Palms and Tides Land Development, Inc.’s Land Buying Criteria:

At Palms and Tides Land Development, Inc. we are cash buyers focused on acquiring land in select Florida markets (listed below). We pay cash at wholesale prices for fast, smooth closings—typically within 7–10 days—specializing in off-market deals and committed to making the process rewarding for those who bring us opportunities. We work directly with property owners or principals who have contracts in hand, partnering with local title agents to ensure a streamlined, efficient transaction for all parties involved.

Location:

• Port Charlotte, FL
• Lehigh Acres, FL
• North Port, FL
• Punta Gorda, FL
• Cape Coral, FL (except NE)
• Fort Myers, FL
• Vero Beach, FL
• Indian River County, FL

Lot Requirements:

• Off-Market: Must not be listed on MLS.
• No Protected Species: The lot must not have or be in zones with protected species.
• Street Address & Paved Road: The property must have a physical address with paved road access.
• Power Availability: Power must be available at the curb.
• Buildable: The lot must be zoned for residential use and buildable.
• Location Restrictions: No lots on main roads or at busy intersections.
• Lot Types: Canal or dry lots are both acceptable.
• Pricing: We generally offer 55%–75% of the retail market value (RMV), determined via our simple, data-driven valuation framework below.

Valuation Framework for Land Pricing:

We use a transparent, comps-based approach to calculate RMV and our wholesale offer:

1. Gather Comps: Recent 90-day sold prices for similar vacant residential lots within 0.5 miles.
2. Refine Data: Remove extreme high and low values; average the medians for a baseline RMV.
3. Adjust: Add/subtract 5–20% for favorable (e.g., utilities, quiet/dead end street) or unfavorable factors (e.g., cleared lot vs uncleared lot).
4. Apply Discount: Multiply adjusted RMV by your end-buyer's rate (e.g., 70% = ×0.7) for our cash offer.

Example: Base RMV $45,000 +5% adjustments = $47,250. At 70%: $33,075 offer.

Provide an address for a quick, customized valuation—let's close fast and smooth!