Why Are Lots So Cheap in Highlands County, Florida? (Top 3 Reasons You Need to Know)

By Matt Nelson | Keller Williams Highlands County

If you’ve ever searched for land in Sebring, Lake Placid, or Avon Park, you’ve probably noticed something surprising — there are hundreds of lots priced far below what you’d expect anywhere else in Florida.

It’s common to see quarter-acre lots listed for just a few thousand dollars.

So what’s the catch?
Let’s break down the top three reasons why vacant land is so inexpensive here in Highlands County — and how to tell the difference between a real opportunity and a potential headache.

🥇 Reason #1: Utilities and Build-ability

Many of the most affordable lots in Highlands County are missing key infrastructure. Some don’t have city water or sewer access, which means you’ll need to install a well and septic system — a major added cost.

In other areas, soil conditions, flood zones, or lack of road access can make a property difficult or even impossible to build on without extra engineering or permits.

💡 Tip: Always verify if a parcel is “buildable” before making an offer. A quick call to the county planning department (or your agent) can save you thousands.

🥈 Reason #2: Over-Supply and Limited Development

Much of Highlands County was platted in the 1960s–1980s when developers envisioned huge residential communities that never fully materialized. That means there are thousands of small, undeveloped lots — especially around Lake Placid and Avon Park Lakes.

With more supply than demand, land values have stayed low, especially in areas without nearby utilities, schools, or amenities. However, that can also create opportunity for long-term investors — those willing to hold the land until growth catches up.

🥉 Reason #3: Environmental and Wildlife Restrictions

This is one many buyers don’t expect. Some lots appear perfect on paper — but environmental rules can bring development to a halt.

Here in Florida, that includes protected wildlife such as gopher tortoises. If an active burrow is found on your property, you’ll need to work with the Florida Fish and Wildlife Conservation Commission (FWC) for relocation approval. That process can delay construction and cost thousands of dollars.

Wetlands, drainage areas, and conservation zones can also add permitting challenges or limit where you can build.

🎥 Watch the Video

Prefer to watch a quick summary instead?

🎬 “Top 3 Reasons Why Lots Are So Cheap in Highlands County”

✅ Download the Free Vacant Land Evaluation Checklist

Before you buy, make sure you’ve covered your bases with this free guide:

📄 Download the Highlands County Vacant Land Checklist

It covers:

• Title and access verification
• Utilities and zoning
• Flood zone and soil checks
• Environmental and gopher tortoise considerations
• Cost and resale potential

🗺️ Final Thoughts

Buying land in Highlands County can be a fantastic investment — if you know what you’re buying. The affordability here often reflects undeveloped infrastructure, environmental factors, or long-term hold potential rather than immediate build-readiness.

If you’d like a custom buildability report for a specific parcel, I’m happy to help.

📞 863-260-8436 | ✉️ matthew.nlsn1@gmail.com

Matt Nelson is the Broker/Owner of Keller Williams Highlands County. He helps buyers and sellers make smart real estate decisions across Sebring, Lake Placid, and Avon Park.