Is Buying Land in Florida Still a Smart Investment in 2026?

Inflation, interest-rate swings, and stock-market volatility have pushed more investors to look beyond traditional portfolios—and Florida land keeps showing up on the shortlist. The reason is simple: demand follows people, and Florida continues to add residents at a pace that can reshape housing needs, infrastructure expansion, and future development corridors.

Between 2023 and 2024, Florida’s population rose from 22,610,726 to 23,372,215—an increase of 3.37%, according to SmartAsset Population Change by State 2025. That same 2023–2024 gain equals 467,347 additional residents, with the population reaching 23,372,215 as of July 1, 2024, per the U.S. Census Bureau via News4JAX. Zooming out further, Florida’s population increased 8.24% from July 1, 2020, to July 1, 2024, also reported by the U.S. Census Bureau via News4JAX. Another estimate puts Florida’s 2023–2024 growth at 2.04% (to 23,372,215), according to the Neilsberg Florida Population by Year - 2025 Update.

These demographic tailwinds matter to land investors because land is the “raw input” for future housing, retail, logistics, and community infrastructure. If you can buy smart and hold through typical entitlement and market cycles, Florida land can support long-term appreciation and flexible exit strategies—from selling to builders to subdividing and reselling smaller parcels.

The Florida Real Estate Market: Demand Driven by Population Growth

Florida’s housing market is ultimately a demand story—and the data supports that demand staying elevated. The state’s headcount reached 23,372,215 residents as of July 1, 2024, according to the U.S. Census Bureau via News4JAX. The same source reports Florida added 467,347 people from 2023 to 2024 and grew 8.24% from July 1, 2020, to July 1, 2024—momentum that tends to translate into ongoing housing absorption and expansion into surrounding counties.

State forecasters expect the trend to continue. Florida is projected to average 305,953 net new residents per year—about 838 per day—according to the Florida Demographic Estimating Conference Executive Summary. In practical terms, that steady inflow can support long-run demand for buildable lots, “path-of-growth” acreage, and strategically located parcels near infrastructure.

Population growth is also highly localized, which can create specific land opportunities. For example, Jacksonville’s population reached 1,009,833 between 2023 and 2024, according to the U.S. Census Bureau. Markets like Jacksonville can pull development outward along major roads and employment nodes—often where land investors find their best combination of affordability and upside.

Why Investors Choose Land (Not Just Existing Homes)

Buying land isn’t the same as buying a rental property. Land typically produces little to no income during the hold period, but it can offer advantages that existing inventory doesn’t:

• Optionality: You can hold for appreciation, sell to a builder, pursue rezoning, or subdivide (when permitted).
• Lower improvement risk: No structures means fewer repair surprises, but you still must manage environmental and regulatory issues.
• Leverage to growth corridors: When population expands, development often follows predictable routes—highways, new interchanges, and utility extensions.

Florida’s official population counts also show how sustained that expansion is becoming. The state’s final resident population for April 1, 2025, was 23,379,261, per the Florida Demographic Estimating Conference Executive Summary. When a state adds people consistently, developers keep looking for the next feasible place to build—often translating into demand for properly located, buildable land.

Key Factors to Evaluate Before You Buy Florida Land

Florida’s macro outlook can be strong while individual parcels vary widely in quality. Before purchasing land in Florida, research these fundamentals:

Location and Growth Path

Land value follows demand. Parcels near expanding metros, job centers, and planned infrastructure tend to outperform. Population trends reinforce this: Florida grew from 22,610,726 to 23,372,215 from 2023 to 2024 (3.37%), per SmartAsset Population Change by State 2025, and added 467,347 residents in that period, according to the U.S. Census Bureau via News4JAX. Those new residents don’t disperse evenly—so aligning with growth corridors matters.

Zoning, Future Land Use, and Entitlements

Confirm what you can legally do today and what might be possible tomorrow. A parcel zoned agricultural may have upside if future land-use plans support residential or mixed-use, but rezoning is never guaranteed.

Flood Risk, Drainage, and Buildability

Flood zones and stormwater constraints can reduce buildable area, raise insurance and construction costs, and deter future buyers. Verify FEMA flood maps, request elevation information where appropriate, and consider professional environmental and engineering reviews.

Utilities and Road Frontage

Electric, water, sewer/septic feasibility, and legal access can make or break a deal. If you must extend utilities or improve access, your carrying costs and timeline can expand quickly.

Surrounding Uses and Externalities

Nearby industrial sites, landfills, highways, or incompatible zoning can cap your upside. On the other hand, adjacency to parks, preserved land, and stable residential neighborhoods can support premium pricing.

