Walton County, Florida
Sell your land in Inlet Beach for cash
Parcel Buyers buys vacant lots in Inlet Beach for cash, in unincorporated Walton County, where the county issues building permits and a neighborhood plan sets height and density rules beside Phillips Inlet and Lake Powell. 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 Inlet Beach?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Inlet Beach, Walton 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 Inlet Beach sell for in 2025?
- In 2025, vacant lots in Inlet Beach sold for a median of $975,000 across 105 arm's-length sales; the middle half sold for $795,000 to $1,639,000.
- How many vacant lots are in Inlet Beach?
- The 2026 Florida property tax roll lists 1,413 vacant residential lots in Inlet Beach; 24% are micro lots, and the median lot is 0.18 acre.
- How is a cash offer for land in Inlet 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 Inlet 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 Inlet Beach?
- In 2025, companies bought 54% of the vacant lots that sold in Inlet Beach, including 15% bought by homebuilders. Individuals bought the rest.
- What was the median recorded 2025 sale price by lot size in Inlet Beach?
- The median recorded 2025 sale price for a third-acre lot in Inlet Beach was $965,000 across 27 sales.
- Are vacant lot prices in Inlet Beach going up or down?
- Vacant lot prices in Inlet Beach were roughly flat (+2.4%): the median moved from $952,500 across 106 recorded sales in 2024 to $975,000 across 105 recorded sales in 2025. These are recorded sales, not list prices. From January to June 2026, 30 vacant lots in Inlet Beach sold at a recorded median of $1,237,500, 26.9% higher than the same months in 2025.
- Are vacant lots in Inlet Beach in a FEMA high-risk flood zone?
- About 12.8% of vacant lots in Inlet Beach have their center point in a FEMA high-risk flood zone (effective maps dated December 30, 2020 to October 24, 2024). This is map screening, not a determination; check FEMA's Map Service Center for your parcel.
- How many vacant lots in Inlet Beach got a home on the tax roll in 2025?
- 294 vacant lots in Inlet Beach changed from vacant-residential use to a home with new-construction evidence on the 2026 preliminary tax roll.
Local data
Inlet Beach land at a glance
Tax-roll figures cover parcels whose property address city is Inlet Beach in Walton County. Local rules and services are sourced below.
| Vacant residential lots | 1,413 parcels classified vacant residential on the 2026 tax roll [1] |
|---|---|
| Most common lot size | Micro lot (2,000–5,000 sq ft): 24% of vacant lots; next, quarter-acre lot at 19%. Median lot: 0.18 acre (7,840 sq ft). [1] |
| Typical assessed value | $425,200 median just (market) value for a vacant lot; the middle half fall between $150,000 and $925,800 [1] |
| Recent lot sale prices | $975,000 median across 105 arm's-length sales of vacant lots in Inlet Beach (Jan 2025–Dec 2025); the middle half sold for $795,000–$1,639,000 [1] |
| Who bought lots in 2025 | Companies made 54% of those purchases, including 15% by homebuilders; individuals made the rest [1] |
| Owners who live elsewhere | 46% of vacant lots have an owner mailing address outside Florida (most often GA, AL, KY) [1] |
| County permits, not a city hall | Walton County applies its setback rules outside Freeport, DeFuniak Springs, and Paxton. The county Building Division issues permits, and the 2023 Florida Building Code took effect January 1, 2024. [5],[4] |
| Plan boundary is smaller than the address | The Inlet Beach Neighborhood Plan, first adopted in November 1996 and updated in December 2018, runs from the Gulf to Lake Powell and from the county line to Winston Lane and Shoreline Drive. [2],[1] |
| Phillips Inlet is the lake outfall | The plan traces the community name to Phillips Inlet, the outfall of Lake Powell, a coastal dune lake. Land within 300 feet of that lake or a tributary is inside the county protection zone. [2],[13] |
| Published water and sewer tap fees | Effective July 1, 2023, Inlet Beach Water System, Inc. listed water and sewer connection fees of $3,200 and $4,800 per equivalent residential connection. One connection equals 300 gallons a day. [8] |
| The utility franchise moved in 2025 | The utility site says the system sale closed April 30, 2025. An August 12, 2025 county ordinance transfers that franchise to Florida Community Services Corp. of Walton County and repeals Ordinance 2014-21. [9],[10],[11] |
