See the land.
Work the data.
County and town parcel records, cut into usable files. Explore the source, review real sample rows, and choose the geography that fits your work.
Generated landscape study. Not a parcel map or survey.
What one row actually is
This is a real Florida record, one line of the CSV, laid out flat. Fourteen columns, every one of them a field the county itself publishes. Nothing here is derived, scored, bucketed or inferred — which is the whole argument.
The use code is the product
Florida publishes 100 DOR use codes. Code 099 is unclassified acreage — the buildable rural tract. Code 096 is sewage disposal, borrow pits, marsh and swamp. A platform that shows you one "Vacant Land" checkbox has thrown that distinction away before you ever see it. Ours is the raw three digits.
Mailing address, shown not inferred
The owner mailing address the county holds sits next to the property address. You decide what absentee means, rather than trusting a postal occupancy flag that a vacant lot can never earn.
No acreage in the Florida file
The DOR extract we hold has no acreage column, so we do not put one on the page, in the checkout or in the file. Connecticut, Vermont and New Jersey files do carry acres. That distinction is on every county page.
The thirteen codes behind that number
Counted in corpus.parcels_fl_dor on the codes named here and no others, so you can check the definition rather than take it. Code 099 and code 096 are three rows apart in this table and they are not the same asset.
| Code | What the state says it is | Parcels | Share |
|---|---|---|---|
000 | Vacant residential | 1,265,935 | 76.6% |
010 | Vacant commercial | 86,709 | 5.2% |
040 | Vacant industrial | 14,071 | 0.9% |
070 | Vacant institutional | 6,880 | 0.4% |
080 | Vacant governmental | 97,936 | 5.9% |
090 | Leasehold interest | 1,879 | 0.1% |
092 | Mining, petroleum and gas land | 1,985 | 0.1% |
093 | Subsurface rights | 2,699 | 0.2% |
094 | Right of way, street, road, canal, ditch | 36,650 | 2.2% |
095 | River, lake, submerged land | 11,307 | 0.7% |
096 | Sewage, borrow pit, waste, marsh, dune, swamp | 20,227 | 1.2% |
097 | Outdoor recreational or park land | 8,540 | 0.5% |
099 | Acreage not zoned agricultural | 97,572 | 5.9% |
| All thirteen | Vacant and unimproved | 1,652,390 | 100.0% |
Three things wrong with the data you are mailing
Not opinions. Every one of these is in a vendor's own documentation or a state statute, cited at the foot of this page.
The staleness is architectural, not accidental
"The data's a little behind, everybody's is."
Florida values every parcel as of January 1 and publishes preliminary rolls July 1, initial finals in October.1 The statewide parcel layer is rebuilt once a year, every July.8 On top of that, the platform you buy from refreshes assessor data annually.12 Even the most transparent vendor in the space only commits to 94% of parcels refreshed within twelve months.15
The parcel that did transfer is the one now owned by a fresh out-of-state buyer with cost basis. That is your best seller, and you mailed the person who sold it. Investors have reported their own parcel still listed under their name years after closing.18
One hundred Florida use codes get flattened into one checkbox
"I filter for vacant land and clean it up after."
Florida DOR publishes 100 use codes, of which thirteen are vacant or unimproved.7 Code 099 is unclassified acreage, the buildable rural tract you want. Code 096 is sewage disposal, borrow pits, drainage reservoirs, waste land, marsh, sand dunes and swamps.7 Acreage is worse: the roll stores a number plus a separate unit-of-measure code where 1 means acres, 2 means square feet and 3 means front feet.2 When that code does not survive normalization, an 80-front-foot Cape Coral lot reads as 80 of something else.
You pay the same 79 cents to mail a man who owns a drainage reservoir.21 Then you take his call. Then you spend four to eight hours a campaign hand-scrubbing codes against county exports, which is the single most reported time sink among Florida land buyers.
"Vacant" and "absentee" are postal occupancy flags. Raw land has no mailbox.
"I just tick Owner Occupied: No and Out of State."
PropStream defines Vacant as "a residential property identified by the United States Postal Service as uninhabited."13 The USPS vacant indicator means mail has not been collected for 90 days or more.29 A raw lot has no delivery point, so it can never earn the flag. Absentee is derived the same way, by comparing owner mailing address to situs address14 — and a vacant lot frequently has no situs address to compare against. Meanwhile Florida holds a legally attested, annually re-verified occupancy declaration in the same file: homestead exemption, on 4.65 million of roughly 11 million parcels.9 National platforms normalize it away because 49 other states do not have it.