Parcel Size and Exit Strategy Fit

Match the parcel to the buyer you expect later. Smaller lots may appeal to custom builders; larger tracts may appeal to developers—especially in metros adding residents year after year. Florida’s sustained rise—8.24% from July 1, 2020, to July 1, 2024, per the U.S. Census Bureau via News4JAX—can support multiple exit paths, but only if your parcel fits real market needs.

Common Challenges of Investing in Florida Land

Florida land can be a strong long-term play, but it demands patience and disciplined due diligence. Key challenges include:

• Long hold times: Depending on the area and approvals needed, 3–5+ years is common before you reach the best exit.
• Rezoning uncertainty: Municipalities can deny or delay entitlement changes, limiting your options.
• Financing and appraisal friction: Vacant land can be harder to finance, and appraisals can lag fast-changing local conditions.
• Market shifts: Demand can soften during economic slowdowns—even in growing states.
• Weather and disaster risk: Hurricanes and flooding can affect usability, costs, and buyer sentiment.
• Carrying costs: Taxes, maintenance, brush clearing, and liability protection can add up.
• Liquidity risk: Land can take longer to sell than a home—especially if it has constraints or lacks utilities/access.

These risks don’t negate the opportunity, but they do reinforce why land investing works best when you buy with margin for error and plan for multiple exit routes.

Practical Tips to Invest in Florida Land Profitably

• Follow measurable growth: Start where people are actually moving. Florida added 467,347 residents from 2023 to 2024 and reached 23,372,215 as of July 1, 2024, per the U.S. Census Bureau via News4JAX.
• Target metro expansion zones: Consider markets with identifiable momentum—Jacksonville’s population hit 1,009,833 between 2023 and 2024, according to the U.S. Census Bureau.
• Prioritize parcels with clear legal use: Land already zoned for your intended strategy (or realistically positioned for rezoning) typically sells faster and at stronger prices.
• Buy access and infrastructure: Road frontage, legal access, and proximity to utilities reduce development friction and increase buyer demand.
• Reduce “unknowns” early: Pay for surveys, wetlands reviews, soil testing, and flood-risk evaluation before you close—or negotiate inspection contingencies.
• Plan around timelines, not hype: Florida is projected to average 305,953 net new residents per year (838 per day), per the Florida Demographic Estimating Conference Executive Summary, but land still requires patience through permitting, market cycles, and buyer timing.
• Create multiple exits: If allowed, subdividing larger parcels can expand your buyer pool and improve per-acre pricing.
• Market directly to end buyers: Build relationships with local builders, developers, and investor networks, and list where they search.

Final Thoughts

Florida land can be a compelling long-term investment when you align your purchase with real population growth, infrastructure expansion, and realistic holding periods. The state’s population climbed from 22,610,726 to 23,372,215 between 2023 and 2024 (3.37%), according to SmartAsset Population Change by State 2025, and state forecasters report Florida’s final resident population for April 1, 2025, was 23,379,261, per the Florida Demographic Estimating Conference Executive Summary. Those figures reinforce why developers and builders keep searching for well-located sites.

Still, land is not “set it and forget it.” You need strong due diligence, a plan for carrying costs, and the resilience to navigate zoning, market changes, and weather-related risk. If you’re prepared to buy smart and hold through the timeline it takes to reach the highest and best use, Florida land can remain a solid portfolio diversifier with meaningful upside.

Frequently Asked Questions (FAQs)

What regions of Florida offer strong land investment potential?

Large and growing metros typically provide the deepest buyer pools. Jacksonville is one example of ongoing growth—its population reached 1,009,833 between 2023 and 2024, according to the U.S. Census Bureau. In general, look for areas with expanding employment, planned infrastructure, and housing demand spilling into surrounding communities.

How fast is Florida growing right now?

Florida’s population rose from 22,610,726 to 23,372,215 between 2023 and 2024 (3.37%), per SmartAsset Population Change by State 2025. The state added 467,347 residents from 2023 to 2024 and reached 23,372,215 as of July 1, 2024, according to the U.S. Census Bureau via News4JAX. Another estimate puts the 2023–2024 growth rate at 2.04% to 23,372,215, per the Neilsberg Florida Population by Year - 2025 Update.

What types of land parcels tend to make good investments?

Parcels with clear zoning, legal access, and utility proximity are typically easier to resell. Sites near major roads, employment nodes, and fast-growing suburbs often attract builders sooner than remote acreage.

How can I determine a fair purchase price for land?

Use recent comparable land sales, adjust for access/utilities/buildability, and consider a professional appraisal. Also evaluate feasibility costs (clearing, drainage, mitigation, impact fees, utility extensions) because they directly affect what a future buyer can pay.

How soon can I expect returns on Florida land?

Many land strategies require multi-year holds. Approvals, infrastructure, and market timing can take 3–5+ years, especially if your value-add plan includes rezoning or subdivision.