Orange County, Florida
Sell your land in Pine Hills for cash
Pine Hills' small infill lots, left over from its 1953 subdivision wave and sitting in unincorporated Orange County despite the Orlando mailing address, are exactly the kind of vacant land Parcel Buyers pays cash for, active utility account or not. 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 Pine Hills?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Pine Hills, Orange 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 Pine Hills?
- The 2026 Florida property tax roll lists 161 vacant residential lots in Pine Hills; 21% are standard city lots, and the median lot is 0.21 acre.
- How is a cash offer for land in Pine Hills 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 Pine Hills 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 Pine Hills got a home on the tax roll in 2025?
- 2 vacant lots in Pine Hills changed from vacant-residential use to a home with new-construction evidence on the 2026 final tax roll.
Local data
Pine Hills land at a glance
Tax-roll figures cover parcels in the Orange County block groups that the 2020 Census assigns to the Pine Hills CDP (27 block groups), addressed Orlando in Orange County. Local rules and services are sourced below.
Property addresses here read Orlando (100%).
| Vacant residential lots | 161 parcels classified vacant residential on the 2026 tax roll [1] |
|---|---|
| Most common lot size | Standard city lot (7,000–9,000 sq ft): 21% of vacant lots; next, quarter-acre lot at 12%. Median lot: 0.21 acre (9,350 sq ft). [1] |
| Typical assessed value | $50,000 median just (market) value for a vacant lot; the middle half fall between $7,000 and $60,000 [1] |
| Recent lot sale prices | Too few arm's-length vacant-lot sales in 2025 to report a reliable median for Pine Hills [1] |
| Owners who live elsewhere | 7% of vacant lots have an owner mailing address outside Florida (most often NY, MI, NC); 2% outside the U.S. [1] |
| Unincorporated, county-governed | Pine Hills is a census-designated place inside unincorporated Orange County, not its own city. Orange County's Zoning Division administers the Land Development Code and the Board of Zoning Adjustment handles variances here. [2],[3] |
| Development began in 1953 | Pine Hills started as a subdivision wave in 1953, with Robinswood and Pine Ridge Estates among its earliest platted neighborhoods, which is why lot shapes and sizes vary block to block. [2] |
| Orange County Utilities, not Orlando's OUC | Orange County Utilities, a county department, supplies water drawn from the Floridan Aquifer to more than 174,300 accounts across a 474-square-mile service area that includes unincorporated communities like Pine Hills. [5] |
| Septic still goes through the county | Unlike several Panhandle counties, Orange County's health department continues to issue onsite sewage permits and conduct septic inspections under Florida's 2020 Clean Waterways Act. [6] |
| SR 408's Pine Hills Main Plaza | CFX's own 2025 financial report names the Pine Hills Main Plaza among the mainline toll plazas on State Road 408, right where that expressway crosses Pine Hills Road inside this CDP, giving nearby lots a direct, tolled route toward downtown Orlando. [7] |
| Permits and rezoning requests | Orange County's One-Stop Permits & Licenses office handles permit applications for unincorporated areas, and the Zoning Division's rezoning process applies to any change of use on a Pine Hills lot. [4],[3] |
| Elementary school inside the CDP | Orange County Public Schools' own school locator lists Pine Hills Elementary as a neighborhood school serving the community. [8] |
| Vacant lots that got a home on the tax roll in 2025 | 2 recorded with new-construction evidence. [1] |
| 2026 so far (Jan-Sep) | County-level for Orange County: 206 recorded vacant-lot sales; median $121,500. [1] |
Pricing
What is a lot in Pine Hills 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 Pine Hills
County utilities and septic rules, not city ones
Pine Hills sits in unincorporated Orange County, so Orange County Utilities, a county department, is the water provider here rather than the City of Orlando's municipal utility. Orange County Utilities draws from the Floridan Aquifer and served more than 174,300 accounts across a 474-square-mile area as of its 2025 report. Where a lot still relies on a well and septic system, Orange County's own health department keeps the permitting and inspection role that some other Florida counties have handed to the state. Neither fact changes how Parcel Buyers evaluates a lot: we check utilities, access and title before making an offer. [5],[6]
A 1950s subdivision pattern on a tight street grid
Pine Hills traces back to a 1953 wave of subdivisions, including Robinswood and Pine Ridge Estates, platted well before today's zoning code existed. 21% of the 161 vacant residential parcels in this tax-roll scope fall in the standard city lot class, the largest single group. An older plat can leave narrow frontages or irregular depths that still meet the recorded lot size but complicate a rebuild, which is why Orange County's own Zoning Division, not the tax roll, decides what a given lot can support. [2],[1]
A just value stands in for a 2025 sale price here
This site will not name a sale-price median until a place records at least 10 qualifying vacant-lot sales in a year, and Pine Hills reached only 4 in 2025. So the figure worth watching instead is the tax roll's median property-appraiser just value, $50,000 across the 161 parcels, running $7,000–$60,000 between the 25th and 75th percentile. That just value is simply how the county bills taxes; it is not a closed sale price from 2025 and not a number Parcel Buyers would offer sight unseen. [1]
An absentee owner is the one most likely to miss a tax bill
With 7% of this scope's vacant-lot owners living outside Florida, a mailed tax notice has plenty of chances to go astray, and Orange County's calendar doesn't bend for that. Once a bill goes to auction on the county's LienHub site, bidding opens at 18% and gets pushed lower by whoever will take the smallest return. Even then, a sale can close long before anyone could force a deed transfer, since the law builds in a two-year wait after the certificate is issued; Parcel Buyers simply works whatever is owed into the numbers at closing instead of asking a seller to clear it first. [9],[10]