Your highest-intent segment — the out-of-state heir who inherited a Lehigh Acres lot, never homesteaded it, never built — is the exact record the flags handle worst. Lehigh Acres was platted with about 135,000 lots and 121,500 of them sat vacant; Port Charlotte 118,250 platted, 88,500 vacant.11 That is the universe, and it is invisible to the filter you are using.
Every one of the 1,042 place pages and all four state indexes carries the day the roll came out of the source. Go and look for that date on a competitor's page.
Three answers. One per problem.
County-direct, not resold
We pull the Florida DOR statewide cadastral ourselves and hold every one of the 67 county files. You get the roll, not a national vendor's year-old copy of the roll. When a county publishes, we re-pull.
The DOR use code stays on the row
Every record carries its original three-digit code. You can separate 099 acreage from 096 marsh yourself, because the field is right there. We will also send you the per-code counts for your county before you buy, free.
Owner mailing address, shown not inferred
We give you the owner mailing address the county has on file next to the property address, and let you decide what absentee means. No postal occupancy flag standing in for a fact we can hand you directly.
How the file reaches you
There is no portal, no seat, no login and nothing to cancel. You buy a file and the file arrives. Here is every step between the two, including the one that decides whether it is an attachment or a link.
- 01
Choose the place
Review the county or town page and its sample records. Pick the filter on that page and pay on Stripe; the place and the filter travel with the order.
- 02
Prepare the records
The requested geography and filter define the cut from the parcel corpus.
- 03
Package the context
The ZIP includes the CSV, a source README and a manifest with row count, field completeness and file checksum.
Email attachment
The ZIP arrives with the delivery email.
Download link
The email links to the packaged file.
Provenance travels with the file
The zip carries a README.txt with the SOURCE line, the FILTER you asked for, the CREDIT and the publishing agency's own accuracy disclaimer. The artefact you keep says where it came from, not just the email that delivered it.
Six real rows out of every file, before you spend a dollar
Not a mock-up and not a schema diagram. These are rows sitting in the corpus right now, pulled by the same query a paid order runs, with the same placeholder blanking. Owner names and house numbers are masked on this page only; the CSV you buy carries both in full, because that is what the county publishes.
| Parcel Number | Owner Name | Property Address | City | ZIP | County | Owner Mail City | ST | DOR | Just Value | Land Value | Owner mails |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 28 45 32 A00 0003.0000 | LGI ••• | CALUMET RD | FELDA | 33930 | Hendry | THE WOODLANDS | TX | 099 | $819,795 | $819,795 | Out of state |
| 1 28 45 32 A00 0005.0000 | LGI ••• | CALUMET RD | FELDA | 33930 | Hendry | THE WOODLANDS | TX | 099 | $389,528 | $389,528 | Out of state |
| 402101101001 | LOHR ••• | 1•••• HILLSBOROUGH BLVD | PORT CHARLOTTE | 33954 | Charlotte | 86199 AUGSBURG | GERMANY | 000 | $18,700 | $18,700 | Out of country |
| 0000004061000000 | SHACKELFORD&GRIFFIN ••• | 6•• NE COLIN KELLY HWY | MADISON | 32340 | Madison | HOOKERTON | NC | 010 | $12,400 | $12,400 | Out of state |
| 1 28 43 21 A00 0007.0000 | HIDDEN ••• | HIDDEN HAMMOCK DR | LABELLE | 33935 | Hendry | FORT DENAUD | FL | 096 | $12,549 | $12,549 | In state |
| 00014-004-002 | PHILIPPUS ••• | 2•••• NW 227TH DR | HIGH SPRINGS | 32643 | Alachua | HIGH SPRINGS | FL | 001 | $275,260 | $39,360 | In state |
The DOR extract carries no acreage column, so there is no Acres column here, none in the checkout and none in the file. Row one is a Texas homebuilder holding DOR 099 (unclassified acreage) in Hendry County; row five is DOR 096 — waste, marsh and borrow pit. One "Vacant Land" checkbox returns both and tells you nothing.
