Marion County has 82,287 vacant residential lots and about a third are owned from outside Florida. We counted all 67 counties off the 2025 state tax rolls.
Florida publishes every county's tax roll for free. Nobody had counted the vacant lots on it by where the owner gets their mail. So we did, for all 67 counties, and put the whole table on this page. Updated August 19, 2026.
27.4 percent. That is 349,434 vacant residential lots in Florida whose owner gets their mail somewhere other than Florida.
It is not spread evenly. Charlotte County is the highest at 45.6 percent. Union County is the lowest at 4.7 percent. Marion County sits at 31.8 percent, which is 9th of 67.
About 1.95 percent of all Florida vacant lots are owned from outside the United States. That is 24,875 lots, and it is counted inside the 27.4 percent, not on top of it.
Marion County has 82,287 vacant residential lots on the 2025 roll. 31.8 percent of them are owned from out of state.
The median just value is $19,890. Just value is the appraiser's estimate of market value, and it is the number on your tax notice, not a sale price.
75.3 percent had no recorded sale in January 2024 through December 2025, the two years the roll reports. About 8.75 percent of them sell in a year. At that rate the county is holding roughly 11.4 years of vacant lot supply, and that is before a single new lot is platted.
The county figure hides a lot. Broken out by the ZIP the lot itself sits in, the two big 1970s subdivisions are the outliers.
Marion Oaks has 13,744 vacant lots and 44.1 percent are owned from out of state. Silver Springs Shores has 5,170 and 51.3 percent. Both are well above the county's 31.8 percent.
Marion County vacant residential lots by area, 2025 roll
Scroll the table sideways for the rest of the columns.
| Area | Vacant lots | Out of state | No sale in two years | Years of supply | Median just value |
|---|---|---|---|---|---|
| Marion Oaks (34473) | 13,744 | 44.1% | 71.0% | 8.4 | $34,200 |
| Rainbow Lakes Estates and north Dunnellon (34431) | 10,561 | 36.4% | 81.0% | 14.7 | $17,000 |
| Southwest Ocala (SR 200 corridor) (34481) | 8,053 | 24.1% | 72.1% | 9.7 | $17,000 |
| Dunnellon and Rainbow Springs (34432) | 5,702 | 24.2% | 71.6% | 11.3 | $26,564 |
| Silver Springs Shores (34472) | 5,170 | 51.3% | 76.4% | 11.3 | $23,000 |
| Northwest Ocala (34482) | 3,422 | 31.4% | 64.5% | 7.4 | $24,100 |
| Summerfield (34491) | 3,372 | 26.7% | 71.5% | 11.0 | $25,898 |
| South Ocala (34476) | 2,185 | 13.0% | 48.0% | 4.2 | $44,850 |
| Belleview (34420) | 2,154 | 22.0% | 69.5% | 9.7 | $19,550 |
| Silver Springs (34488) | 2,041 | 26.9% | 81.0% | 17.2 | $12,985 |
| North central Ocala (34475) | 1,808 | 19.1% | 74.6% | 11.4 | $14,280 |
| Southeast Ocala (34480) | 1,753 | 38.9% | 73.3% | 12.7 | $25,000 |
| Central Ocala (34471) | 814 | 10.1% | 79.1% | 14.9 | $19,473 |
| West Ocala (34474) | 710 | 22.7% | 40.1% | 3.6 | $33,480 |
| North Ocala (34479) | 527 | 10.8% | 48.8% | 7.6 | $30,000 |
| East Ocala (34470) | 416 | 7.2% | 80.8% | 13.6 | $26,600 |
Areas are the lot's own ZIP code, not the owner's. Areas with fewer than 400 vacant lots are left out of this table and are still counted in the county total.
New York is first by a wide margin, statewide and in Marion County. In Marion County, 29.9 percent of every out-of-state-owned vacant lot belongs to somebody in New York.
