Tampa, FL, September 29th, 2025–Written by Nick Cannella
When it comes to selling land in Florida, pricing your property correctly can make or break the deal. Price it too high, and it could sit on the market for months—or even years. Price it too low, and you risk leaving money on the table. That’s where a Broker Opinion of Value, or BOV, becomes one of the most important tools a landowner can use.
Whether you’re planning to sell now or just exploring your options, understanding the value of your land in today’s market is essential. In this blog, we’ll explain what a BOV is, how it’s different from an appraisal, and why it’s a smart first step for any landowner looking to sell land in Florida.
What Is a Broker Opinion of Value (BOV)?
A Broker Opinion of Value (BOV) is a detailed report provided by an experienced land broker that estimates the current market value of a parcel of land. It’s based on real-world market knowledge, recent land sales, zoning analysis, development potential, and local buyer demand.
Think of it as a professional estimate of what your land would likely sell for today—not just based on comps, but also considering land use trends, site characteristics, and developer preferences.
Why Is a BOV Important When Selling Florida Land?
Unlike residential real estate, land values vary dramatically based on a wide range of factors:
- Zoning and Future Land Use Designation
- Wetlands or floodplain presence
- Access to utilities and roads
- Location relative to highways or new development
- Nearby sales activity and buyer demand
A BOV gives you clarity on how your property stacks up in the current market—and what kind of buyers it will attract.
Key Elements of a Strong BOV
At Eshenbaugh Land Company, our BOVs typically include:
1. Detailed Site Overview
A summary of the parcel’s acreage, shape, dimensions, topography, zoning, flood zone, and access points.
2. Future Land Use and Zoning Evaluation
An assessment of current entitlements and whether rezoning or development is possible or likely.
3. Recent Comparable Land Sales
A breakdown of similar properties that have recently sold nearby, with adjustments for differences in use, size, or entitlement status.
4. Active Listings and Market Activity
Analysis of competing land currently on the market, showing where your property fits in.
5. Development Trends and Buyer Demand
A look at who’s buying land nearby—homebuilders, commercial developers, institutional investors—and what they’re paying for.
6. Recommended Price Range
A realistic price range based on current market conditions, along with insights on what improvements (like entitlements or access clarification) could raise that number.
Without a BOV, sellers often rely on:
- Tax assessments (which are rarely accurate for market value)
- Old comps that don’t reflect current demand
- What a neighbor sold for (but with different zoning, access, or wetlands)
- Gut instinct
These approaches can lead to overpricing, undervaluing, or scaring off potential buyers due to uncertainty or incomplete information.
In fact, many land deals fall apart not because the land isn’t valuable—but because it wasn’t presented and priced correctly from the start.
Who Should Request a BOV?
- Landowners curious about what their land is worth today
- Sellers preparing to list a parcel in Florida
- Families with inherited land trying to settle on a fair price
- Investors exploring whether to hold, sell, or entitle their property
- Brokers or attorneys working on estate settlements or dissolutions
Whether you’re sitting on residential acreage, ag land, commercial corner parcels, or even infill lots, a BOV is one of the smartest tools to help you move forward confidently.
A Good BOV Does More Than Price Your Land
At Eshenbaugh Land Company, we don’t just deliver a number—we help you:
- Understand your ideal buyer
- Identify highest and best use
- Spot issues that might delay a sale
- Explore steps to increase value before listing
- Position your land for maximum exposure
In short: we help you sell smarter, not just faster.
Ready to Find Out What Your Land Is Worth?
If you’re considering selling land anywhere in Florida, a Broker Opinion of Value is the smartest first step. Our team at Eshenbaugh Land Company specializes in land—and only land.
Call us at 813-287-8787 or visit www.thedirtdog.com to request a BOV consultation for your property today.