| Parcel ID | Owner Name | Property Address | Town | Town Use Description | Owner Mail City | ST | Acres | Assessed | Owner mails |
|---|---|---|---|---|---|---|---|---|---|
| 006-032-031 | BRADBURY ••• | WHISKERS LN | Litchfield | Forest | MIMS | FL | 53.00 | $14,360 | Out of state |
| 015-030-011 | 514 ••• | 5•• NORTHFIELD RD | Litchfield | Res Dwelling | MIAMI | FL | 93.00 | $1,544,410 | Out of state |
| 02000011 | LANGENKAMP ••• | 1•• BUNKER HILL ROAD | Salisbury | Vacant Land | SALISBURY | CT | 5.00 | $191,450 | In state |
| 02000013 | SALISBURY ••• | 0 MAIN STREET | Salisbury | Vacant Land | SALISBURY | CT | 5.00 | $63,280 | In state |
| 1-1-19 | TATTERSALL ••• | 1• WALNUT ST P | Stonington | SINGLE FAM | PAWCATUCK | CT | 1.00 | $172,800 | In state |
| 1-1-5 | QUIGLEY ••• | 4• STILLMAN AVE | Stonington | SINGLE FAM | PAWCATUCK | CT | 1.00 | $178,500 | In state |
The state CAMA file publishes no owner mailing ZIP: 0 of 1,320,686 rows carry one, which is the reason that column is missing rather than blank. Acres and assessed values are on the row.
| SPAN | Owner Name | Property Address (E911) | Town | Owner Mail City | ST | Cat | Acres | Listed Value | Owner mails |
|---|---|---|---|---|---|---|---|---|---|
| 621-195-10003 | 1330786 ••• | 7•• ALPINE VIEW RD | Stowe | WESTMOUNT | QC CANADA | R1 | 5.59 | $1,620,000 | Out of country |
| 621-195-10005 | 144039 ••• | 2••• ROBINSON SPRINGS RD | Stowe | MONTREAL | QC CANADA | R2 | 10.75 | $4,089,300 | Out of country |
| 423-132-10004 | ABILDGAARD ••• | 1•• BEAN BROOK ROAD | Newark | NEWARK | VT | R2 | 19.00 | $123,000 | In state |
| 423-132-10011 | ALEXANDER ••• | 4••• OLD COUNTY ROAD | Newark | WEST BURKE | VT | R2 | 169.89 | $431,000 | In state |
| 180-057-10002 | DARWELL ••• | 2••• ROUTE 30 A | Dorset | DORSET | VT | R1 | 1.26 | $584,800 | In state |
| 180-057-10003 | HERRMANN ••• | 5•• ROUTE 30 A | Dorset | MANCHSETER CTR | VT | R1 | 3.66 | $692,100 | In state |
Vermont publishes the E911 address rather than a postal street address; it is what the state dispatches on and we ship it labelled as what it is. 59,350 of 326,201 Vermont parcels — about one in six — are owned by somebody who mails out of state. The state file also holds 17,795 further rows that carry no town at all; every Vermont product is sold by town, so those rows are in no file and they are not in the 326,201 above.
| Parcel ID | Property Address | Municipality | County | Owner Mailing Address | Mail City / State | Mail ZIP | Class | Acres | Net Value | Owner mails |
|---|---|---|---|---|---|---|---|---|---|---|
| 1518_1.03_1 | LINCOLN AVE | LONG BEACH TWP | OCEAN | 6••• LONG BEACH BLVD | LONG BEACH NJ | 08008 | 15C | 0.11 | $600 | Absentee |
| 1518_1.04_1 | 5••• WEST AVE | LONG BEACH TWP | OCEAN | 8••• GLENBROOK ROAD | FAIRFAX VA | 22031 | 2 | 0.13 | $984,800 | Absentee |
| 1922_103_16 | 4• JORDAN DR | VERNON TWP | SUSSEX | 2••• OCEAN AVE APT B3 | BROOKLYN, NY | 11229 | 1 | 1.12 | $30,900 | Absentee |
| 1922_116_6 | 1• LISA DR | VERNON TWP | SUSSEX | 2••• CHICKEN RIDGE RD | LACRESCENT, MN | 55947 | 1 | 1.10 | $30,900 | Absentee |
| 0713_1001_16 | 3 AMHERST PLACE | MONTCLAIR TWP | ESSEX | 3 AMHERST PL | MONTCLAIR, NJ | 07043 | 2 | 0.16 | $598,300 | Owner-occupied |
| 0713_1001_18 | 1• CARLISLE ROAD | MONTCLAIR TWP | ESSEX | 1• CARLISLE RD | MONTCLAIR, NJ | 07043 | 2 | 0.14 | $614,600 | Owner-occupied |
MOD-IV publishes no owner name: 0 of 3,077,980 rows carry one. You get the address the tax bill goes to. 965,178 of those rows send that bill somewhere other than the property.
