Why Savvy Investors Are Looking at Highlands County Land

While buyers fight over coastal condos, a quieter opportunity has been building inland. A Highlands County land investment is one of the last genuine land-value plays left in central Florida. The county is rural and agricultural, and it sells for a fraction of what the coast costs, with real catalysts behind future appreciation. Here is the case.

Key Takeaways

• Highlands County's cost of living runs about 15% below the Florida average (Highlands County), and land prices follow.
• Florida's Greenbelt classification taxes qualifying agricultural land on use value instead of market value, which cuts carrying costs (Fla. Stat. 193.461).
• Lake Istokpoga, Florida's fifth-largest lake, anchors recreational demand (FWC).
• Florida was the fastest-growing state from 2020 to 2024 (U.S. Census), and that growth keeps pushing inland.

Why highlands county?

Highlands sits in central Florida, with Sebring, Avon Park, and Lake Placid as its main towns. It is not a vacation destination, and it is not a retirement magnet. It is farm country, rural, and underpriced next to its coastal neighbors, with a cost of living roughly 15% below the state average (Highlands County). For investors, the gap between inland and coastal pricing is exactly where the money is.

The investment case

Start with the agricultural tax treatment. Florida's Greenbelt law assesses qualifying farmland on its agricultural use value rather than market value. On a larger parcel that can drop the property tax sharply, which makes land banking workable even for an individual investor (Fla. Stat. 193.461). A working citrus grove or a cattle operation is a classic qualifying use. We walk through the specifics in our guide to the Florida Greenbelt classification.

Then there is the recreation draw. Lake Istokpoga is Florida's fifth-largest lake, and the county holds more than a hundred lakes overall. Together they pull steady demand from anglers, retirees, and remote workers who want affordable water access (FWC).

And Florida's growth backs the whole thesis. The state grew faster than any other in the nation from 2020 to 2024, up 8.24% (U.S. Census Bureau). As coastal prices climb, more of those buyers look inland toward value markets like Highlands.

What to look for

Focus on parcels with road frontage, utilities or a realistic path to them, zoning that works for your plan, and eligibility for agricultural classification. Tax deed properties, sold at county auction for delinquent taxes, can come at a discount if you are willing to do the title work, but they demand careful due diligence (here is how Florida tax deed sales work). Run the full checklist in how to buy land in Florida, and confirm well and septic feasibility on any rural parcel before you commit.

Curious about the Highlands County land market? Pure Equity Realty works the area and can pull current inventory and comps for you. Talk to a land specialist, or browse Highlands County land.

Frequently asked questions

Is highlands county a good place to invest in land?

For value-focused, patient investors, yes. Land prices run well below coastal Florida (the county's cost of living is about 15% under the state average), agricultural parcels can qualify for Greenbelt tax savings, and statewide growth supports appreciation over the long run.

How does the agricultural exemption help land investors?

Florida's Greenbelt classification taxes qualifying agricultural land on its use value rather than market value (Fla. Stat. 193.461), which can sharply cut the annual carrying cost of a larger parcel. You apply through the county Property Appraiser by March 1.

How is this different from a highlands buyer's guide?

This piece is the investment case. For a place-by-place look at Sebring, Avon Park, and Lake Placid and what land is available, see our Highlands County land buyer's guide.

How big is lake istokpoga?

About 27,700 acres, which makes it Florida's fifth-largest lake (FWC). It sits near Lake Placid and is known for some of the best largemouth bass fishing in the state.

Sources

• Highlands County, Relocate Here (cost of living).
• FWC, Lake Istokpoga; U.S. Census Bureau, Vintage 2024.
• Fla. Stat. 193.461 (Greenbelt agricultural classification).

Published March 28, 2026; reviewed June 19, 2026. Not investment advice; land values and tax outcomes vary by parcel.