Statewide, the twelve places the most Florida vacant lots are owned from
Scroll the table sideways for the rest of the columns.
| Where the owner gets mail | Florida vacant lots | Share of all out-of-state owned lots |
|---|---|---|
| New York | 51,104 | 14.6% |
| Outside the United States | 24,875 | 7.1% |
| Georgia | 23,316 | 6.7% |
| California | 20,865 | 6.0% |
| Texas | 19,998 | 5.7% |
| New Jersey | 19,763 | 5.7% |
| Illinois | 14,550 | 4.2% |
| Arizona | 14,172 | 4.1% |
| Pennsylvania | 12,992 | 3.7% |
| Massachusetts | 10,938 | 3.1% |
| Ohio | 10,897 | 3.1% |
| Michigan | 10,125 | 2.9% |
In Marion County the order shifts a little: New York at 29.9 percent of the county's out-of-state lots, then New Jersey at 6.4 percent, then Georgia at 4.7 percent.
The easy read of an absentee ownership number is speculation. The turnover says otherwise.
Statewide, 77.2 percent of vacant residential lots had no recorded sale in the two years the roll covers. About 8.26 percent sell in a given year. The roll only reports the last two years of sales, so it cannot say how long a lot has been held. It can say that most of them are not trading. A lot that does not trade is not being flipped. It is being held, and in most cases the tax bill is the only thing that happens to it.
The pattern behind that is old. Florida platted enormous subdivisions in the 1960s and 1970s and sold the lots all over the country, often by mail and often sight unseen. Marion Oaks, Silver Springs Shores, Citrus Springs, Port Charlotte, Palm Coast and Poinciana all came out of that period. Two generations later a lot of those lots are still owned by the original buyer, or by a child who inherited one and has never seen it. That part is history, not something this roll can prove. What the roll shows is the turnover, and the turnover is low.
The counties with the longest supply are the rural ones, not the fast-growing ones. Washington County has 50.5 years of vacant lot supply at its current sales rate. Liberty has 43.2. Gadsden has 41.4.
Growth arguments in Florida counties are usually about what gets approved next. This data is about what was already approved, decades ago, and never built.
Two things the numbers support:
Two things the numbers do not support, and we are not going to pretend otherwise:
We are also not neutral about land generally, and there is a plain statement of that at the bottom of this page.
Sort any column. This is the whole roll, no counties dropped.
Florida vacant residential land by county, Department of Revenue 2025 final tax rolls
Scroll the table sideways for the rest of the columns.
| County | Vacant lots | Out of state | No sale in two years | Sold per year | Years of supply | Median just value |
|---|---|---|---|---|---|---|
| Alachua | 8,562 | 8.7% | 75.8% | 8.38% | 11.9 | $33,365 |
| Baker | 1,560 | 12.4% | 72.2% | 6.7% | 14.9 | $20,609 |
| Bay | 21,539 | 24.1% | 74.8% | 9.73% | 10.3 | $34,987 |
| Bradford | 2,957 | 9.2% | 82.0% | 4.29% | 23.3 | $18,000 |
| Brevard | 49,685 | 28.8% | 79.4% | 6.99% | 14.3 | $29,500 |
| Broward | 7,962 | 9.0% | 78.4% | 8.17% | 12.2 | $120,590 |
