Guides
Florida property research guides
How to research one Florida property at a time: who owns it and the company behind the owner, what it sold for, how it is zoned, and what floods, wetlands and soils sit under it. Every number is measured on our map, in all 67 counties.
Guide · Florida companies
A Florida LLC managed by another LLC: tracing the chain on Sunbiz, and where it ends
When the manager on a Florida LLC's Sunbiz filing is another company, search that company and repeat. How chains run, why out-of-state managers stop them, and the law.
Guide · In the field
A Florida parcel map on your phone, in the browser, with nothing to install
Open the map in your phone's browser, find yourself, tap the lot you stand on and read its owner, sales and flood zone. What the phone layout shows, and its limits.
Guide · Choosing a map
A Florida parcel map vs the property appraiser's map: which one to open, and when
The appraiser's map is the record for one county. A statewide parcel map crosses county lines and adds layers. What each is for, and where outlines are missing.
Plans · Florida only
A Florida-only parcel map, paid month to month, with no charge per lookup
One state, one plan: all 67 Florida counties for $47 a month, renewed monthly until you cancel, with use counted by caps instead of credits or lookup fees.
County guide · Alachua
Alachua County property search: the university's land under the state's name, and the rural west
Much of Alachua's college land sits under the state's land trust, not the university, and the west of the county is farms, septic and wells. How to read both records.
Guide · Land assembly
Assembling adjacent parcels in Florida: owners, zoning and land use of each lot
Putting neighboring Florida lots together starts with each lot's owner, zoning and land use, then a unity of title. The research order, and what the public record shows.
County guide · Charlotte
Charlotte County GIS and property search: reading a Port Charlotte platted lot after Ian
Charlotte has 88,131 vacant residential lots, median 10,000 sq ft. Where the county's GIS and the appraiser help, what lots sold for since 2019, and their surge risk.
County guide · Clay
Clay County parcel search: most Orange Park addresses are not in Orange Park
Search Clay County by its dashed parcel ID or the address, then check which government the lot answers to: 89% of Orange Park addresses lie outside the town.
County guide · Escambia
Escambia County property search: mineral rights parcels, Perdido Key condos and the Navy's acres
Escambia's roll holds 9,605 parcels that are only mineral rights, a Perdido Key strip billed mostly out of state, and the Navy's land. How to read each.
Guide · Environmental layers
Flood zone, storm surge, wetlands and soils on one screen for a Florida parcel
A Florida parcel's flood zone, surge and evacuation zones, wetlands, soil and septic read together, and how often they disagree, measured in six counties.
Guide · Future land use
Florida future land use map by county: where each map lives and what ours covers
Each Florida county and city adopts its own future land use map in its comprehensive plan. Where to find yours, and which plans our 67-county layer holds or lacks.
Guide · Data
Florida parcel data download: the state's roll files, and when a map is easier
Florida's Department of Revenue posts every county's tax roll and sale file free. What is in them, what a download leaves you to build, and when a map is easier.
Guide · Sources
Florida parcel data from the county appraisers: where each field on a parcel comes from
Each Florida parcel fact starts with one of 67 county appraisers. Which fields come through the state's files, which from the county, and which from FEMA or Sunbiz.
Guide · Records
Florida plat maps: how to find the plat for a lot
A Florida subdivision plat is recorded with the county clerk by plat book and page. How to read the plat reference in a legal description, and when a lot has none.
Guide · Zoning
Florida setbacks: where the zoning code sets them and how to read a district's table
Florida setbacks come from each county's or city's land development code, district by district. How to find the table, read corner and waterfront rules, and do the math.
County guide · Glades
Glades County property search: S and A parcel numbers, ranch land and the lake's two flood maps
Search a Glades County parcel by owner, address or S or A number, then read who holds the land around it, what FEMA and the lake surge model say, and what land sold for.
County guide · Hernando
Hernando County zoning: where to look it up, and what our map shows instead
Hernando zoning is on the property appraiser's GIS map and in Appendix A of the county code; Brooksville zones its own land. What our map shows for a Hernando lot.
Guide · Data freshness
How often Florida property records update: the yearly roll, monthly sales, and what lags
Florida's roll is a January 1 snapshot posted in July and again from October; sales move monthly. What each county's data holds today, and which ones lag.
Plans · Free routes
Is there a free Florida parcel map with owner names? The free routes, and a trial with no card
Every county appraiser shows owners for free, one county at a time. What the free routes lack, and how our 7-day trial works with no card and no free tier after.
