Monroe County, Florida
Sell your land in Upper Matecumbe Key for cash
Parcel Buyers buys vacant land in Upper Matecumbe Key for cash, including quarter-acre lots subject to Islamorada's permit-allocation and floodplain rules. You get a written, no-obligation cash offer within 24 hours. 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 Upper Matecumbe Key?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Upper 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 Upper Matecumbe Key?
- The 2026 Florida property tax roll lists 77 vacant residential lots in Upper Matecumbe Key; 23% are quarter-acre lots, and the median lot is 0.28 acre.
- How is a cash offer for land in Upper 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 Upper 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 Upper Matecumbe Key got a home on the tax roll in 2025?
- 3 vacant lots in Upper Matecumbe Key changed from vacant-residential use to a home with new-construction evidence on the 2026 preliminary tax roll.
Local data
Upper Matecumbe Key land at a glance
Tax-roll figures cover parcels whose property address city is Upper Matecumbe Key in Monroe County. Local rules and services are sourced below.
| Vacant residential lots | 77 parcels classified vacant residential on the 2026 tax roll [1] |
|---|---|
| Most common lot size | Quarter-acre lot (9,000–13,000 sq ft): 23% of vacant lots; next, third-acre lot at 14%. Median lot: 0.28 acre (12,100 sq ft). [1] |
| Typical assessed value | $299,000 median just (market) value for a vacant lot; the middle half fall between $242,100 and $634,300 [1] |
| Recent lot sale prices | Too few arm's-length vacant-lot sales in 2025 to report a reliable median for Upper Matecumbe Key [1] |
| Windley Key fossil reef park | Windley Key is the next island northeast of Upper Matecumbe Key. Its state park at mile marker 84.9 is a former quarry that supplied stone for Flagler's railroad, with 8-foot-high walls of fossil coral. [11],[12] |
| Village jurisdiction | Upper Matecumbe Key is within incorporated Islamorada, Village of Islands, rather than being a separate city. By charter, the Village runs from Channel Two bridge (about MM 72.5) to Tavernier Creek Bridge (about MM 90.8) and takes in the whole island. [2] |
| Village permits | Islamorada's Building Department handles permit intake, plan review, issuance, inspections, certificates of occupancy and floodplain management. Most construction inside the Village requires a permit submitted through CityView. [3] |
| Competitive housing allocation | A new home on vacant land may need a BPAS allocation before a building permit can issue. The published 2026 schedule showed one market-rate allocation in the first quarter and affordable or nonresidential allocations in the remaining quarters. [4] |
| Central water and wastewater | FKAA delivers about 22 million gallons of drinking water per day across the Keys. Islamorada's vacuum sewer system has a pump station on Upper Matecumbe Key, but a vacant lot's meter, lateral and hookup cost still need checking. [5],[6] |
| Assessment rolls matter | The FY 2026-27 wastewater assessment is roll-specific and EDU-based, with a maximum $256 per EDU for parcels assigned 1 to 10 EDUs. The current parcel bill and payoff record control whether a particular lot owes it. [8] |
| Stormwater is not a flat vacant-lot fee | The FY 2026-27 stormwater resolution charges $62 per net ESU on developed property, using 3,322 square feet of impervious area as one ESU. A raw lot should be checked against the actual assessment roll. [9] |
| Vacant lots that got a home on the tax roll in 2025 | 3 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 Upper 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 Upper Matecumbe Key
BPAS eligibility can control whether a home can be built
BPAS eligibility can be the decisive land-value question on Upper Matecumbe Key. Islamorada uses a competitive, point-based Building Permit Allocation System, and the Village ranks applications using factors such as infrastructure and habitat protection. Its published 2026 schedule showed one market-rate allocation in the first quarter and no market-rate quantity for the other three quarters. The Village also warns that no new-vacant-land building permits can issue after available allocations are exhausted. Zoning alone therefore does not prove that a house permit is obtainable; an owner or buyer should confirm the parcel's BPAS status, application history and current scoring path. [4]
A nearby water or sewer line is not a finished connection
Utility availability changes the usable value of a vacant lot. FKAA reports delivering about 22 million gallons of drinking water per day to the Florida Keys, while Islamorada's vacuum sewer system, finished in July 2016, has a pump station on Upper Matecumbe Key. Village policy generally requires connection within 180 days after notice when service is available and requires abandonment of the old onsite system. Those system-wide facts do not prove that one raw lot has a paid meter, installed lateral, reserved capacity or affordable route to the main. Each item belongs in the parcel-level construction budget before a cash offer is compared with a retail asking price. [5],[6],[7]
Flood elevation and site design affect the buildable envelope
Flood elevation and site design can reduce how much of a lot works for a house, parking and access. Islamorada tells owners to use the effective flood layer dated February 18, 2005; preliminary maps are not yet the effective regulatory maps. The Village also administers FEMA's 50% substantial-improvement and substantial-damage rule for existing structures. For vacant land, the important checks are the parcel's effective zone, base flood elevation, required finished-floor elevation, fill and drainage limits, and whether habitat or shoreline review constrains the footprint. A tax-roll size such as 0.28 acres does not establish a buildable area. [10]
