Understanding Property Taxes on Vacant Land on Ono Island
By Meredith Amon, Licensed in Alabama and Florida
"Guided by Integrity. Backed by Experience. Search the Gulf with Meredith Amon."
When I’m helping clients evaluate the purchase of vacant land on Ono Island, one of the most important conversations we have is about property taxes—how they’re calculated, when they’re due, and what role they play in holding land for future development or investment.
Let’s break it down.
How Are Property Taxes on Vacant Land Calculated?
Baldwin County calculates ad valorem property taxes (Latin for “according to value”) using three key factors:
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Assessed Value of the Land
Vacant land on Ono Island is typically assessed at 10% of its market value. The Baldwin County Revenue Commission determines this value annually, taking into consideration comparable land sales, size, location (waterfront or interior), zoning, and any changes to the market. -
Millage Rate
The total millage rate for Ono Island falls within Baldwin County’s general tax district and may vary slightly depending on whether you're within a fire or school district zone. In general, the millage rate for the Orange Beach area tends to range between 30 to 40 mills (or $30–$40 per $1,000 of assessed value). -
Calculation Example
Suppose a lot is valued at $350,000. Its assessed value would be 10%, or $35,000.
At a millage rate of 35 mills, your annual tax would be:$35,000 x 0.035 = $1,225.00/year
This is just a rough estimate, and the value can change if market conditions shift or if the land is reclassified.
When Are Taxes Due?
In Alabama, property taxes are due on October 1st and become delinquent if not paid by December 31st. Baldwin County sends out tax bills in the fall, and you can pay them online or by mail. I always advise buyers to double-check the parcel ID through the Baldwin County Revenue Commission website to verify tax amounts and payment history before making an offer.
Why Vacant Land on Ono Island is a Rare Investment Opportunity
Here’s what makes vacant land on Ono Island especially compelling:
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Limited Inventory: There are fewer and fewer undeveloped lots available, and many are already tied up in private hands or controlled by local builders.
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No Short-Term Rentals: Ono Island does not permit short-term vacation rentals, which creates a more serene and stable environment—perfect for primary residences and second homes.
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Strong Upside Potential: As more luxury custom homes are being built, land values have followed an upward trend, particularly for deep-water or interior lots with appealing elevation and design flexibility.
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Gated Community Perks: With 24/7 security, private roads, and proximity to the Intracoastal Waterway, Ono Island continues to attract discerning buyers.
Owning land here offers not just a future homesite, but a chance to stake your claim in one of the Gulf Coast’s most desirable private communities. Whether you plan to build soon or hold as a long-term investment, I’d be happy to help you understand the tax implications and navigate the buying process with ease.
You can explore currently available vacant lots on Ono Island at:
www.searchthegulf.com/ono-island/
If you’d like to know what lots offer the best value, water access, or build potential, just reach out.
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