Inheriting a house comes with obvious decisions — live in it, rent it, or sell it. Inheriting vacant land in Duval County is a different problem entirely. You can’t live on a vacant lot. You can’t rent it (with rare exceptions). And you can’t just ignore it — because while you figure out what to do, the property taxes keep accruing, the code enforcement division keeps watching, and the liability exposure keeps growing.
Selling inherited land in Duval County isn’t complicated, but it’s different enough from selling a house that most of the standard advice doesn’t apply. There’s no MLS comparable to run, no “3BR/2BA ranch in Arlington” to price against, and no traditional buyer sitting on Zillow searching for a quarter-acre vacant lot in 32210. This guide covers what you need to know to sell inherited land in Jacksonville — from probate to pricing to closing.
Step 1: Establish Legal Authority to Sell
Just like inherited houses, inherited land in Florida cannot transfer from a deceased person to their heirs without going through probate (or a qualifying exception). The process runs through the Duval County Probate Division at the 4th Judicial Circuit Court.
Summary Administration: If the estate’s total value (excluding homestead property) is under $75,000 — which many vacant land parcels qualify for on their own — you can petition for summary administration. This streamlined process takes 4-8 weeks in Duval County and results in a court order authorizing the transfer. For a single vacant lot valued at $15,000-$50,000, this is often the appropriate path.
Formal Administration: Required for larger estates or when there are complications — contested wills, significant debts, multiple properties. Timeline: 6-12 months in Duval County.
Transfer on Death Deed (Lady Bird Deed): If the deceased used a Florida enhanced life estate deed (Lady Bird deed) to hold the property, it may pass to you automatically upon death without probate. Check the deed recorded with the Duval County Clerk of Courts — if it names you as a remainder beneficiary, you may already have authority to sell. Record an affidavit of death, and the title is clean.
Trust-held property: If the land was held in a revocable living trust, it passes to the successor trustee according to the trust terms — no probate needed. The trustee can sell immediately with a trustee’s deed.
Important: Do not attempt to sell the land without clear legal authority. A title company will not insure the transaction, and no legitimate buyer will close without title insurance. Establish your authority first.
Step 2: Identify What You Actually Own
Vacant land in Duval County isn’t always straightforward. Before you can price and sell it, you need to understand exactly what you’re dealing with:
Pull the parcel information: The Duval County Property Appraiser’s website (duvalpa.com) provides the Real Estate number (RE#), legal description, lot dimensions, acreage, zoning classification, assessed value, and tax status for every parcel. Enter the address or the deceased owner’s name to locate the property.
Verify zoning: Duval County’s zoning classifications determine what can be built on the land, which directly affects value. Common residential zoning designations include:
| Zoning Code | Description | Typical Lot Use |
|---|---|---|
| RLD-60 | Residential Low Density | Single-family homes, 60’ min lot width |
| RLD-90 | Residential Low Density | Single-family, 90’ min lot width (larger lots) |
| RMD-A | Residential Medium Density | Duplexes, townhomes |
| RMD-D | Residential Medium Density | Multi-family, higher density |
| CCG-1 / CCG-2 | Commercial Community General | Mixed commercial/residential |
| PUD | Planned Unit Development | Varies by PUD ordinance |
A residential-zoned lot in a buildable location is worth significantly more than an oddly shaped remnant parcel, a lot in a flood zone, or a commercially zoned parcel in a residential neighborhood. Zoning defines the buyer pool.
Check for buildability: A lot being zoned residential doesn’t automatically mean a house can be built on it. Check:
- Minimum lot size: Does the parcel meet the minimum square footage and width requirements for its zoning classification?
- Flood zone: Search FEMA’s Flood Map Service Center for the parcel’s flood zone designation. Lots in Zone AE (high-risk flood zone) require flood insurance for any future construction and are significantly less valuable to builders.
- Wetlands: The St. Johns River Water Management District regulates development in wetland areas. If any portion of the lot is classified as wetlands, building may be restricted or prohibited on that area.
