If you own a home in Daytona Beach, Ormond Beach, Port Orange, New Smyrna Beach, Deltona, DeLand, Edgewater, or anywhere along Volusia County’s coast and inland communities, an eminent domain notice can be unsettling. One letter or knock at the door, and suddenly, a road project, widening, or infrastructure plan is threatening the home you’ve built near the beach or in a quiet neighborhood.
You shouldn’t have to guess what that notice means, whether the offer is fair, or how it will affect your access, your views, or your future plans. Florida law gives you real rights — including the right to seek full compensation and, in many cases, the right to have the condemning authority pay your reasonable attorney’s fees and costs.
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Our team helps Volusia County homeowners understand their options, protect what matters most, and make informed decisions about their property.
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Eminent domain is the power of the government — and certain agencies — to take private property for a public purpose, such as:
In Florida, that power is limited by strong protections for property owners. Your property cannot be taken unless:
You also have important due process rights — including notice, a chance to be heard in court, and the ability to present your own evidence.
Project Planning
The agency designs a project and identifies properties that may be affected.
Offer & Appraisal
You may receive an appraisal and initial offer based on the agency’s view of your property’s value.
Negotiation
You can discuss the offer, ask questions, and present additional information or appraisals.
Lawsuit &Possible Quick-Take
If no agreement is reached, the agency can file an eminent domain lawsuit and, in some cases, seek early possession through a process often called quick-take.
Evidence & Valuation
Both sides gather appraisals and other evidence to determine value and any damages to remaining property.
Settlement or Trial
The case may settle, or a judge or jury can decide the amount of compensation.
Our job is to guide you through each stage, make sure your rights are protected, and work to secure the full compensation the law allows.
In Volusia County, many projects don’t take an entire home —they take part of a lot. That’s especially common along coastal roads, scenic routes, and busy inland corridors.
Examples of partial takings include:
Even if your house remains, a partial taking can:
Florida law recognizes that the portion you keep — the remainder — may be worth less after a partial taking. You may be entitled to compensation for:
We work with appraisers who understand how access, parking, views, noise, and elevation issues affect property values in both coastal and inland Volusia County communities.
Some agencies use a process often called quick-take. With quick-take, the government can ask the court for permission to take title and possession of your property before the final amount of compensation is decided at trial.
In simple terms, quick-take usually involves:
Along the coast and inland, where road and infrastructure projects often run on tight schedules, quick-take procedures may be used to keep construction moving. That can make everything feel urgent and out of your control.
Here’s what’s important:
Quick-take can speed up the project, but it does NOT remove your right to seek additional compensation.
Even after an Order of Taking, you still have the right to:
Because quick-take can change your timeline to respond or relocate, early legal advice is critical. The sooner we review your notice and court papers, the more options we may have to protect your rights and help you plan.
Many homeowners — especially along the coast where costs arealready high — worry first about money:
Simple reassurance:.
We’ll explain exactly how fees and costs work in your situation during your free consultation so you can make decisions with confidence.
When a project threatens your home — whether it’s a coastal cottage, a beachside condo, or an inland family home — you need more than a law firm that “handles cases.” You need a team that listens, communicates clearly, and takes your situation seriously.
Client-centered advocacy
We listen first. We want to understand your home, your family, and your concerns before we talk strategy.
Focused communication
We explain what’s happening in plain language, keep you updated, and respond to your questions. No jargon, no being left in the dark.
Florida eminent domain experience
We understand how Florida’s eminent domain laws apply to coastal and inland properties — and how projects affect access, parking,elevation, and views.
Compassionate, steady support
We know this isn’t just about a property line on a map. It’s about the place you call home.
You trusted us. We’re honored to fight for you.
Immediate Action Plan
What to Do in the First Few Days After Receiving a Notice
If you’ve just received an eminent domain notice, letter, or lawsuit in Volusia County, here’s a practical plan for your next steps:
Don’t ignore the notice.
Put it somewhere safe. Read it, even if it’s confusing, and mark any hearing dates or deadlines on a calendar.
Don’t sign anything yet.
Forms like easements, right‑of‑entry agreements, or early settlement offers can affect your rights. Have an attorney review them before you sign.
Gather your property documents.
Collect closing papers, prior appraisals, surveys, tax records, elevation certificates (if applicable), photos, and any letters or emails from the agency.
Document your property and surroundings.
Take photos and videos of your yard, driveway, parking areas, views, and any coastal or drainage features. Note how the property’s access, parking, or views might change.
Call an eminent domain attorney.
Before you meet with the government’s appraiser or negotiator, talk with a lawyer whose job is to protect your interests — not the project’s timeline.
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