| Calhoun | 3,106 | 18.9% | 84.9% | 3.32% | 30.2 | $6,865 |
| Charlotte | 89,291 | 45.6% | 82.0% | 6.54% | 15.3 | $16,575 |
| Citrus | 52,854 | 35.8% | 78.0% | 8.1% | 12.3 | $14,790 |
| Clay | 11,654 | 19.2% | 75.8% | 8.54% | 11.7 | $35,000 |
| Collier | 16,244 | 23.5% | 83.5% | 5.54% | 18.0 | $93,980 |
| Columbia | 4,997 | 12.2% | 83.9% | 4.69% | 21.3 | $20,000 |
| DeSoto | 3,219 | 14.8% | 84.7% | 4.44% | 22.5 | $15,000 |
| Dixie | 5,702 | 23.4% | 81.9% | 4.36% | 22.9 | $17,800 |
| Duval | 18,583 | 14.3% | 66.2% | 8.06% | 12.4 | $45,471 |
| Escambia | 15,946 | 16.9% | 74.1% | 7.85% | 12.7 | $20,643 |
| Flagler | 18,318 | 37.1% | 77.7% | 9.26% | 10.8 | $52,000 |
| Franklin | 6,676 | 35.8% | 84.2% | 4.97% | 20.1 | $42,500 |
| Gadsden | 5,052 | 11.8% | 88.2% | 2.41% | 41.4 | $14,871 |
| Gilchrist | 2,818 | 17.7% | 83.3% | 4.83% | 20.7 | $17,000 |
| Glades | 2,599 | 21.2% | 85.9% | 4.19% | 23.8 | $18,500 |
| Gulf | 7,320 | 36.2% | 79.3% | 7.33% | 13.6 | $55,000 |
| Hamilton | 4,513 | 24.4% | 86.2% | 3.59% | 27.9 | $11,000 |
| Hardee | 2,037 | 19.4% | 83.0% | 5.45% | 18.4 | $35,047 |
| Hendry | 15,442 | 20.4% | 81.6% | 6.32% | 15.8 | $20,517 |
| Hernando | 19,963 | 28.3% | 73.4% | 10.54% | 9.5 | $27,763 |
| Highlands | 51,499 | 31.7% | 85.1% | 4.8% | 20.8 | $9,000 |
| Hillsborough | 21,361 | 10.4% | 68.9% | 11.93% | 8.4 | $66,825 |
| Holmes | 2,559 | 21.0% | 86.6% | 2.85% | 35.1 | $8,892 |
| Indian River | 8,715 | 20.1% | 75.0% | 9.6% | 10.4 | $38,250 |
| Jackson | 13,923 | 27.1% | 87.0% | 3.18% | 31.5 | $8,175 |
| Jefferson | 1,935 | 11.9% | 85.7% | 3.7% | 27.1 | $25,500 |
| Lafayette | 1,590 | 11.2% | 84.8% | 3.24% | 30.9 | $15,000 |
| Lake | 25,089 | 19.5% | 69.0% | 12.25% | 8.2 | $50,000 |
| Lee | 130,488 | 33.2% | 77.0% | 8.78% | 11.4 | $24,225 |
| Leon | 8,557 | 10.4% | 78.3% | 7.02% | 14.2 | $23,008 |
| Levy | 19,285 | 25.8% | 82.8% | 4.64% | 21.5 | $15,000 |
| Liberty | 1,015 | 11.9% | 88.5% | 2.32% | 43.2 | $6,500 |
| Madison | 4,101 | 15.5% | 87.8% | 3.02% | 33.1 | $16,339 |
| Manatee | 19,995 | 18.3% | 56.9% | 20.42% | 4.9 | $46,750 |
| Marion | 82,287 | 31.8% | 75.3% | 8.75% | 11.4 | $19,890 |
| Martin | 4,932 | 23.0% | 76.3% | 10.03% | 10.0 | $46,670 |
| Miami-Dade | 20,634 | 8.8% | 84.0% | 6.61% | 15.1 | $26,586 |
| Monroe | 6,015 | 25.8% | 85.4% | 4.3% | 23.3 | $195,620 |
| Nassau | 8,541 | 14.8% | 79.1% | 7.01% | 14.3 | $59,500 |
| Okaloosa | 10,359 | 18.1% | 74.6% | 9.23% | 10.8 | $26,400 |
| Okeechobee | 11,731 | 18.4% | 80.8% | 6.53% | 15.3 | $18,500 |
| Orange | 16,299 | 16.0% | 74.5% | 8.24% | 12.1 | $45,000 |
| Osceola | 28,586 | 22.8% | 74.7% | 10.2% | 9.8 | $24,900 |
| Palm Beach | 11,423 | 11.2% | 71.0% | 12.14% | 8.2 | $166,864 |
| Pasco | 31,673 | 20.2% | 61.5% | 15.23% | 6.6 | $31,256 |
| Pinellas | 8,182 | 10.2% | 78.0% | 8.29% | 12.1 | $88,271 |
| Polk | 53,875 | 27.7% | 65.6% | 14.8% | 6.8 | $27,720 |
| Putnam | 51,985 | 34.7% | 82.9% | 3.4% | 29.4 | $4,370 |
| Santa Rosa | 18,727 | 20.9% | 79.9% | 6.31% | 15.8 | $31,200 |
| Sarasota | 48,177 | 41.7% | 80.5% | 7.67% | 13.0 | $16,000 |