- Setbacks and buildable area: City of Jacksonville setback requirements reduce the usable building footprint. A 50’ × 100’ lot with 25’ front setback, 20’ rear setback, and 5’ side setbacks has a buildable envelope of only 40’ × 55’ — which may or may not accommodate a house.
- Utilities: Are municipal water and sewer available at the lot? Check with JEA (Jacksonville’s utility provider). If the lot requires a well and septic system, that adds $15,000-$25,000 to development costs, which reduces what a builder will pay for the land.
Check for liens and encumbrances: Search the Duval County Clerk of Courts Official Records for anything recorded against the parcel — tax liens, code enforcement liens, utility liens, easements, or restrictions. Vacant land is a common target for code enforcement citations (overgrown vegetation, dumping), and those fines accumulate daily.
Step 3: Understand What Vacant Land Is Worth in Duval County
Land valuation is fundamentally different from home valuation. There’s no Zillow estimate for a vacant lot. There’s no “days on market” average for land. And comparable sales are sparse because vacant land transactions happen far less frequently than home sales.
The primary value driver: What can be built on the lot, and what would that finished product be worth? A builder looks at a vacant lot and calculates backward:
Land Value = Finished Home Value – Construction Costs – Builder’s Profit – Carrying Costs
Example for a buildable lot in Arlington (32211):
- Finished home value (new construction 3BR/2BA, 1,400 sq ft): $260,000
- Construction costs: -$165,000 ($118/sq ft, typical for Jacksonville)
- Builder’s profit margin (15%): -$39,000
- Permit, impact fees, and carrying costs: -$18,000
- Implied land value: $38,000
That’s the economic ceiling — what the lot is worth to a builder who plans to put a house on it and sell. The actual offer will be below this to account for risk, market conditions, and the builder’s required return on investment.
Land Values by Jacksonville Area
Vacant lot values vary dramatically across Duval County:
| Area | Typical Lot Size | Approximate Value | Key Factors |
|---|---|---|---|
| Riverside / Avondale | 50’ × 100’ to 50’ × 150’ | $50,000-$120,000 | Infill demand, historic district premium, limited supply |
| San Marco | 60’ × 100’+ | $60,000-$150,000 | High-demand neighborhood, tight inventory |
| Arlington | 75’ × 100’ to 100’ × 150’ | $15,000-$45,000 | Established area, moderate builder interest |
| Springfield | 40’ × 100’ to 50’ × 125’ | $10,000-$35,000 | Urban revitalization, smaller lots, mixed demand |
| Westside | 75’ × 100’ to half-acre | $8,000-$25,000 | Affordable housing demand, JEA availability varies |
| Northside | Varies widely | $3,000-$15,000 | Lowest values, builder interest limited, some lots unbuildable |
| Southside / Mandarin | 75’ × 100’+ | $30,000-$70,000 | Suburban demand, good schools, newer development |
These ranges assume buildable lots with access to utilities and no major encumbrances. Lots with flood zone issues, inadequate access, wetlands, or insufficient dimensions sell at steep discounts — or may be effectively unsellable.
Step 4: Know the Tax Implications
Inherited land receives the same stepped-up basis as inherited homes under federal tax law. Your cost basis is the property’s fair market value on the date of death — not what the deceased originally paid.
Example: Your grandmother bought a Westside lot in 1975 for $2,500. At her death, it’s valued at $18,000. Your cost basis is $18,000. If you sell for $16,000, you have a $2,000 capital loss (which can offset other capital gains or up to $3,000 of ordinary income per year). If you sell for $22,000, you have a $4,000 capital gain.
Florida has no state income tax, so you’re only dealing with federal capital gains. Long-term capital gains rates (for assets held over one year) are 0%, 15%, or 20% depending on your total taxable income.
