Tampa, FL, June 23rd, 2025–Written by Nick Cannella
Selling land in Florida isn’t like selling a home—it comes with a unique set of complexities, especially when you’re dealing with zoning laws, wetlands, entitlements, and shifting market demand. Whether you’ve held your land for decades or recently inherited a parcel, asking the right questions before listing can make the difference between a smooth, profitable transaction and months of frustration.
At Eshenbaugh Land Company, we’ve helped countless sellers navigate this process. To help you prepare, here are 10 essential questions every Florida landowner should ask before selling their land.
1. What Is My Land Really Worth in Today’s Market?
Land values can fluctuate dramatically based on factors like location, zoning, market conditions, infrastructure access, and future development potential. Don’t rely on outdated tax assessments or assumptions based on neighboring parcels. Work with a land broker who can analyze comparable sales, highest and best use, and buyer demand to determine a true market value.
Tip: A professional broker’s opinion of value (BOV) can reveal untapped potential—and help you avoid leaving money on the table.
2. How Is My Property Zoned, and What Uses Are Permitted?
Zoning dictates what your land can legally be used for—residential, agricultural, industrial, commercial, etc.—and greatly impacts its marketability. Some zoning categories allow for higher density or more lucrative uses, while others restrict development.
Why it matters: Understanding your current zoning and whether it’s possible to rezone or amend the Future Land Use (FLU) designation can make your property more attractive to a wider pool of buyers.
3. Are There Wetlands, Flood Zones, or Environmental Constraints?
Florida’s natural beauty comes with its share of regulatory challenges. If your land contains wetlands, floodplains, or endangered species habitats, these factors may reduce your usable acreage or require mitigation.
Solution: A wetland delineation or environmental report early in the process can help you—and your buyer—understand what’s truly developable.
4. Has My Property Been Surveyed Recently?
A current, certified boundary survey is crucial to avoid issues during due diligence and closing. It verifies your acreage, easements, access points, and potential encroachments.
Red flag: If your survey is more than 10 years old or missing entirely, it may be time for an update. This minor investment saves headaches down the road.
5. Is There an Opportunity to Entitle My Land Before Selling?
In some cases, obtaining development entitlements—such as zoning approvals, site plans, or utility agreements—can dramatically increase your land’s value. While not always necessary, even modest steps like a pre-application meeting with the city can signal to developers that the site is viable.
Keep in mind: Buyers pay more for less risk. A property with clear development potential is worth more than a question mark on a map.
6. Who Is My Ideal Buyer?
The way you market land for a national homebuilder is very different from how you’d approach a local farmer or investor. Knowing your target audience helps shape pricing, marketing strategy, and negotiation style.
Pro tip: A specialized land broker can help you position your property in front of the right eyes—whether that’s institutional buyers, builders, or individuals looking to invest in growth corridors.
7. Are There Any Access, Utility, or Easement Issues?
Lack of legal access, utility availability, or the presence of restrictive easements can hinder a sale. Before listing, it’s important to identify:
- Does the property have road frontage?
- Are water, sewer, and power available?
- Are there recorded easements that affect use?
Resolution: If these issues exist, your broker can advise whether to resolve them pre-listing or disclose them transparently to avoid deal breakers.
8. Should I Subdivide or Sell as One Parcel?
If you’re holding a large tract, it may be worth exploring whether subdividing can increase value. Some buyers are looking for smaller parcels or specific locations within a larger property.
Example: A 100-acre ranch may appeal to multiple buyers—one seeking ag land, another interested in a homesite, and a third eyeing commercial frontage.
Note: Subdividing can involve surveys, platting, and municipal approval, so make sure it’s the right strategy for your goals.
9. How Will the Property Be Marketed?
Marketing land takes more than listing it on MLS. Successful land sales require:
- High-quality aerial photography and drone footage
- GIS mapping and site plans
- Brochures that explain zoning, utilities, and highest use
- Direct outreach to targeted buyer groups
At Eshenbaugh Land Company, we don’t just post and pray—we tell your land’s story to the right people, with custom materials that highlight its true potential.
10. Who Should I Trust to Sell My Land?
Land deals are complex. You need a broker who speaks the language of developers, understands municipal codes, and has experience working through wetlands, zoning, and entitlements. The difference between hiring a residential agent vs. a land specialist can cost you months—or millions.
Choose wisely: At Eshenbaugh Land Company, we specialize in land and only land. Our team brings decades of experience helping Florida landowners sell smarter, faster, and with confidence.
Final Thoughts: Preparation Is Power
Selling land in Florida is rarely a simple process, but asking the right questions early helps you avoid costly delays, uncover hidden opportunities, and ultimately sell for top dollar. Whether you’re dealing with environmental issues, entitlements, or just figuring out your first steps, the right guidance can make all the difference.
Need Help Selling Your Florida Land? Let’s Talk.
If you’re considering selling your land and want expert advice tailored to your specific property, call us at (813) 287-8787 or visit www.thedirtdog.com to connect with our team. At Eshenbaugh Land Company, we’re here to help you make the most of your land—every step of the way.