Waterfront lots · Broward & Miami-Dade
Canal, Intracoastal and ocean-access lots from 8,500 square feet, bought with our own money and taken as-is. No commission, no listing, no showings.
New Level Investment RE Corp · Florida licence CQ1068723
What we buy
Three things have to be true. We would rather publish the criteria than waste your afternoon: clear all three and we want the address today, miss one and send it anyway, and we will tell you straight.
Minimum lot
Below that, once the setbacks and the seawall easement come off, the buildable envelope stops carrying a house worth building. There is no upper limit.
Required
Direct frontage, or a canal with a navigable route to an inlet. A fixed bridge on that route does not rule a lot out, but it changes the number, so tell us.
Broward and Miami-Dade
Where we already build and already bid. Outside those two we would be guessing, and a guess is how an owner gets a number that falls apart in diligence.
The kind of thing we buy
Illustrative of the lot types we buy, not properties currently for sale.
Why owners are calling now
In March 2023 Fort Lauderdale raised the required seawall elevation from 3.9 feet to 5 feet. It does not hit everyone: the city's own assistant public works director said most waterfront residents will probably not have to raise theirs. It bites in three situations, and one of them is the reason people call us.
Figures from Waterfront Times, 6 April 2023. Check the current rules with the city before you act on any of it.
Send us the addressHow we get to a number
Nobody else in this market will tell you how they price a lot. Here is what actually moves ours, in roughly the order it matters.
The single biggest lever. Ninety feet of frontage and two hundred and fifty feet on a point lot are different assets, not the same asset in different sizes.
Controlling depth at mean low water, canal width for turning, and whether a fixed bridge sits between your dock and the inlet. That last one alone separates otherwise identical lots by a wide margin.
What is left after front, side and waterway setbacks, the seawall easement, and the height you are allowed. Two lots of the same square footage can take very different houses.
AE or VE, your base flood elevation, and how much fill and freeboard the new finished floor needs. It is a cost line, and we would rather find it now than in diligence.
Close to nothing. If there is a house it is coming down, so its roof, its kitchen and its insurance history do not move our number either way.
We price your lot, we make you a cash offer, and we close. No listing, no showings, no repairs, no waiting on a lender. Easy, quick and simple, with none of the headaches that come with putting a waterfront lot on the market.
Your three options
Selling to a buyer is not automatically the right answer. Here is the honest comparison, including where we come off worst.
| Factor | Sell to us | List it | Auction it |
|---|---|---|---|
| Who buys it | Us, directly | Whoever the market produces | Whoever turns up on the day |
| Commission | None. We are the buyer | Paid by the seller, and higher on land than on houses | Buyer's premium, seller's fees, or both |
| Condition | As-is, including the seawall and anything standing | Usually cleaned up and often repaired first | As-is, but with no negotiation afterwards |
| Showings | None | Open houses and private viewings | Scheduled inspection periods |
| Certainty | High. No financing contingency | Low until a buyer clears their lender | Depends entirely on who attends |
| Price | Below a hopeful retail asking price | Potentially the highest, if the right buyer appears | Unpredictable in both directions |
| Privacy | Nothing is listed or advertised | Public listing, photographs, a sign | Publicly advertised |
Where we buy
If your lot is on one of these, or on a canal that reaches the ocean from anywhere near them, it is in the box. Nothing here is a past sale: it is where we look.
Broward
The deepest concentration of no-fixed-bridge frontage in either county, and where the buy box was written.
Broward
North and south of the inlet, plus the canal systems inland of the Intracoastal.
Miami-Dade
Man-made islands and bayfront lots, where frontage and a clean route to the cut do most of the pricing.
Miami-Dade
Keystone Point through the Gables waterways and down to Key Biscayne.
33301 · 33304 · 33305 · 33306 · 33308 · 33312 · 33315 · 33316 · 33334 · 33062 · 33064 · 33060 · 33019 · 33009 · 33004 · 33139 · 33140 · 33141 · 33109 · 33154 · 33160 · 33180 · 33181 · 33138 · 33137 · 33133 · 33143 · 33156 · 33149
Not on the list but still on navigable water in Broward or Miami-Dade? Send it anyway.
We buy it because we build on it.
The criteria are not an investor's spreadsheet. They describe what a new waterfront house needs: enough width once the setbacks come off, a route a boat can actually use, and a wall worth replacing properly.
See what we buildWhy us
Most people who write to an owner on a named island want the listing. We want the lot, and that changes every part of how this goes.
Land commissions in this market run higher than residential. Selling to a buyer rather than through a listing means you pay none of it.
Nobody walks your property on a Sunday and nothing goes online. For an owner on a named island who would rather the neighbours not know, that is usually the point.
No financing contingency, no appraisal gap, no lender deciding in week six that raw land is not collateral they like.
You do not clear it, mow it, survey it or fix the wall. You do not empty the house if there is one.
New Level Investment RE Corp is a licensed Florida brokerage, but here we are the name on the contract and the source of the funds, not your agent.
Your enquiry reaches the people who would actually buy the lot. It is not a lead broker collecting details to resell.
What happens next
You can stop at any of these four steps, and nothing costs you anything at any point.
Or the folio number if the lot has never had one. Nothing else is needed to start and you are not committing to anything.