County guide · Leon
Leon County property search: Tallahassee parcels by address, not by ID, and whose rules apply
Most Leon parcel IDs are stored with spaces, so search Tallahassee parcels by address. Then read whose zoning and tax rate apply, and how much land is public.
Guide · Working with a team
Notes on parcels shared with a partner or team: what they see, and what stays yours
How a team works on the same Florida parcels in Map Views: shared sites with a common log, shared searches and drawings, and the parcel notes that stay private.
Guide · Owners
Out-of-state owner of Florida property: what the mailing address tells you
A Florida roll lists where the tax bill goes, not where the owner lives. How to read an out-of-state mailing address, and where it is most common, by county and use.
Guide · Owners
Person, company or trust: how to read a Florida owner name
What ET AL, H/W, TR, LIFE EST, ESTATE OF and LAND TRUST mean on a Florida roll, who signs for each kind of owner, and why a land trust's beneficiaries stay private.
Guide · How we work
Researching one Florida property at a time, instead of building lead lists
Address, report, layers, notes: how to research one Florida parcel well, worked on a vacant Putnam County lot, and the lists we deliberately do not supply.
Guide · For agents
Showing buyers the flood zone and storm surge during a Florida showing
What to put on screen at a Florida showing: the FEMA flood zone, surge category and evacuation zone, what the seller's flood disclosure covers, and what not to promise.
Guide · Development sites
Site selection in Florida from public data: a filter sequence, tried on Polk County
Screen Florida sites from public records: use code, acreage, floodplain, wetlands, then land use. Polk County, 119,958 parcels down to 818, and what each filter misses.
Guide · Rural counties
Small rural Florida counties: what the parcel data holds in Liberty, Lafayette and the other smallest rolls
Florida's ten smallest county rolls, from Liberty to Gilchrist, measured: parcels, outlines, sales a year, public and timber land, and where the records run thin.
Guide · Florida companies
Sunbiz search vs parcel records linked to Sunbiz: what each finds, and how often the link holds
Sunbiz finds a filing by name, officer, agent or document number but holds no land. How a parcel map links owners to filings, how often it holds, and where it fails.
Guide · Wetlands and flood
Wetlands in flood zone X: why a Florida lot outside the floodplain can still fail a builder's check
Zone X only means FEMA does not put a lot in its 100-year floodplain. Mapped wetlands and hydric soils are separate tests, and many zone X lots fail them.
Explainer · Tax deeds
What is a tax deed in Florida? From an unpaid tax bill to a new owner, step by step
A Florida tax deed is the clerk's deed to land whose taxes went unpaid for years: it follows a tax certificate, a two-year wait, notices and an auction under Chapter 197.
Guide · Sales
What the houses on one Florida street sold for
How to list every recorded sale on one Florida street or subdivision, keep only arm's-length deeds, and why a year often brings just two or three sales.
Guide · Commercial buildings
Year built, heated square feet and buildings on a Florida commercial parcel
Where a Florida commercial parcel's year built, square feet and building count come from, why heated, living and gross area differ, and which counties lack them.
County guide · Brevard
Brevard County property appraiser search: account numbers, parcel IDs and the zoning gap
Brevard parcels have a 7-digit BCPAO account number and a parcel ID with a space in it. Which to use, why our map shows no Brevard zoning, and where to get it.
County guide · Broward
Broward County property search: BCPA records, folio numbers and the roll in numbers
Search a Broward parcel on BCPA by owner, address or 12-digit folio. How to read the folio, and Broward's roll measured: condos, homestead, sales, flood, zoning.
Guide · Building on land
Can I build a barndominium or container home in Florida?
Yes, where zoning allows a house and the plans pass the Florida Building Code's wind and flood rules. What a steel or container home must clear on rural land.
Guide · Living on your land
Can I live in an RV or a tiny home on my land in Florida?
Florida law calls an RV temporary living quarters, so your county's zoning decides. How to find a parcel's district and read what it allows for RVs and tiny homes.
Guide · Wetlands
Can you build on wetlands in Florida?
Sometimes, with state and federal permits. How to read a Florida lot's mapped wetland share, and who draws the legal wetland line before you plan a house.
County guide · Collier
Collier County property search: a Golden Gate Estates lot, zoned E, in flood zone AH
Golden Gate Estates is most of Collier's E zoning: 1.14 to 2.73 acre lots, mostly on septic, three in four in FEMA zone AH. How to read one, and where the state owns it.