| South Walton maps and freeboard | South Walton flood maps took effect December 30, 2020. On a VE or Coastal A lot, the lowest horizontal structural member must be at least 1 foot above base flood elevation. An AE living floor must be at least 1 foot above it. [6],[7] |
| Camp Helen State Park | Camp Helen State Park sits on the Walton-Bay county line, borders Lake Powell, and covers 180 acres. Its state-park land is beside the same coastal dune lake that forms the neighborhood plan's north boundary. [14],[2] |
| 2025 sale price by lot size | The median recorded 2025 sale price for a third-acre lot in Inlet Beach was $965,000 across 27 sales. [1] |
| Lot sales, 2025 vs 2024 | 2025: 105 recorded sales, $975,000 median; 2024: 106 recorded sales, $952,500 median. Median +2.4%; count -0.9%. [1] |
| Vacant lots that got a home on the tax roll in 2025 | 294 recorded with new-construction evidence. [1] |
| Years of lot supply at the 2025 building pace | 4.8 years; simple ratio, not a forecast. [1] |
| Owner-type shares | Individuals 28.9%; companies 64.1%; trusts 6.2%; estates/heirs 0.6%; government/associations 0.2%. [1] |
| 2026 so far (Jan-Jun) | 30 recorded vacant-lot sales; median $1,237,500. [1] |
| FEMA high-risk flood-zone screen | About 12.8% of vacant lots in Inlet Beach have their center point in a FEMA high-risk flood zone (effective maps dated December 30, 2020 to October 24, 2024). 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 Inlet Beach are 1 acre or less and have their center point in an adopted Florida springs BMAP. |
Pricing
What is a lot in Inlet Beach worth?
In 2025, vacant lots in Inlet Beach sold for a median of $975,000 across 105 arm's-length sales; the middle half sold for $795,000 to $1,639,000. [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.
Recorded 2025 sale prices by lot size in Inlet Beach
| Lot-size class | 2025 sales | 2025 median lot sale | Middle half |
|---|---|---|---|
| Third-acre lot13,000–15,999 sq ft | 27 | $965,000 | $882,500–$1,005,000 |
| Quarter-acre lot9,000–12,999 sq ft | 21 | $795,000 | $520,000–$965,000 |
| Sub-half-acre lot16,000–18,999 sq ft | 16 | $990,000 | $893,800–$1,112,500 |
| Micro lot2,000–4,999 sq ft | 12 | $1,637,000 | $393,800–$2,847,500 |
| Half-acre lot19,000–23,999 sq ft | 12 | $950,000 | $875,000–$1,229,400 |
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 Inlet Beach
Gulf frontage and the inlet do not cover every lot
Gulf frontage and the inlet do not cover every lot. The neighborhood plan, updated in December 2018, runs from the Gulf of Mexico to Lake Powell and from the county line to Winston Lane and Shoreline Drive. U.S. 98 splits that area. In Neighborhood Infill, land south of U.S. 98 is capped at 4 homes per acre with central water and sewer, or 3 per acre with water only, unless the plan map allows 8. North of U.S. 98 the cap is 8 homes per acre when the project fits nearby development. Tax-roll counts follow the address city, so a lot can carry the address and still sit outside the overlay. The plan says early house lots were 1.25 acres from a post-war veterans program. Today's vacant residential median is 0.18 acres, about 7,840 square feet. The largest size group is a micro lot at 24%, not most of the lots. [2],[1]
Dune buffers and flood rules change the pad
Dune buffers and flood rules change the pad. Phillips Inlet is the outfall of Lake Powell, a coastal dune lake. The protection zone runs 300 feet inland. New work stays 100 feet off the water line, except lots of record from before November 7, 1996 that are 200 feet deep or less, which may use 25 feet or 25 percent of the depth, whichever is greater. Each side of a natural outlet keeps a 50-foot vegetated strip, and 60 percent of the zone on a lot must stay pervious. South Walton flood maps took effect December 30, 2020. New development in a Coastal A, V, or VE zone is generally one home per 20 acres. Gulf-front V or VE land seaward of the coastal construction control line may use two homes per acre, or the zoning density if homes are shifted out of the flood zone. That limit is about new development, not every small recorded lot. [13],[2],[6],[3],[7]
A water or sewer tap is a separate cost