We look at the water, the frontage and what can be built on it, and work out what the parcel is worth to us.
What we would pay and how we got there, in writing. If the lot does not fit the box we will tell you that instead, and why.
Take it, push back on it, or keep the file and walk. No fee either way and nothing attached to it.
If the lot is not yours
Agents, builders, dock and seawall crews, captains and neighbours usually know a lot is coming free long before it reaches a listing. If you point us at one we buy, we pay you a referral fee. We agree what it is in writing before we approach anyone, and it is paid on closing.
Refer a lotOne more thing
Some people would rather have a piece of what gets built than a cheque for the lot. If that is you, whether you own the land or brought it to us, say so when you get in touch and we will talk about whether it can be made to work. Nothing is on offer here and there is nothing to sign: it is a conversation, and it starts with the same form.
Start the conversationPlain definitions
The terms that decide what a waterfront lot is worth, without the jargon around them.
Questions
Still unsure? Ask us directly in the form above. A real person reads every one.
Yes, and its condition does not change our number. We are buying the land and the water. A tired house, a vacant one, one with an open permit or one an insurer has walked away from is all the same to us, because it is coming down. You do not need to clear it out before you call.
That is the most common reason an owner contacts us. We already assume the wall comes out during the rebuild, so a citation or a six-figure quote does not reduce what we will pay the way it would reduce what a retail buyer will pay. Send us the citation with the address.
No. It affects the number, because it caps the air draft of any boat that can reach you, and that is a real part of what the next owner is buying. Plenty of lots we look at sit behind one. Tell us and we will price it honestly rather than discover it later.
Send it anyway. 8,500 is where we stop being confident, not a wall. Unusual width, deep water, a point position or a neighbouring parcel that could be assembled can all make a smaller lot work. We would rather tell you no in one sentence than have you not ask.
We pay cash, take it as-is with the wall and whatever is standing on it, and close on your schedule. That certainty has a price and it comes out of the number. If squeezing out every retail dollar matters more to you than speed and certainty, list it with a good waterfront agent. That is a real option and sometimes it is the right one.
Ordinary, and we have closed several. Tell us where probate stands and who the personal representative is, and we will work with where it actually is rather than needing it finished first.
Not to get a number from us. Send the address and we will work from what is on record. If you already have a recent survey or elevation certificate it makes the process quicker and more precise, so share it if you have it, but nothing is required from you to start.
No. New Level Investment RE Corp holds Florida licence CQ1068723, but on this page we are the buyer, not your broker. We are the name on the purchase contract and we bring the funds to closing.
Tell us about it. If we buy it, we pay you a referral fee, agreed in writing before we approach anybody and paid on closing. You do not need the owner's permission to talk to us first, and we will not use your name with them unless you say we can. If you are a licensed Florida agent, say so and we will structure it accordingly.
Anywhere in Broward or Miami-Dade with a navigable route to the ocean. In practice that means the Fort Lauderdale isles, Las Olas, Rio Vista, Harbor Beach, Sunrise Key, Coral Ridge and Lauderdale Harbours; Lighthouse Point, Hillsboro, Pompano and Hollywood along the coast; and on the Miami-Dade side the Venetian Islands, Sunset Islands, Keystone Point, Bay Harbor, Golden Beach, the Gables waterways and Key Biscayne. If your water reaches the ocean and you are in one of the two counties, send it.
Work out every bridge between your dock and the nearest inlet, then take the lowest one. The charted clearance is measured at mean high water, so at Port Everglades, where the mean range is 2.69 feet, a boat gains most of three feet at low tide. Be careful which source you trust: the NOAA charts and the federal bridge inventory disagree by more than five feet on the Las Olas bascule, and a five-foot error is the difference between clearing and not. We work this out for any lot we price.
Yes. Direct Intracoastal frontage, a finger canal off it, or ocean frontage all work. Wide open water usually prices higher than an interior canal, and a lot with no navigable route out is the one thing we do not buy.
Common, and it changes nothing. Plenty of waterfront parcels here are held by people who inherited them or bought them years ago and live somewhere else. Send the address or the folio number. You do not need to travel and you do not need to have visited.
Ask. Some owners would rather participate in the project than take a cheque, and depending on the parcel that is sometimes possible. Nothing is on offer on this page and there is nothing to sign here: mention it when you get in touch and we will talk about whether it can be made to work.
We build on it. That is why the criteria are shaped the way they are. They describe what a new waterfront house needs, not what resells quickly to another investor.
Check it yourself
Everything on this page can be verified from public records. These are the places to do it.
Look up a Broward folio number, lot dimensions and ownership.
The same for Miami-Dade parcels.
The official flood zone and base flood elevation for any address.
Where the city's seawall and waterway rules actually live.
Mean high and low water for the station our air draft figures are referenced to.
The federal opening times for every bascule on the Intracoastal, by name and mile.
Bridge clearances and channel notes for this stretch of the Intracoastal, updated annually.
Verify our licence, CQ1068723, or anyone else's.
Page last reviewed by New Level Investment RE Corp, Florida real estate corporation licence CQ1068723.
Talk to a person, not a portal
The address, or the folio number if it has never had one. The rest helps us get closer to a real number before we call, but only the first two questions are required.