Guide · Commercial property
Commercial property owner research in Florida, from public records alone
Who owns a Florida store, office or warehouse, and what is on the lot: the county roll's owner and use code, the company on Sunbiz, the building facts, sales and zoning.
Guide · Florida sales
Comps for Florida houses and land from recorded sales
Pull comps from qualified Florida sales: the same kind of property, a radius and a time window that fit the county, and price per heated square foot or per acre.
County guide · Duval
Duval County (Jacksonville) property appraiser search: the RE number and one city's zoning
Search Duval parcels by the 10-digit RE number, owner or address. Jacksonville zones nearly all of the county; four beach and rural towns zone their own.
Guide · Elevation
Elevation and contours for a Florida lot, without GIS software
Read a Florida lot's height from 5-foot LiDAR contours and USGS 3DEP relief, then set it against the flood map, where zone A gives no base flood elevation.
Guide · Flood insurance
Flood zone vs flood insurance in Florida: what the zone still decides
In Florida the flood zone decides when a federally backed mortgage needs flood insurance. It no longer sets the NFIP price, and by 2027 not who at Citizens must buy it.
Guide · Florida public records
Florida deed search by name: how the clerk's grantor and grantee index works
Find a Florida deed by the seller's or buyer's name at the county clerk: how the grantor and grantee index works, which spellings to try, and when to use a reference.
Guide · Florida property rolls
Florida DOR land use codes: what 000, 001, 004 and the rest mean
Each Florida parcel carries one of the state's 100 land use codes, 000 to 099. What the groups mean, how a county's own code differs, and the parcels and acres in each.
Guide · Florida GIS
Florida GIS maps: county viewers, the state's free data, and one map for all 67 counties
Each Florida county runs its own GIS viewer. What the state publishes for free (FGIO, FGDL, the DOR's parcel shapefiles) and how to see it all on one map.
Guide · Cheap land
Florida land under $10,000: why cheap lots are cheap
3,952 Florida vacant lots sold for under $10,000 in a year, median a third of an acre. What the cheap ones share: old plats, no road, flood, wetland, no utilities.
Guide · Florida public records
Florida official records vs the property appraiser: which one to search
The appraiser keeps the tax roll; the clerk keeps recorded deeds, mortgages, liens and judgments. What each holds, which to search first, and how to cross between them.
Guide · Parcel numbers
Florida parcel ID lookup: find the number from an address, and read what it means
What a Florida parcel number is, how to find it from an address, why each county writes it its own way, and how the state's ID and the alternate key relate to it.
Comparison · Florida
Florida parcel maps compared: price, coverage and layers in October 2026
MapWise, PropStream, Regrid, LandGlide, the free county sites and Map Views, side by side: price, trial, Florida coverage, owner, flood, wetlands, zoning and LLCs.
Guide · Soils and septic
Florida soil map for septic: hydric soils, hydrologic groups and the permit
Read a lot's soil in the USDA soil survey: the hydric rating and the hydrologic group. What they warn of, what the septic permit checks, and the numbers by county.
Guide · Florida property tax
Florida tax bill vs the appraiser's values: who sets each number, and when
The appraiser values Florida property on January 1 and mails the TRIM notice in August; the tax collector bills in November. The calendar, and which office answers what.
Guide · Land
Florida tax deed sales: what to check on each parcel before you bid
Before a Florida tax deed auction, check each parcel for road access, wetlands, flood zone, zoning, size and plat, and know what Chapter 197 lets survive the deed.
Guide · Roads and sites
Florida traffic counts next to a parcel: reading FDOT's AADT for a site
What FDOT's annual average daily traffic means, where Florida Traffic Online shows it, and how to read the count on the road in front of a commercial parcel.
Guide · Land
Florida vacant land due diligence: what to check on the map before you offer
Owner, sales, zoning, future land use, flood zone, wetlands, soils, septic and contours: the checks a Florida land buyer runs on a parcel, and where each comes from.
Guide · Zoning
Florida zoning codes explained: R-1, R-2, RC, A-1, AU, PUD, and where to read what each allows
Florida has no statewide zoning code: R-1, RC, A-1 or PUD mean what the city or county that wrote them says. How to read a district, with measured examples.
Guide · Zoning by county
Florida zoning map by county: where zoning is mapped, and where it is not
Florida has no single zoning map. Which of the 67 counties our map shows zoning for, the share of parcels zoned in each, and where the rest publish theirs.