Every one of these rows can be checked against the publishing agency yourself, which is the point of printing them. If a row on this page does not match the county, tell us and we will say so here.
Your mail spend is the number, not your software bill
A one-person operator on a $199 platform who mails 5,000 letters a month spends $199 on software and about $3,950 on postage and print.21 Mail is roughly 94% of monthly spend. Which means a data defect is not a software problem. It is a postage problem. Move the sliders.
Cost-per-piece range spans BatchLeads 4x6 postcard at $0.55 to PropStream first-class letter at $1.25.2021 The waste slider tops out at 35% because USPS permits up to a 30% per-mailing address error rate and still accepts the mailing at automation prices.26
What this number is and is not. It is only postage and print on records that were wrong when you bought them. It excludes your time, the calls you take from people who own marshland, and the deal a competitor closed because they mailed the current owner and you mailed the last one. Those are real and they are larger than this figure. We leave them out because we cannot defend them as a single constant, and a smaller number we can source is worth more to you than a bigger one we made up.
Start with the free county. Seriously.
Free: pick a county, we send the counts and 500 real rows
Tell us the Florida county and what you buy. You get back the parcel count, the breakdown by DOR use code, how many owners mail to an address outside the county and outside the state, and 500 actual records to check against the property appraiser yourself. No card, no call, no drip sequence. If it does not beat your current pull, tell us and we stop.
Look up your county or town first
Every Florida county, Connecticut town, Vermont town and New Jersey municipality has its own page with the real parcel count, the property breakdown, where the owners mail from, six real rows and a plain list of what that place is missing. No signup, nothing gated.
Every parcel in one Florida county with owner name, property address, owner mailing address, parcel number, just value, land value and the DOR use code. Filtered however you want. CSV, same day.
Pick a countyThe whole state in one file, same fields, same codes. Priced under a single month of ListSource's subscription minimum, and you own the file.23
Buy FloridaEvery parcel in one of the 169 Connecticut towns from the state CAMA file, with owner name, property address, owner mailing address, town use description, acreage and assessed values. No mailing ZIP in that state's file, and every town page says so before you buy.
Pick a townEvery parcel in one Vermont town from the state parcel data and the town grand list, with owner name, mailing address and ZIP, the E911 property address, grand list category, acreage and listed value. One Vermont parcel in six is owned by someone mailing out of state.
Pick a townEvery parcel in one of 546 New Jersey municipalities from the MOD-IV file, with property address, the address the tax bill goes to including ZIP+4, property class, acreage and values. 965,178 New Jersey parcels are absentee. New Jersey publishes no owner name and every page says so before you buy.
Pick a municipalityMonitor your purchased Florida county for a newly published source roll. Delivery uses your original supported filters and a verified newer release, with the publisher date and source fingerprint in the file. A month without a new release does not produce a duplicate file. Ask us to confirm your original order and county before starting the $60 monthly subscription.
Ask about refresh
This is probably not for you if
- You mail fewer than a thousand pieces a month. The land benchmark from REtipster is roughly one to two accepted blind offers per thousand pieces on bought lists.30 Below that volume, better data will not save the campaign. Pull your county's delinquent tax certificate list instead. It is published by statute, it is free, and it responds at one to five percent.10,30
- You need phone numbers or emails. We do not have them and we are not going to imply we do. This is mailing-address data. Buy skip tracing from someone who does it.
- You work outside Florida. We hold parcels in 43 states, but Florida is the only one we will currently stand behind on land. Ask before you pay and we will tell you plainly whether your state is thin.
If one of those is you and you want a name instead, ask. We will point you at PropStream, Regrid or ListSource depending on what you actually need, and there is nothing in it for us.
The Sandler questions we are deliberately not asking you here
How do you feel about what the last two years of mail cost you? And have you given up on the idea that the data could just be right? Those are the two that matter, and they are not ours to answer on a web page.