Lake County Eminent Domain – Common Questions from Homeowners

Does it matter that my home is in a smaller town or rural part of Lake County?

Yes, but not in the way you might think. Florida’s eminent domain laws apply statewide, but rural roads, larger lots, and unique property uses can affect how a project impacts your home’s value. We look at your specific property, not just the county name.

What if the taking is only for a drainage or utility easement?

Even an easement can restrict how you use parts of your property and reduce its value. You may still be entitled to compensation for the rights being taken and the impact on the remainder of your property.

Do I have to let the government’s appraiser come onto my property?

Inspectors and appraisers often request access, but that doesn’t mean you must agree on their terms or without understanding your rights. Before signing or scheduling anything, it’s wise to speak with an attorney.

Can I negotiate on my own?

You can, but remember: the agency’s representatives are not there to protect your interests. Having your own attorney helps level the playing field and ensures your rights and property value are fully considered.

How much will it cost to work with Nation Law?

In the eminent domain cases we handle, we do not charge Lake County homeowners upfront. Under Florida law, the condemning authority is generally responsible for paying reasonable attorney’s fees and certain costs. We’ll walk you through how this works in your specific case before you decide anything.

Florida Eminent Domain Basics for Lake County Residents

How Eminent Domain Works for Lake County Homeowners

Eminent domain is the power of the government — and some agencies — to take private property for a public purpose, such as widening a road, adding a turn lane, installing utilities, or building a school or public facility.

In Florida, that power is limited and balanced by strong protections for homeowners. Under the Florida Constitution and Florida Statutes Chapters 73 and 74, your property cannot be taken unless:

There is a valid public purpose, and
You are paid full compensation for what is taken and certain legally recognized damages.

These protections apply statewide — whether your home is in Lake County, Brevard County, or anywhere else in Florida.

As a Lake County homeowner, you have the right to:

Question the amount the government claims your property is worth
Obtain your own appraisal and evidence of value
Participate in court proceedings about your property
Ask a jury, if necessary, to decide what “full compensation” really is

Our job is to make these statewide protections work for you here in Lake County — by explaining the process in plain English, standing between you and the agencies, and fighting for the full value of what you’re being asked to give up.

When Only Part of Your Property Is Taken

What If They’re Only Taking the “Front” or a Corner of Your Property?

Not every eminent domain case means losing your entire home. In many Lake County projects — especially along growing corridors and rural roads — the government may ask for only a portion of a residential lot.

Common examples include:

Taking frontage along the road to add lanes, sidewalks, or turn lanes
Acquiring corner pieces to reshape an intersection
Securing easements for drainage ponds, ditches, or utilities
Cutting into side yards to adjust curves or shoulders

Even if your house remains, a partial taking can still have a major impact:

Less yard and usable space
Changes to your driveway or how you safely enter and exit the road
Increased traffic, noise, and headlights closer to your front door
Loss of privacy or aesthetic appeal
Reduced market value for your home

Florida law recognizes that when only part of your property is taken, the remaining property — the remainder — can be worth less than before. You may be entitled to compensation for:

The portion of land actually taken, and
The damage to the value of what remains (often called severance damages).

We work with experienced appraisers who understand how frontage, access, and layout changes affect home values in Lake County’s growing neighborhoods and small towns. Our goal is to make sure you’re not left with a home that’s worth significantly less without being fairly compensated for that loss.

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Quick-Take and Construction: Why Things Feel So Rushed

Lake County projects often move on tight schedules. Under Florida’s quick-take procedures, certain agencies can ask the court for permission to take title and possession of your property before the final amount of compensation is determined at trial.

In simple terms, quick-take usually involves:

The agency filing an eminent domain lawsuit and a Declaration of Taking.
Depositing what it claims is a fair estimate of your property’s value with the court.
A judge deciding whether the legal requirements are met and issuing an Order of Taking.
Once the order is entered and the deposit made, the agency can move forward with the project and, in some cases, require you to move —even though the final compensation is still being fought over.

That can make you feel like you’re on a construction schedule, not your own timeline.

The important thing to remember is:

Quick-take changes the timing — not your right to pursue full compensation. Even after an Order of Taking, you may still:

Challenge whether the deposit reflects the true value of what you’re losing
Present your own appraisal and evidence of damages
Take your case to a jury to seek additional compensation

Because quick-take cases and construction timelines can move quickly, it’s critical to talk with an eminent domain attorney as soon as you receive notices, letters, or court papers. The sooner we review your situation, the more options we may have to protect your rights and position you for a better result.

Who Pays for the Attorney and Experts?

A common question for Lake County homeowners is:

If I’m already worried about my home, how can I afford a lawyer?

Florida’s eminent domain laws are designed so that cost should not stop you from getting legal help. In many Florida eminent domain cases, the condemning authority — the government or agency taking the property — is responsible for paying the property owner’s reasonable attorney’s fees and certain case costs, like appraisers and experts.

In practice, that often means:

No upfront retainer from you
No hourly billing like you might see in other types of cases
Attorney’s fees and certain costs are generally paid by the condemning authority as part of the overall resolution, subject to court oversight

Simple takeaway:

No upfront fees for you.
In the eminent domain cases we handle, the government is generally required to pay reasonable attorney’s fees and certain costs — not you personally.

You trusted us. We’re honored to fight for you.

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What to Do Right Now if You Received an Eminent Domain Notice in Lake County

If a notice just arrived, you may feel pressure to act quickly. Here’s a simple, practical plan to start protecting yourself:

Don’t ignore the notice.

Put it somewhere safe and readable. Look for any dates related to hearings, responses, or inspections.

Don’t sign any thing yet.

Forms that look routine — like right-of-entry agreements, easements, or early offers — can limit your rights. Let an attorney review them before you sign.

Gather your property information.

Collect closing documents, prior appraisals, surveys, tax assessments, photos, and any HOA or neighborhood documents related to your property.

Document your home as it is now.

Take photos and videos of your frontage, corners, driveway, fencing, yard, and how you use the space. Note what you’re most concerned about losing (privacy, safe access, room for kids or pets, etc.).

Call an eminent domain attorney.

Before you meet with the agency’s appraiser or negotiator, talk with a lawyer whose job is to protect you and your home — not the project.

Eminent Domain Lawyers for Lake County Homeowners

Why Lake County Homeowners Work With Nation Law

Ready to Protect Your Property Rights?