Practical implication: Selling inherited land relatively soon after the date of death minimizes or eliminates capital gains tax because the sale price will be close to the stepped-up basis. Holding the land for years as it appreciates means the gain above the basis becomes taxable. There’s a real tax incentive to sell sooner rather than later — on top of the carrying cost incentive.
Get a date-of-death valuation: Ask a local appraiser or real estate professional to provide a fair market value opinion as of the date of death. This documentation protects you if the IRS questions your basis. For vacant land, this typically costs $200-$400 for a written opinion.
Step 5: Address Carrying Costs and Liabilities
Vacant land has lower carrying costs than a house, but the costs aren’t zero — and the liability exposure is real.
Property taxes: Duval County taxes vacant land at a lower assessed value than improved property, but you’re still on the hook. A lot assessed at $20,000 at Duval County’s effective rate of approximately 1.01% costs roughly $202/year. Not massive — but delinquent property taxes accrue interest at 18% annually in Florida, and after two years the Duval County Tax Collector sells a tax certificate. A tax certificate holder can eventually file for a tax deed, taking ownership of your property entirely.
Code enforcement: The City of Jacksonville Municipal Code Compliance Division actively monitors vacant lots. The most common citation: overgrown vegetation (grass, weeds, brush exceeding 18 inches). Once cited, fines start at $100-$250/day for residential parcels and escalate for repeat violations. A lot that goes uncited for years can accumulate a lien in the tens of thousands — a lien that must be satisfied from sale proceeds.
Maintenance obligations: At minimum, you need the lot mowed regularly ($75-$150 per mowing in Jacksonville, typically monthly March through November — roughly $675-$1,350/year) and any debris or dumping addressed promptly. For out-of-state heirs, hiring a lawn service is the most practical approach.
Liability: If someone is injured on your vacant lot — a child playing, a trespasser, a neighbor cutting through — you may be liable as the property owner. Florida’s premises liability laws impose a duty of care even toward certain trespassers, particularly children (the “attractive nuisance” doctrine). Vacant land liability insurance runs $150-$400/year but is rarely purchased, leaving most inherited lot owners exposed.
Bottom line: A vacant lot assessed at $20,000 costs $1,000-$2,000/year to maintain and hold, generates zero income, and carries meaningful liability. Every year you hold, that’s $1,000-$2,000 that reduces your effective net from an eventual sale.
Step 6: Choose How to Sell
Option A: List with a Real Estate Agent
Some Jacksonville agents handle land transactions, though most prefer homes (higher commissions, faster closings, broader buyer pool). If you list with an agent:
- Commission: Expect 8-10% for vacant land (higher than the 5-6% standard for homes, because land transactions are harder to close and the agent’s per-hour return is lower on a $25,000 lot than a $250,000 house)
- Marketing: The agent lists on the MLS and possibly LandWatch, Lands of America, or similar platforms
- Timeline: Vacant land sits on the market 6-18 months on average in Jacksonville. Builders browse opportunistically, not urgently. There’s no MLS buyer browsing experience for land the way there is for homes
- Buyer pool: Small builders, individual buyers planning to build, investors assembling parcels. The pool is narrow compared to homes
The agent route works for high-value parcels ($75,000+) in desirable locations where the commission dollars justify the agent’s time investment. For a $15,000 Northside lot, most agents won’t take the listing — and if they do, it won’t be a priority.
Option B: Sell Yourself (FSBO)
For vacant land, selling without an agent is more common than for homes. The process:
- List on Craigslist, Facebook Marketplace, LandWatch, and local real estate investor groups
- Post a “For Sale” sign on the property (highly effective for vacant land — neighbors and local builders notice)
- Price based on comparable land sales from the Duval County Property Appraiser’s records
- Use a Jacksonville title company to handle the closing paperwork
The challenge: FSBO land sales attract tire-kickers, lowballers, and buyers who don’t understand the closing process. You’ll spend time fielding calls, answering questions, and waiting for a buyer who actually has the funds and intent to close. Typical FSBO timeline for Jacksonville vacant land: 4-12 months.
