Yes. Inherited land can be sold even when several heirs must sign or the family has never built on it. The independent title company identifies the documents needed to transfer ownership. The land review separately checks BPAS, shoreline, flood, habitat and sewer facts. The Village maps sea turtle nesting beaches on Lower Matecumbe, while nearby Indian Key is a half-mile offshore and accessible only by boat. [5],[9],[11],[2],[12]
Step by step
How do I sell my land in Lower Matecumbe Key?
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 Lower Matecumbe Key: common questions
Who issues permits on Lower Matecumbe Key?
Islamorada's Building Services issues permits because the key is inside the incorporated village. The same village administers floodplain review and BPAS, so a Monroe County address does not make the parcel part of the county's unincorporated permit system.
Can I sell land without a BPAS allocation?
Yes. Parcel Buyers buys vacant land without a building allocation and checks the BPAS position before offering. The 2026 schedule shows how scarce market-rate allocations are: one in the first quarter and none in the remaining three quarters.
How much does a market-rate BPAS application cost?
$1,300 is submitted under the published fee schedule. That total consists of a $300 market-rate BPAS application fee and a $1,000 deposit, and paying it does not guarantee that the competitive allocation will be awarded.
Is there public wastewater service on the key?
Yes. Islamorada operates wastewater collection with a vacuum station on Lower Matecumbe and low-pressure sewer in some areas. The village sends the collected effluent to the Key Largo district for treatment, but the exact connection and assessment record remains parcel-specific.
Which flood map controls a building application?
The effective FEMA map controls today. Islamorada says the effective maps date to 2005 and the preliminary maps are not yet regulatory. Its floodplain page also notes an average 1.5-foot datum conversion, so elevations from different map systems should not be compared without context.
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.
- How to Sell Land in a Flood Zone
Flood-zone land can be sellable and sometimes buildable. A FEMA flood zone describes mapped risk; it is not a building permit. The buyer must verify the current effective Flood Insurance Rate Map and any map changes, then ask the local floodplain administrator what elevation, floodway, coastal, permit, and design rules apply.[1][2][4] Vacant land itself is not covered by an NFIP policy; flood insurance covers qualifying buildings and contents, not land value.[5][6]
More places in Monroe 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
- Long Key
80 vacant lots
- Marathon
550 vacant lots · 2025 median lot sale $400,000
- Key Largo
1,578 vacant lots · 2025 median lot sale $302,200
- Monroe County
5,994 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 Lower Matecumbe Key. 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 4, 2026. The reviewed 2026 recorded-sale window runs from January through June 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] Village of Islamorada, About Us (accessed 2026-10-08)
- [3] Village of Islamorada, Blueprint for Balance Comprehensive Plan (accessed 2026-10-08)
- [4] Village of Islamorada, Building Services (accessed 2026-10-08)
- [5] Village of Islamorada, Building Permit Allocation System (accessed 2026-10-08)
- [6] Village of Islamorada, Planning and Development Services Application Fees (accessed 2026-10-08)
- [7] Village of Islamorada, Wastewater Utility (accessed 2026-10-08)
- [8] Village of Islamorada, Fiscal Year 2025-26 Phase II Wastewater Assessment (accessed 2026-10-08)
- [9] Village of Islamorada, Floodplain Management (accessed 2026-10-08)
- [10] Village of Islamorada, Geographic Information System (accessed 2026-10-08)
- [11] Village of Islamorada, Sea Turtle Nesting Regulations (accessed 2026-10-08)
- [12] Florida State Parks, Indian Key Historic State Park (accessed 2026-10-08)