Selling landlocked land in Florida

How Florida law handles land with no road access

If land used for a dwelling, agriculture, timber or stockraising has no practicable route to a public or private road, the owner may use and maintain an easement along the nearest practical route for people, vehicles, livestock and utilities.

Statutory route: Statutory way of necessity under Fla. Stat. 704.01(2), plus implied way of necessity under 704.01(1).

Common-law route: Implied way of necessity recognized (codified in 704.01(1)), requires common source of title.

Law: Fla. Stat. 704.01. Court routes take time and cost money. Ask a local attorney.

Your options as a landlocked owner

• Ask a neighbor to sell or grant an access easement, in writing and recorded.
• Offer the land to the neighbor who borders it. They are often the most natural buyer.
• Use the Florida legal route above to create access, then sell.
• Sell as-is to a cash buyer who accepts land without access.

Florida land at a glance

• Average farm real estate value: $9,150 per acre (2026, USDA).
• Average property tax on farmland: about $25.66 per acre per year (2022 Census of Agriculture).
• Transfer tax: Documentary stamp tax on deeds: 70 cents per $100 of consideration (0.70%). Miami-Dade County: 60 cents per $100, plus a 45 cents per $100 surtax. The surtax does not apply to a deed transferring only a single-family dwelling (so 1.05% on vacant land there). Consideration includes any mortgage or encumbrance on the property.
• Seller disclosure: No statutory seller disclosure form is required for vacant land (the radon disclosure excludes unimproved property). But the common-law duty to disclose known latent material defects (Johnson v. Davis) can still apply. The licensee duty in 475.278 for some unimproved residential land (10 acres or fewer) can still apply too.

These are statewide averages, not an appraisal. See selling land in Florida for county values, or try the land value estimator.

How a cash sale handles this

Liberty Acres is a family-owned cash land buyer. We buy land anywhere in the US, in any condition, including land with back taxes, inherited land and land with no road access. We pay back taxes and all closing costs, use no agents and charge no commissions, and close through a title company, escrow company or real estate attorney who pays you by wire or check.

Common questions