Tax value and a thin sale sample are not the same as an offer
Tax value is only one reference point for Upper Matecumbe Key land. The 2026 tax roll reports a median property-appraiser just value of $299,000 in this address-city scope, but just value is not a guaranteed sale price or a Parcel Buyers offer. The qualifying 2025 vacant-lot sale sample is too small to support a price trend. A parcel's BPAS position, flood elevation, utility connection, assessment balance, access, title and usable building envelope matter more than a broad island average. We inspect those facts and then make a parcel-specific cash offer rather than extrapolating from one thin annual sample. [1],[4],[10]
Common situations
Selling land in Upper Matecumbe Key in these situations
You inherited a lot with no permit history
Yes. You can sell an inherited Upper Matecumbe Key lot even when you do not know its permit history. Islamorada's Building Department maintains permit records and handles plan review, inspections and floodplain administration, while BPAS controls the allocation path for new residential construction. Parcel Buyers checks the parcel, access, title and available records before offering. An independent title company handles the closing, and title requirements determine what heirs or an estate must provide. [3],[4]
You are unsure which assessments still attach to the lot
Yes. You can sell while the assessment history is being clarified. Islamorada's FY 2026-27 wastewater assessment is tied to a specific roll and assigned EDUs; the stormwater resolution instead applies $62 per net ESU to developed property. Neither resolution supports treating every vacant lot alike. The current tax bill, assessment roll and any payoff record should be matched to the parcel. With the seller's consent, confirmed liens or back charges can be paid from sale proceeds at closing. [8],[9]
You own the lot from outside Florida
Yes. You can sell an Upper Matecumbe Key lot without traveling to Florida. The independent title company can coordinate a remote signing, verify identity and deliver proceeds by the agreed check or wire method. Parcel Buyers pays the closing costs, so distance does not add a commission or service charge. We still inspect the island parcel, BPAS context and available access and utility information before the purchase becomes final; if that inspection does not work, the seller owes nothing. [4],[6]
Step by step
How do I sell my land in Upper 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 Upper Matecumbe Key: common questions
Is Upper Matecumbe Key its own incorporated city?
No. Upper Matecumbe Key is part of incorporated Islamorada, Village of Islands, not a separate city. The Village's charter boundary expressly includes the entire island, and Islamorada's Building Department is the local permit and floodplain authority.
Can a vacant lot get a house permit right away?
Not necessarily. Islamorada's BPAS is a competitive, point-based allocation system, and an allocation must be awarded before the building permit can issue. The published 2026 schedule showed only one market-rate allocation in the first quarter, so confirm the parcel's current BPAS position instead of assuming zoning alone makes it immediately buildable.
Does every Upper Matecumbe Key lot already have water and sewer?
No. FKAA and the Village operate central systems serving the area, but system coverage does not prove that a particular vacant lot has a meter, lateral, capacity or paid connection. Village policy can require connection within 180 days after notice when service is available, so verify the parcel's service and cost directly.
Do vacant lots pay the wastewater and stormwater assessments?
It depends on the assessment roll and parcel characteristics. The FY 2026-27 wastewater charge is EDU-based and roll-specific, while the stormwater resolution applies a $62 net-ESU charge to developed property. Check the current parcel bill and any payoff record rather than applying either amount to every raw lot.
How fast can I sell an Upper Matecumbe Key lot?
A written cash offer is ready within 24 hours. After a signed purchase agreement, closing through an independent title company is typically about 10 days, subject to the title search. There are no fees or commissions, and Parcel Buyers covers closing costs.
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 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.
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
- Lower Matecumbe Key
144 vacant lots
- 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 Upper 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 5, 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] Islamorada, Village of Islands, About Us: Village boundaries and population (accessed 2026-10-05)
- [3] Islamorada, Village of Islands, Building Services (accessed 2026-10-05)
- [4] Islamorada, Village of Islands, Building Permit Allocation System (BPAS) (accessed 2026-10-05)
- [5] Florida Keys Aqueduct Authority, Drinking Water (accessed 2026-10-05)
- [6] Islamorada, Village of Islands, Wastewater Utility (accessed 2026-10-05)
- [7] Islamorada, Village of Islands, Wastewater Utility Policy (accessed 2026-10-05)
- [8] Islamorada Village Council, Resolution 26-08-84: FY 2026-27 wastewater special assessment (accessed 2026-10-05)
- [9] Islamorada Village Council, Resolution 26-08-86: FY 2026-27 stormwater special assessment (accessed 2026-10-05)
- [10] Islamorada, Village of Islands, Floodplain Management (accessed 2026-10-05)
- [11] Islamorada, Village of Islands, Parks & Recreation (accessed 2026-10-05)
- [12] Florida State Parks, Windley Key Fossil Reef Geological State Park (accessed 2026-10-05)