| Seminole | 6,644 | 10.3% | 74.6% | 8.9% | 11.2 | $67,000 |
| St. Johns | 17,018 | 17.8% | 56.8% | 19.13% | 5.2 | $80,000 |
| St. Lucie | 20,730 | 21.3% | 77.9% | 8.83% | 11.3 | $57,900 |
| Sumter | 10,279 | 11.3% | 69.9% | 12.66% | 7.9 | $13,610 |
| Suwannee | 9,583 | 15.7% | 84.9% | 3.96% | 25.3 | $22,042 |
| Taylor | 5,435 | 21.7% | 84.6% | 3.69% | 27.1 | $32,100 |
| Union | 681 | 4.7% | 80.6% | 3.89% | 25.7 | $15,000 |
| Volusia | 37,779 | 25.3% | 76.1% | 7.41% | 13.5 | $13,219 |
| Wakulla | 7,208 | 23.8% | 78.5% | 8.22% | 12.2 | $15,000 |
| Walton | 20,797 | 31.1% | 78.4% | 7.6% | 13.2 | $36,250 |
| Washington | 28,040 | 28.0% | 92.8% | 1.98% | 50.5 | $5,475 |
Out of state means the owner mailing address on the roll is not in Florida, and it includes addresses outside the United States. No sale in two years means no recorded sale in January 2024 through December 2025, which is the sales window the roll reports. Median just value is the appraiser's value on the roll, not a sale price. Definitions and caveats are in the method below.
Everything below is reproducible. The files are free and the definitions are the Department of Revenue's own.
Florida Department of Revenue, 2025 Final Name Address Legal (NAL) tax roll files, one per county, all 67 downloaded from the Department's property data portal in July 2026. These are the same files county property appraisers submit to the state.
Department of Revenue use code 000, which is the state's own code for vacant residential land. We also required the parcel to have no buildings and no living area recorded, and we dropped anything flagged as public land. That gives 1,286,331 parcels statewide.
The owner mailing address state on the roll, which is the address the tax bill goes to. Anything that is not Florida counts as out of state, including addresses outside the United States, which we also report separately.
This is worth saying out loud because anyone reproducing this will run into it.
The rolls are not consistent about how the owner state is written. Most counties use the two-letter postal code. Broward, Hernando, Orange and Palm Beach spell it out in full, so their records say FLORIDA rather than FL. Fifty-six more counties are partly affected, with a few thousand spelled-out records mixed in among the codes.
A straightforward test for "state is not FL" therefore scores every Florida owner in those four counties as out of state and returns exactly 100.0 percent for each of them. Our own first pass did precisely that, and it pushed the statewide figure to 30.6 percent. Correcting it moved the statewide number to 27.4 percent and put those four counties at 9.0, 28.3, 16.0 and 11.2 percent respectively. If you see 100 percent for a Florida county anywhere, that is the bug.
The other fifty-six counties barely move on the out-of-state share, because their spelled-out values are nearly all other states and were being counted correctly by accident. They matter for a different question. Any count of owners by state has to fold NEW YORK into NY first, or New York gets split across two buckets and every state ranking comes out wrong.
