Miami-Dade Land Buyer for Wholesalers

SWFL Land buys wholesale land deals in Miami-Dade County, focused on vacant urban infill lots in Miami neighborhoods such as Allapattah, Little Haiti, Overtown and Little Havana. We underwrite on zoning, liens and flood zone, answer most submissions within 24 hours, and close by assignment or double close through a Florida title company.

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I have this property under contract, own it, or am the listing agent, and I agree SWFL Land may contact me about this deal by phone, text or email.

We usually reply within 24 hours. Closings go through a Florida title company.

What We Buy in Miami-Dade, by Market

Miami-Dade land is not priced by the acre. It is priced by what the zoning lets someone build. Two lots of the same size a few blocks apart can be far apart in value. That is why we sort deals by neighborhood and zoning code, and why our Miami-Dade land guide spends so much time on zoning. For an overview of the county, see our Miami-Dade land buying page.

Core infill neighborhoods

Most vacant infill lots here are leftover single-family and duplex lots, corner lots never built on, or lots where a house was demolished. We buy them in:

Allapattah lots, near commercial corridors and redevelopment.
Little Haiti land, with older residential lots near active corridors.
Overtown parcels close to downtown, some with old code or demolition liens.
Little Havana lots, dense and walkable, where zoning sets value more than size.

Development-driven markets

In Wynwood and Edgewater, Brickell and Coconut Grove, vacant land is scarce and is priced on development potential. Contracts here need a zoning answer before a price answer.

Separate cities

Coral Gables land and Miami Beach lots sit in their own municipalities with their own zoning codes and strict design review. We look at them, but we underwrite them on each city’s rules, not Miami 21.

For anything else inside the City of Miami, start with our page to sell land in Miami.

How We Underwrite Miami-Dade Land

Our baseline criteria are in the land buy box. In Miami-Dade, these are the checks that decide the number.

Zoning under Miami 21

Inside the City of Miami, zoning is the Miami 21 form-based code adopted in October 2009. Every parcel sits in a transect zone: T3 (Sub-Urban), T4 (General Urban), T5 (Urban Center) or T6 (Urban Core), where the T6 number reflects maximum stories. T3 through T5 carry suffixes R (restricted), L (limited) and O (open), with O allowing the widest mix of uses. A T5-O lot and a T3-R lot are different products. Send us the transect zone if you have it.

Inside or outside the Urban Development Boundary

The Urban Development Boundary on the county’s Comprehensive Development Master Plan separates land meant for urban development from agricultural and environmental land toward the Everglades. Moving it takes a county commission vote and is fought hard. In November 2022, for example, commissioners voted 8-4 to move it for a 380-acre logistics project north of Homestead Air Reserve Base, over the mayor’s objections. We value land outside the UDB as agricultural or rural land. We do not underwrite it as a future subdivision, and your end buyers shouldn’t either.

Code liens

Code history is the most common problem on Miami lots: overgrowth, dumping, missing fences. Under section 162.09, Florida Statutes, a code board can fine up to $250 per day for a first violation and up to $500 per day for a repeat. A recorded fine order becomes a lien, and after three months unpaid the local government may foreclose on non-homestead property. Vacant lots are never homestead. In the City of Miami, an owner who brings a property into compliance can ask the Code Enforcement Board to mitigate the lien. We buy land with code liens, but we need the case numbers and amounts to price it.

Unsafe structure cases

A lot with an unsafe structure case may carry demolition orders, fines and liens. In the City of Miami, an owner has ten days from the First Notice to request an appeal. If your seller got a notice recently, that clock matters, so tell us right away.

Live Local Act upside

Under section 166.04151(7), Florida Statutes, a city must allow qualifying multifamily or mixed-use projects on land zoned commercial, industrial or mixed use when at least 40% of units are affordable rentals for at least 30 years. Miami-Dade’s 2026 guidance notes the highest allowed density in unincorporated areas reaches 250 units per acre in a Metropolitan Urban Center. A commercial or industrial lot may be worth more to a housing developer than its current use suggests. Single-family lots do not qualify.