A water or sewer tap is a separate cost. Florida DEP lists Inlet Beach Water System, Inc. as Walton County public water system 1660370, serving 3,682 people in the 2024 assessment, with some water purchased from Regional Utilities. The fee schedule effective July 1, 2023 charges $3,200 for water and $4,800 for sewer per equivalent residential connection, defined as 300 gallons a day. A road bore was $1,200. Fees apply only after the utility says service is available. A Regional Utilities policy adopted February 20, 2025 still drew an east line at Winston Lane along U.S. 98. The system's website says the asset sale closed April 30, 2025. On August 12, 2025 the county transferred this franchise to Florida Community Services Corp. of Walton County, which does business as Regional Utilities, and repealed Ordinance 2014-21. Confirm today's tap price with the operator. [12],[8],[11],[9],[10],[2]
Sale prices and tax values measure different things
Sale prices and tax values measure different things. The 2025 roll includes 105 arm's-length sales of one parcel each, only lots vacant at the sale and still vacant the next January 1. The median price is $975,000, and the central half falls in $795,000–$1,639,000. Median just value is $425,200, with the central half at $150,000–$925,800. A sale price is what a buyer paid for a lot that stayed vacant. Just value is the appraiser's tax-roll figure. They can sit far apart without either number being wrong, and neither one is a cash offer. Florida addresses are 54% of these parcels. Mail goes out of state for 46%, a large share. Frontage, a dune buffer, flood elevation, and a real main in the street separate one lot from the next. [1],[6],[8]
Common situations
Selling land in Inlet Beach in these situations
You inherited a lot and live out of state
You can sell an inherited lot without living in Walton County. Tax mail goes outside Florida for 46% of the vacant residential parcels in this address city. Electronic signing and mail-away closings are available, and you can be paid by check or wire. Liens or back taxes can be paid from the sale proceeds with your consent. Dune-lake setbacks and the flood map remain on the land. You do not have to redesign the lot or travel here to sign. [1],[13],[6]
The lot has no water, sewer, or road work
You can sell a lot before any tap or road work is in place. We buy vacant lots and land for cash, including lots with no water, sewer, or road work. The July 1, 2023 fee sheet prices a new connection only after the utility finds that service is available. In the Neighborhood Infill rules south of U.S. 98, the cap falls from 4 homes per acre to 3 when the property has central water but no central sewer. Beside a coastal dune lake, a new septic system is barred where sewer is available, and a drain field must sit at least 100 feet from the water line if sewer is not. South of the Choctawhatchee Bay, clearing waits on a building permit or a development order. You do not have to connect, pave, or clear before you ask for an offer. [8],[2],[13],[5]
You held the lot and never started a house
You can sell a lot you never built on. Holding it can still cost money. The July 1, 2023 schedule charges $20 a month per lot when developed property has a reserved tap that is not connected. That utility charge is not the property-tax bill, and it does not hit every empty lot. Inside the plan, a detached house in the Neighborhood Infill district is limited to 50 feet, a multi-family building to 40 feet, and an accessory structure to 800 square feet. On unincorporated land, ordinary single-family setbacks are 20 feet in front, 7.5 feet on each side, and 15 feet in the rear. We cover closing costs. The only contingency is the land inspection, and a failed inspection costs the seller nothing. [8],[2],[3],[5]
Step by step
How do I sell my land in Inlet 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 Inlet Beach: common questions
Who issues the building permit on unincorporated land here?
Walton County does. Its Building Division reviews plans and inspections, and the 2023 Florida Building Code took effect January 1, 2024. The county says its Freeport location is temporarily closed and lists the main office at 117 E. Sloss Avenue. South of the Choctawhatchee Bay, clearing also needs a building permit or a development order, aside from narrow cases such as a dead or hazardous tree.
Can I sell my lot if no water or sewer line is connected?
Yes. A missing hookup does not stop a sale. The water system publishes both water and sewer connection fees, but those fees come due after it confirms service can be delivered. On the July 1, 2023 sheet, one equivalent residential connection is 300 gallons per day, at $3,200 for water and $4,800 for sewer, before the meter. A three-quarter-inch meter was listed at $550, plus a $50 sewer inspection. Where a dune-lake lot cannot get sewer, the drain field has to stay at least 100 feet from the water line.