One more correction worth naming. Some counties leave the owner state blank and record the fact that the owner is overseas in a separate field. Treating those blanks as Florida understates the out-of-state share. Marion County is the clearest case: doing it the lazy way returns 29.3 percent, and handling the 2.55 percent of Marion parcels owned from abroad returns 31.8.
10,762 parcels, 0.84 percent of the state, have a blank or unreadable owner state. They are excluded from the share, so every percentage on this page is out of the lots where the owner state is actually known.
One county needs a flag. Miami-Dade leaves the owner state blank on 37.38 percent of its vacant residential records, so its 8.8 percent is computed on the rest and should be treated as the least reliable figure in the table. Every other county is under 4 percent blank.
No recorded sale in January 2024 through December 2025. The Department of Revenue roll reports sales for the two most recent calendar years only, so it cannot say how long before that a lot last traded. An earlier version of this page called this "held since 2006". The roll does not support that, and the wording now says only what the file measures.
We counted parcels with a recorded sale from January 2024 through December 2025 at $5,000 or more, which drops the $0 and $100 transfers that are family deeds and corrections rather than market sales. That is spread over the 2.0 years of sales the 2025 roll reports. Years of supply is the vacant lot count divided by that annual figure. It assumes sales continue at the current pace, which is an assumption, not a forecast.
Correction, August 19, 2026. The first version of this page divided the same sales count by 3.08 years instead of 2, because we assumed the roll carried sales back to 2023. It carries two calendar years. That understated turnover and overstated years of supply by about half on every row, statewide and by county. The ownership counts and shares were not affected. We said we would say what changed, so this is it.
A mailing address is not a residence. A lot owned by a Florida company whose registered agent takes mail in Delaware counts as out of state here. A snowbird who spends five months a year in Ocala but keeps a New Jersey address counts as out of state too. The roll knows where the bill goes, and that is all it knows. It is still the best statewide count available, and it is the same address the county itself uses to reach the owner.
The source files are public. The Department of Revenue publishes them at floridarevenue.com under Tax Roll Data Files, 2025 Final.
If you are a reporter, a planner, or anyone who wants the derived table as a CSV instead of retyping it, ask us for it and we will send it. No form, no signup. If you find an error in it, tell us and we will correct the page and say what changed.
Bellfield Land Co buys vacant land in Florida, mostly in Marion County. We built this count because we needed it, and we published it because there was no reason not to.
That means we have a commercial interest in Florida vacant land and you should read the page with that in mind. What we buy, we buy below full retail, and we say so on every page of this site. The discount is what a seller trades for speed and certainty, and it is not a secret.
None of that changes the count. It is the state's own file, the definitions are the state's own codes, and the method above is written so you can run it yourself and check.
1,286,331 vacant residential parcels across all 67 counties, on the Florida Department of Revenue 2025 final tax rolls. That is land coded vacant residential with no buildings on it, and it excludes public land.
For vacant residential lots, 27.4 percent are owned by someone whose mailing address on the tax roll is outside Florida. That is 349,434 lots. About 1.95 percent of all Florida vacant lots are owned from outside the United States.
By share, Charlotte County at 45.6 percent of its vacant residential lots. By count, Lee County has the most vacant residential lots overall at 130,488.
82,287 vacant residential lots on the 2025 roll, with a median just value of $19,890. 31.8 percent are owned from out of state, and 75.3 percent had no recorded sale in the last two years on the roll.
The number of vacant residential lots divided by how many are selling per year. Marion County is at 11.4 years. It describes how long the existing inventory would last at the current sales pace. It is not a prediction, and it does not account for lots that cannot practically be built on.
The Florida Department of Revenue publishes every county's tax roll for free at floridarevenue.com. We used the 2025 final NAL files for all 67 counties. The full method, including the parsing trap that produced a wrong first answer, is written out on this page.
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