Flood zone

Much of the county is low-lying, and flood zone drives elevation, building cost and insurance for whoever builds. The county’s flood page says the last full FEMA map update took effect September 11, 2009, and FEMA has since issued preliminary maps. We check both before pricing.

Which Miami-Dade Lots Move Fastest

Clean lots with useful zoning. T4 and T5 lots, especially with an O suffix, give builders and developers more options.
Commercial or industrial parcels that could qualify for a Live Local project.
Lots near new construction. Neighborhood momentum and rents support land prices.
Lots with liens that can be resolved. A lien that can be mitigated is a discount for the seller and an opportunity for a buyer who can do the work.

Lots outside the UDB, lots with open unsafe structure cases and no plan, and odd-shaped lots that can’t meet setbacks move slowest. Our guide to land exit strategies covers how each buyer type prices land.

Have a Miami lot under contract? Submit your Miami-Dade land deal with the folio number. Want a quick range first? Try our lot value tool.

What Kills Miami-Dade Deals

Lien amounts nobody checked. Daily fines can grow for years. Pull the city’s online lien and violation search before you set your price.
Wrong zoning assumption. A contract priced for T5 on a T3-R lot.
Outside-UDB land priced as future development.
Title problems. Heirs, old estates or unrecorded transfers. We work with probate land when there’s a path to insurable title.
Retail pricing. If the price already reflects full development value, there’s no room.

What to Send Us on a Miami-Dade Deal

Folio number from the Miami-Dade Property Appraiser.
Contract price, your fee and closing date.
Contract terms: inspection period, deposit, closing costs, assignability.
Zoning designation and municipality.
Open code, lien or unsafe structure cases, with case numbers.
Photos of the lot, street and any structure or debris.

Our Florida land due diligence checklist lists what we verify, and how to comp vacant land explains why comps must match zoning, not just size. Spanish-speaking sellers can read vender terreno en Miami-Dade.

Assignment or Double Close in Miami-Dade

We close both ways through a Florida title company. The cost gap is wider here. The Florida Department of Revenue says deeds for property other than a single-family residence in Miami-Dade, including vacant land, carry documentary stamp tax of $0.60 per $100 plus a $0.45 per $100 surtax. A double close records two deeds, so that tax applies twice. An assignment records one. Unless your contract bars assignment, assignments usually cost less. Read wholesaling land in Florida for licensing and disclosure basics, and see our wholesaler page.

Miami-Dade Wholesaler FAQs

Who buys wholesale land deals in Miami-Dade County?

SWFL Land buys wholesale land deals in Miami-Dade, including urban infill lots in Miami neighborhoods like Allapattah, Little Haiti, Overtown and Little Havana. Submit at swflland.com/submit-deal. We usually respond within 24 hours and close by assignment or double close through a Florida title company.

Do you buy Miami lots with code liens?

Yes. Send the case numbers and amounts. Liens are paid or negotiated at closing, and City of Miami owners who reach compliance can ask the Code Enforcement Board to mitigate.

Why does zoning matter more than lot size in Miami?

Under Miami 21, the transect zone controls height, placement and use. Two same-size lots in different zones can support very different buildings.

Do you buy land outside the Urban Development Boundary?

We look at it, but we price it as agricultural or rural land, not as a future development site.

Is a double close more expensive in Miami-Dade?

Usually. Vacant-land deeds carry $0.60 per $100 in documentary stamp tax plus a $0.45 surtax, and a double close records two deeds.

Do you publish prices for Miami lots?

No. Zoning, liens and flood zone vary lot by lot, so we price each one after we see the folio.

Send Us Your Miami-Dade Deal

Have an Allapattah, Little Haiti, Overtown or Little Havana contract? Submit the deal to SWFL Land with the folio number and terms. Owners can request a cash offer. See what we’re buying now, and more guides are in the Land Resource Center.

Sources

Ways to Sell Your Miami-Dade County Land

Wholesaler with a Miami-Dade County deal under contract? Send us your land deals.

Miami-Dade County Land Seller Guide

Before you sell land in Miami-Dade County, read our researched guide to selling vacant land in Miami-Dade County. It covers local assessments, property taxes and tax certificates, flood zones, permitting, what drives lot value and how to sell.

Wholesale Land Deals in Miami-Dade County, FL