Option C: Sell Directly for Cash
A cash buyer — typically a local investor or builder — purchases the lot directly from you at an agreed price, handling all closing costs and paperwork. This is the fastest and simplest option:
- Timeline: 7-21 days from offer to closing
- No commissions: The buyer pays all closing costs
- No repairs or cleanup required: The buyer takes the lot in its current condition (overgrown, debris, whatever)
- Code violation liens handled: If the lot has accumulated code enforcement fines, the buyer factors this into the offer and resolves the liens at or after closing
- Works for any parcel: Unlike agents who prefer high-value lots, cash buyers purchase lots at every price point — from a $5,000 Northside parcel to a $100,000 Riverside infill lot
For inherited land — particularly if you’re an out-of-state heir, dealing with multiple family members, or inheriting a lot that’s been accumulating code violations and back taxes — a cash sale is often the path of least resistance. One transaction, handled through a Duval County title company, with proceeds distributed to all heirs per the estate plan.
Special Situations
Multiple Lots
Some Duval County estates include multiple parcels — a house on one lot with one or two adjacent vacant lots, or several scattered lots acquired over decades. Each parcel has its own RE# (real estate number) with the Property Appraiser and can be sold separately or together. Selling multiple lots to one buyer (a builder or investor assembling a project) often yields a better per-lot price than selling individually.
Landlocked Parcels
A parcel is landlocked if it has no direct access to a public road. Landlocked lots in Duval County are common — created when larger parcels were subdivided irregularly decades ago. Florida law provides a statutory right of access (Florida Statute §704.01), but exercising that right requires negotiating an easement with adjacent property owners or pursuing a court-ordered easement. Landlocked parcels sell at severe discounts (50-80% below comparable accessible lots) and have a much smaller buyer pool.
Lots with Environmental Issues
If the inherited land was previously used for commercial or industrial purposes — a gas station, auto repair shop, dry cleaner — there may be environmental contamination requiring remediation. The Florida Department of Environmental Protection maintains records of contaminated sites. Environmental cleanup can cost $50,000-$500,000+, and liability can fall on the property owner regardless of who caused the contamination. Before attempting to sell, research the property’s use history and check the DEP’s contamination locator.
Tax-Delinquent Land
If the deceased stopped paying property taxes, the Duval County Tax Collector may have already issued tax certificates on the property. Outstanding tax certificates must be redeemed (paid in full with interest and fees) before you can convey clear title. If a tax certificate holder has filed for a tax deed, you may have limited time to act. Check the Tax Collector’s records immediately.
Multiple Heirs and Inherited Land
Vacant land with multiple heirs creates the same legal dynamics as an inherited house — every tenant-in-common must agree to sell. But with land, the emotional attachment is usually lower and the carrying costs create stronger incentive for all parties to agree.
If one heir wants to keep the land and others want to sell, the options are:
- The keeping heir buys out the others at fair market value
- All heirs agree to sell and split proceeds
- A partition action is filed in Duval County Circuit Court to force a sale (cost: $5,000-$15,000 in legal fees)
A quick cash sale at fair market value, with proceeds split through the title company, typically gets all parties to “yes” faster than a drawn-out listing process.
What to Do Right Now
If you’ve inherited vacant land in Duval County and want to explore selling:
- Look up the parcel on the Duval County Property Appraiser’s website (duvalpa.com) — confirm the RE#, acreage, zoning, and assessed value
- Check for liens at the Duval County Clerk of Courts Official Records and the Tax Collector’s office
- Verify your legal authority — do you have Letters of Administration, an Order of Summary Administration, or a deed that transfers the property to you?
- Request a cash offer — provide the address or parcel number, and we’ll evaluate the lot and present a specific offer within 24-48 hours
There’s no cost and no obligation. Whether the lot is worth $5,000 or $150,000, you’ll have a concrete number that accounts for its zoning, buildability, liens, and market conditions — a number you can use to make an informed decision about what to do with the inherited property you didn’t ask for but are now responsible for.