Selling Vacant Land in Florida: The Acreage and Loxahatchee Pricing, Commissions and Who Buys
October 1, 2026 · 8 min read · By Onias Derilus, Broker
A lot in The Acreage or Loxahatchee sells on different terms than a house. This guide covers how land is priced, who buys it, how commissions work and the due diligence buyers will ask for in Palm Beach County's western communities.
Selling vacant land Florida owners hold in The Acreage or Loxahatchee is a different job from selling a house. There is no kitchen to stage and no square footage to compare. Instead, buyers want to know what they can build, how they will get water and power, and what it will cost to get a permit. This guide explains how land pricing works in Palm Beach County's western communities, who buys these lots, how commissions are set, and the due diligence you should expect.
Key takeaways
- The Acreage is unincorporated Palm Beach County, served by the Indian Trail Improvement District for roads, canals and drainage.
- Loxahatchee Groves is a separate town, incorporated in 2006, with its own rules. "Loxahatchee" alone is an unincorporated postal area (ZIP 33470).
- Many Acreage lots are about 1.25 acres, and a county filing notes many include the road and swale out to the centerline.
- Land buyers focus on buildability: zoning, flood risk, soil for septic, well water and road access.
- Commissions are not set by law. Everything about the listing fee is negotiable.
Know where your land sits before selling vacant land in Florida
Buyers first want to know whose rules apply. In the western part of the county, three names overlap, and they are not the same place.
The Acreage
The Acreage is an unincorporated community in central Palm Beach County. The Indian Trail Improvement District, formed in 1957 as a water control district, maintains its roads, canals and swales. According to a 2016 land use application filed with the county, the area's developer began selling 1.25-acre lots in the early 1960s. The same filing says most Acreage lots remain vested at one home per 1.25 acres, even though the land use designation for much of the area is Rural Residential, one unit per 2.5 acres. Zoning for many of these lots is Agricultural Residential (AR).
That vesting history matters to buyers. It is the reason most existing lots can still hold a home. If your lot is unusual, such as a split parcel or a combined lot, ask the county zoning office to confirm what it allows.
Loxahatchee and Loxahatchee Groves
"Loxahatchee" is the postal name for a wide unincorporated area with the 33470 ZIP code. Loxahatchee Groves is different. It became Palm Beach County's 38th municipality on November 1, 2006, after residents voted to incorporate to protect the area's rural character. The town has its own code, and a separate water control district maintains roughly 30 miles of canals and roads there.
So a lot with a Loxahatchee mailing address could fall under county rules or under the town's rules. Check the parcel on the Palm Beach County Property Appraiser's site to see its municipality before you price it. Our Acreage and Loxahatchee area pages describe each community.
Pricing when selling vacant land in Florida
A house has many close comparable sales. Land often does not. Two lots of the same size can sell far apart because of features a buyer cannot see from the road. That is why the price has to start with the details of your lot.
- Buildability. Can a buyer get a building permit without a variance or rezoning?
- Access. Is the road paved, shell rock or dirt, and who maintains it?
- Flood zone and drainage. Low ground or a high flood zone can add fill and insurance costs.
- Clearing. Heavy brush or protected trees can add cost and time.
- Utilities. Most western lots use private wells and septic systems. Power may already be at the road, or not.
- Shape and usable area. If the parcel runs to the road centerline, the usable acreage can be smaller than the deed figure.
Be careful with simple price-per-acre math, too. A 2.5-acre parcel is not always worth twice a 1.25-acre lot. Buyers often pay for the right to build one home, so the second acre may add less than the first. On the other hand, a larger parcel can draw horse owners or buyers who want a big barn, and they may pay more for that room. In short, the per-acre figure is a starting point, not the answer.
As a result, a good price usually comes from recent lot sales nearby, adjusted for these features. Our guide to how to sell land in Florida covers pricing methods in more detail.
Who buys vacant land in The Acreage and Loxahatchee
The buyer pool for land is smaller than for homes, but it has a few clear groups. Knowing them helps you market the lot.
People who want to build their own home
Many buyers want space, privacy, room for animals or a large workshop. They often need a construction loan or a land loan, and those loans can require a larger down payment than a home loan. They also tend to ask the most questions about wells, septic and permits.
Builders
Small builders buy lots to build homes for resale. They move fast when the lot is cleared, has power nearby and has no drainage problems. Still, they price the lot by what they can sell the finished home for, minus their costs and profit.