Does the neighborhood plan apply to every address in this area?
No. The plan is an overlay from the Gulf to Lake Powell, ending at Winston Lane and Shoreline Drive on the west and the county line on the east. A tax-roll address can fall outside that map. Where the overlay applies, Neighborhood Infill limits a detached house to 50 feet and a multi-family building to 40 feet. South of U.S. 98, that district allows 4 homes per acre with central water and sewer, or 3 with water only, unless the plan map marks 8. County code says this plan, not the broader South Walton height cap, sets height by use.
What monthly charge can a reserved water tap add?
The July 1, 2023 fee schedule charges $20 a month for each lot in developed property that already has a reserved tap and is not connected. A new account also listed a $150 administrative fee. Those figures are from that utility sheet, not a county tax rate, and they may not match the bill after the April 30, 2025 sale. The August 12, 2025 ordinance moved the franchise, so confirm the current standby fee with the operator before you budget a year of holding costs. Property tax is a separate bill.
Do flood or dune rules mean I cannot sell the land?
No. Flood and dune rules limit where a future house can sit. They do not block a cash sale of the lot. South Walton maps took effect December 30, 2020, and the county has held a Class 6 flood-insurance rating since October 1, 2018, a 20 percent discount on policies in a special flood hazard area. A VE zone is not automatic. Nonconforming undeveloped residential lots of 10,000 square feet or less, platted or not before June 1975, may use a 5-foot side setback if the plat is silent. We check utilities, access, and title before offering.
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.
- Cape Coral North 1 East UEP Assessment for Lot Owners
North 1 East's first amortized UEP installment is scheduled for the November 2026 tax bill. For the City's sample 10,000-square-foot parcel receiving all three utilities, maximum annual installments total $3,385 over 30 years, $3,616 over 25 years, or $3,961 over 20 years. The sample's three initial-prepayment amounts totaled $32,288, but each parcel's mailed notice controls.[1][2][3][4]
More places in Walton 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
- Santa Rosa Beach
4,704 vacant lots · 2025 median lot sale $295,000
- Freeport
3,848 vacant lots · 2025 median lot sale $103,800
- Walton County
20,398 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 Inlet 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 5, 2026. Lot-size sale rows use the same qualified 2025 sale cohort and canonical square-foot classes; classes with fewer than 10 sales are omitted. Exact cross-roll matching found that 5.5% of current vacant lots lacked a unique prior-roll match; parcel splits, combinations, renumbering, and missing IDs are not guessed. The reviewed 2026 recorded-sale window runs from January through June 2026; unreviewed recent sales are excluded. 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] Walton County Planning and Development Services, Inlet Beach Neighborhood Plan, updated September 2018 (accessed 2026-10-05)
- [3] Walton County Board of County Commissioners, Land Development Code Chapter 5, revised July 27, 2023 (accessed 2026-10-05)
- [4] Walton County Board of County Commissioners, Building Division (accessed 2026-10-05)
- [5] Walton County Board of County Commissioners, Planning Department frequently asked questions (accessed 2026-10-05)
- [6] Walton County Board of County Commissioners, Floodplain Management (accessed 2026-10-05)
- [7] Walton County Board of County Commissioners, Building requirements in special flood hazard areas (accessed 2026-10-05)
- [8] Inlet Beach Water System, Inc., Inlet Beach Water System fee schedule effective July 1, 2023 (accessed 2026-10-05)
- [9] Inlet Beach Water System, Inc., Inlet Beach Water System, Inc. official site (accessed 2026-10-05)
- [10] Walton County Clerk of the Circuit Court and Comptroller, Ordinance transferring the Inlet Beach utility franchise, adopted August 12, 2025 (accessed 2026-10-05)
- [11] Florida Community Services Corporation of Walton County, Policies and procedures adopted February 20, 2025 (accessed 2026-10-05)
- [12] Florida Department of Environmental Protection, 2024 source water assessment, public water system 1660370 (accessed 2026-10-05)
- [13] Walton County Board of County Commissioners, Land Development Code Chapter 4, resource protection, revised September 10, 2019 (accessed 2026-10-05)
- [14] Florida Department of Environmental Protection, Bay County coastal access guide: Camp Helen State Park (accessed 2026-10-05)