Guide · Florida property tax
Florida's 2026 property tax amendment: what Amendment 3 would change for one parcel
Amendment 3 on Florida's November 3, 2026 ballot, read from the official text: what it changes for homestead and other parcels, and how to see where yours stands.
Directory · County property appraisers
Florida's 67 property appraiser sites: links, parcel ID shapes and roll dates
All 67 Florida county property appraiser sites in one table, with each county's parcel count, whether its final 2026 roll is out, and how its parcel IDs are written.
Guide · Land use
Future land use vs zoning in Florida: which one decides what you can build
In Florida the future land use map sets the ceiling and zoning sets the rules under it. How the two fit, and when you need a rezoning or a plan amendment.
County guide · Hillsborough
Hillsborough County property appraiser search (HCPA): folio or PIN?
HCPA gives every Hillsborough parcel a 10-digit folio and a longer PIN whose letter marks Tampa, Plant City, Temple Terrace or the county. Which to use, and why.
Guide · Aerial history
Historical aerials of a Florida parcel: what was there before
See a Florida parcel from the air back to 1938 in places: which years exist by county, where the free archives are, and what old photos can and cannot prove.
Guide · Land value
How much is my Florida land worth? County value vs recent sales
The county's just value is a start, not a price. Check Florida land against qualified vacant sales, with per-acre medians in eight counties, May 2025 to April 2026.
Guide · Flood and storms
How to check a Florida property's flood zone and storm surge zone
Find a Florida parcel's FEMA flood zone, whether it is in the 100-year floodplain, its storm surge category and evacuation zone, and what each one means.
Guide · Florida property tax
How to estimate a Florida property's tax from the county roll
Taxable value times the district's millage, divided by 1,000, with school and non-school taxes worked apart. The steps, the rates by county, and where an estimate stops.
Guide · Easements
How to find easements on Florida property, and what a map cannot show
Easements live in recorded deeds and plats, not on parcel maps. Where to find them in Florida, the ones no record shows, and where conservation easements are mapped.
Guide · Florida companies
How to find every Florida company one person is an officer of, and the property behind them
Sunbiz's officer search lists the companies filed under one name. How to run it, tell two people with one name apart, and get from their companies to the parcels.
Guide · Owners
How to find every Florida property one owner holds, in all 67 counties
Match the owner's name and tax-bill mailing address across Florida's 67 county rolls. Why one owner's name is spelled many ways, and where each method miscounts.
Guide · Boundaries
How to find property lines in Florida, and why a parcel map is not a survey
Parcel outlines on Florida maps are drawn for the tax roll, not surveyed. How to read the legal description, find the plat, and when to hire a licensed surveyor.
Guide · Land
How to find the owner of a vacant lot in Florida
A vacant lot has no street number, but it has a parcel and an owner of record. How to find both, why the owner is often out of state, and what the roll leaves out.
Guide · Florida sales
How to find what a Florida house sold for
Read the sales on the county roll, decode the qualification code, see why so many deeds show $100 or $0, and open the deed at the clerk to confirm the price.
Guide · Florida companies
How to find who is behind a Florida LLC that owns a property
Read the owner's name off the county roll, find the company's filing on Sunbiz, and follow its managers. The steps, the limits, and what one map does for you.
Guide · Property records
How to look up a Florida property's owner, sales and values in any county
Florida has 67 property appraisers, each with its own site. Three ways to research parcels across counties, what each costs in time, and what the records hold.
Guide · Florida property tax
How to tell if a Florida property has a homestead exemption
Read the exemption on the county record, then confirm it in the values: what the $25,000 and second exemption take off, how Save Our Homes caps it, and when it resets.
County guide · Lake
Lake County property appraiser and zoning: can you build on that parcel?
Lake County land: the appraiser's record, then the zoning office of one of 15 jurisdictions, then future land use. Why an A zoning code rarely means farmland.
County guide · Lee
Lee County property search (LeePA) and Cape Coral flood zones: zone X is not the whole story
Search LeePA by STRAP, folio, owner or address. In Cape Coral, two-thirds of lots are FEMA zone X, yet almost all of them sit in a storm surge zone.
County guide · Manatee
Manatee County property search: why a new Parrish house can show as vacant land
In Parrish, the 2026 roll still codes thousands of new homes as vacant lots. How to tell from the Manatee PAO record, the sales and the 2026 aerials.
County guide · Marion
Marion County (Ocala) zoning and land: A-1, Rural Lands and the ten-acre question
Most of Marion County's acres are zoned A-1, and its Rural Lands plan allows one home per ten acres. How to check a rural Ocala parcel before you offer.