Cash buyers and investors
Some buyers hold land as a long-term investment. They can close quickly with cash. However, they usually expect a lower price in exchange for speed.
Neighbors and horse owners
Adjacent owners sometimes want more room. In Loxahatchee Groves and parts of The Acreage, buyers with horses may value a lot that already has fencing or pasture. A simple letter to neighbors can turn up a buyer before you list.
Commissions when selling vacant land in Florida
Commissions are not set by law, and every part of them is negotiable. Florida Realtors' Rider GG states that broker commissions are not set by law and are fully negotiable. Land listings can be priced several ways, including a percentage of the sale price, a flat fee or a minimum fee.
Since 2024, the rules for paying a buyer's agent have also changed. Offers to pay a buyer's broker can no longer appear on the MLS. A seller can still agree to pay one off the MLS. Ask your listing agent how that pay is handled today.
When you compare agents, ask how they will market land in particular. Good land marketing includes a survey, aerial photos, the zoning and flood zone, notes on utilities, and clear directions to the lot.
Due diligence for selling vacant land in Florida
Most land contracts give the buyer time to investigate. You can speed that up by gathering documents before you list.
- Survey. A current boundary survey shows the lot lines, easements and road frontage.
- Zoning letter or confirmation. Buyers want to know they can build a home.
- Flood zone. Check the FEMA flood map and note the zone in your listing.
- Soil and septic. Septic permits require a site evaluation. Since July 1, 2021, the state onsite sewage program runs under the Florida Department of Environmental Protection, while county health department offices still handle permits and inspections.
- Well water. Buyers will ask about well depth and water quality on nearby lots.
- Title and liens. Unpaid district assessments or old liens can delay closing.
Our guide to well, septic and utilities on rural Florida land explains what buyers check.
Agricultural classification when selling vacant land in Florida
Some western parcels carry an agricultural classification for property tax purposes. Under Florida Statutes section 193.461, the property appraiser classifies land as agricultural only when it is used for bona fide commercial agriculture, and owners must apply by March 1. The statute says that offering land for sale does not by itself end the classification if the agricultural use continues. However, the appraiser must reclassify land that is no longer used for agriculture. So tell buyers the current status and what may change after closing.
Timeline and taxes when selling vacant land in Florida
Land can take longer to sell than a home because fewer buyers are in the market at once and many need special financing. A clean file shortens that time. Lots with a survey, clear title and known utilities tend to draw firmer offers.
Taxes depend on how you held the land. Investment land and a primary home follow different rules, and some investors use a 1031 exchange to defer gain. Talk to a CPA before you sign a contract, not after.
Frequently asked questions
How do I price a vacant lot in The Acreage?
Start with recent lot sales nearby, then adjust for road type, clearing, flood zone, power and usable area. Your agent can pull those sales and explain each adjustment.
Is Loxahatchee Groves the same as Loxahatchee?
No. Loxahatchee Groves is an incorporated town with its own code. Loxahatchee is a broader unincorporated postal area that follows county rules.
Do I need a survey before selling vacant land in Florida?
It is not always required, but most buyers and lenders want one. Having a current survey ready can prevent delays.
What commission is typical for land?
There is no set rate. Commissions are negotiable, and land listings can use a percentage, a flat fee or a minimum fee.
Can I sell land with an agricultural classification?
Yes. Listing it for sale does not end the classification alone. But the appraiser will reclassify it if the farm use stops.
Sources
- Palm Beach County, Indian Trails Grove land use application, Attachment G (2016)
- Historical Society of Palm Beach County, Western County: The Acreage
- Loxahatchee Groves, Florida (Wikipedia)
- Loxahatchee, Florida (Wikipedia)
- Florida Department of Environmental Protection, Onsite sewage program transfer
- Florida Statutes, section 193.461 (Agricultural lands classification)
- Florida Realtors, NAR settlement FAQs
- Florida Realtors, Rider GG
This article is general information, not legal, tax or financial advice. Zoning, permitting and tax rules depend on the parcel, so check with the county or town, a licensed surveyor, a real estate attorney and a CPA.
Own land in The Acreage or Loxahatchee? We will pull nearby lot sales, check the zoning and flood zone, and build a plan to reach the right buyers. Book a no-obligation listing consultation or request a value report. Looking for land to build on? Tell us what you need and we will search for it.