Common situations
Selling land in Pine Hills in these situations
The mailing address says Orlando, but it's really unincorporated county land
Yes. An Orlando mailing address on a Pine Hills tax bill does not place the lot inside Orlando's city limits. The community is governed by unincorporated Orange County, whose Zoning Division and permitting office, not Orlando's city hall, control what happens here. That distinction does not affect how Parcel Buyers values the lot; we still check utilities, access and title before offering. [2],[3]
The lot is small, narrow or an odd leftover shape from the 1950s plat
Yes. You can sell a narrow or irregular lot even if it came out of the original 1953 subdivision wave. 21% of the 161 vacant residential parcels in this tax-roll scope are in the standard city lot size class, so a tight lot is common rather than unusual here. Parcel Buyers checks access, utilities and title as part of our inspection, and a failed inspection costs the seller nothing. [2],[1]
You never lived in Pine Hills and inherited the lot from a relative
Yes. Owners who never set foot on a Pine Hills parcel are well represented in the tax-roll numbers: 7% carry an address outside Florida, with a smaller slice overseas. Parcel Buyers runs the whole transaction around that reality. The agreement is signed electronically, the title company closes remotely, and the payout goes out by check or wire, so there's no requirement to travel to Orange County at any point. [1]
The lot has sat with unpaid taxes for a while
Yes, unpaid taxes don't take a Pine Hills lot off the table. Orange County's Tax Collector moves delinquent parcels into an online certificate auction on its LienHub platform every year by June 1, with bidders competing by offering to accept less than 18% interest. From there, a certificate holder has to sit on it for two years past the issuance date before a tax deed becomes possible, and a sale can happen at any point before that: Parcel Buyers can fund a payoff of certificates or back taxes directly from the closing proceeds, with the seller's approval. [9],[10]
Step by step
How do I sell my land in Pine Hills?
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 Pine Hills: common questions
Is Pine Hills its own city, or part of Orlando?
Neither. Pine Hills is an unincorporated, Census-designated community in Orange County, not a city and not inside Orlando's limits even though its mail is addressed Orlando. Orange County's Zoning Division and permitting office handle land-use decisions here.
Who supplies water here, Orange County or the City of Orlando?
Orange County. Orange County Utilities, a county department separate from the City of Orlando's municipal utility, served more than 174,300 accounts across its 474-square-mile service area as of its 2025 drinking water report, drawing on the Floridan Aquifer.
Will you buy a narrow or odd-shaped lot left over from the original plat?
Yes. We buy vacant lots of any recorded size or shape. 21% of the 161 vacant residential parcels in this tax-roll scope fall in the standard city lot class, so a tight 1950s-era lot is common here, not an exception. We check utilities, access and title before making an offer.
Why isn't there a 2025 sale price shown for Pine Hills?
This site sets a 10-sale floor before it will publish a median, and Pine Hills only reached 4 qualifying vacant-lot sales in 2025. What appears instead is the property appraiser's own figure, a $50,000 median just value spanning the 161 parcels in this scope. That number exists for tax billing and should not be read as a 2025 closing price.
Can I sell my Pine Hills lot if I live out of state?
Yes, and you'd be in good company: 7% of this scope's vacant-lot owners already list an address outside Florida. Nothing about the sale requires a visit to Orange County; e-signatures, a remote closing through an independent title company, and payment by check or wire cover the whole process.
Owner resources
Guides for your situation
- 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]
- 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]
- Selling a Vacant Lot With Code Enforcement Liens
Yes, a Florida vacant lot with a code enforcement lien can often be sold, but first confirm the violation, daily fine, compliance status, and written payoff with the city or county that issued the order. A fine can accrue until the violator complies or judgment is entered in an enforcement suit.[1] A reduction is not automatic. A clear-title closing normally needs a current payoff and a documented satisfaction or release path.
More places in Orange 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
- Lockhart
150 vacant lots
- Orlando
12,148 vacant lots · 2025 median lot sale $96,500
- Ocoee
420 vacant lots
- Orange County
21,101 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 in the Orange County block groups that the 2020 Census assigns to the Pine Hills CDP (27 block groups), addressed Orlando. Source [1] is our own count of the Florida Department of Revenue's 2026 final 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 30, 2026. The reviewed 2026 recorded-sale window runs from January through September 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 final Name-Address-Legal (NAL) property tax roll (accessed 2026-10-03)
- [2] Wikipedia, Pine Hills, Florida (accessed 2026-10-30)
- [3] Orange County Government, Zoning Division (accessed 2026-10-30)
- [4] Orange County Government, Permits & Licenses (accessed 2026-10-30)
- [5] Orange County Utilities, 2025 Drinking Water Report (accessed 2026-10-30)
- [6] Florida Department of Health in Orange County, Onsite Sewage Disposal (accessed 2026-10-30)
- [7] Central Florida Expressway Authority, 2025 Annual Comprehensive Financial Report (system map and toll-rate tables naming the Pine Hills Main Plaza on SR 408) (accessed 2026-10-31)
- [8] Orange County Public Schools, Find a School (accessed 2026-10-30)
- [9] Orange County Tax Collector, Tax Certificate and Deed Sales (accessed 2026-10-30)
- [10] Florida Legislature, Florida Statutes section 197.502, application for obtaining tax deed (accessed 2026-10-30)