Guide · City of Miami zoning
Miami 21 zoning on a parcel: how to read a City of Miami transect code
A Miami 21 code like T6-36A-O names a transect, a height in stories and a sub-zone. How to read each part, what each zone allows, and how City of Miami parcels split.
County guide · Miami-Dade
Miami-Dade property search: how to read a folio record
A Miami-Dade folio is 13 digits and its first two name the city. How to read one on the Property Appraiser's site, and what sets Miami-Dade's parcels apart.
County guide · Okaloosa
Okaloosa County flood zones: Destin and Fort Walton Beach by surge, Crestview by creek
FEMA puts 5.9% of Okaloosa parcels in its high-risk zones, the surge map 35%. Where each map matters, city by city, and why a third of the county is Eglin land.
County guide · Orange
Orange County (FL) property appraiser search: OCPA's parcel ID and its other order
OCPA writes an Orange County parcel ID range first; the state's roll writes the same 15 digits section first. How to read both, and what else is particular to Orange.
Zoning guide · Orange County
Orange County zoning and future land use: county, Orlando or another city?
Find whose rules apply to an Orange County parcel, read the county's and Orlando's zoning codes, and check the land use cap that limits density whatever the zoning.
County guide · Osceola
Osceola County property search: vacation homes in the west, wet lots around St. Cloud
In Osceola's three western ZIP codes, three homes in four have no homestead exemption. Around St. Cloud, vacant lots carry wetlands and flood zones.
County guide · Palm Beach
Palm Beach County property appraiser search (PAPA): reading a PCN
Search PAPA by address, owner or the 17-digit PCN. What each group of the PCN means, why its first two digits set the tax district, and where the record stops.
County guide · Pasco
Pasco County property appraiser search: out-of-state owners and what else they hold
Search the Pasco PAO by name, address or section-township-range parcel ID, then find an out-of-state owner's other parcels. Texas leads, mostly mineral rights.
County guide · Pinellas
Pinellas County property search, and how to read its flood zones
Search PCPAO for a Pinellas parcel, then check FEMA's flood zone and the state's surge zone: half of Pinellas parcels in zone X still sit in a storm surge zone.
County guide · Polk
Polk County property appraiser search: polkpa.org moved, and how to read Polk land
polkpa.org is now polkflpa.gov. How to type Polk's 18-digit parcel ID, where the county's acres sit, and why its vacant-lot sales read high in 2026.
Guide · Florida companies
Registered agent vs owner: why the Sunbiz address is not the owner's
A company's registered agent receives its legal papers; it is not the owner, and its address is not the owner's. What the agent tells you, and where owners appear.
County guide · Sarasota
Sarasota County property search: what the houses on one street sold for
Search a Sarasota street on the property appraiser's site, read each sale's qualification code, and compare it with the county's medians by type of home.
County guide · Seminole
Seminole County property appraiser search: SCPA's parcel number, and which city taxes and zones the lot
Search SCPA by owner, address or its 17-character parcel number, then find the city: in Seminole it sets both the zoning and a 2026 tax rate of 13.66 to 18.40 mills.
County guide · St. Johns
St. Johns County property search: Ponte Vedra and Ponte Vedra Beach are two markets
On the St. Johns roll, Ponte Vedra (32081) is mostly built since 2015; Ponte Vedra Beach (32082) is older, pricier and almost all in a surge zone. Check the ZIP first.
County guide · St. Lucie
St. Lucie County property search: the soil under a Port St. Lucie lot, before septic
Nine in ten vacant Port St. Lucie lots sit on soils rated for a high water table, and a third on hydric soil. How to read a lot's soil, sewer and record.
County guide · Volusia
Volusia County property appraiser: who owns the empty lot next door?
Most Volusia vacant lots have no house number, so find them on the map, then read the owner on VCPA by Alt Key. A third of them sit in FEMA's floodplain.
Guide · Flood zones
What flood zone AE, X or VE means in Florida
AE, A, AH, AO and VE are FEMA's high-risk zones, X sits outside them and D was never studied. What each Florida flood zone means, with parcel counts.
Guide · Florida companies
What happens when the Florida LLC that owns a property is dissolved
A dissolved Florida LLC still owns its land and can convey it while it winds up. Why the state dissolves companies, who signs for one, and how reinstatement works.
Data · Florida owners
Who owns the most land in Florida, by type of owner
Government holds about a third of the acres on Florida's 67 county rolls, led by the state's trustees and the federal government. Companies hold 35%, people 25%.