Overgrown Lot
Mowing.
Mowing and brush hogging for overgrown lots, empty homes and land in Hillsborough and Pasco Counties, including properties with a code notice.
Overgrown lawns from $75 for the first cut · Acreage from $100 an acreResidential grass 6 to 12 inches from $75, over a foot from $120; commercial from $115 and $150. Tall grass and weeds on acreage $100 an acre, $300 job minimum. Final price confirmed after we review the property.
Get My Price- General liability insured
- Pay after the work
- No long-term contract
- Reply within 1 business day
Grass, weeds and brush, cut back down to size.
Most overgrown lots need one hard first cut. After that, they’re an ordinary mowing job.
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Overgrown Lawns & Empty Homes
A yard that’s gone weeks without a mower gets a first cut, then edging, trimming, and blowing off the drive and walks.
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Vacant Lots
Subdivision and infill lots mowed down to an even, tidy height, with clippings blown off the street and sidewalk.
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Fields & Larger Parcels
Brush hogging for tall grass, weeds, palmetto, and brush with saplings up to 3 inches.
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Dated Photos
Before-and-after photos with the date, sent when the work’s done, for your records.
Beds, shrubs, and a yard that needs more than a cut are a Property Cleanup job. For ongoing work, see Mowing & Lawn Care and Acreage Mowing & Brush Hogging.
Who sent the notice depends on where the lot sits.
Hillsborough and Pasco Counties both have rules against overgrown grass, weeds and brush, and against piled-up trash and debris. Cities inside them enforce their own codes, with their own limits and deadlines.
It’s the property’s location that counts, not its mailing address. A Plant City or Dade City address can sit outside city limits, so go by the office named on the notice.
What follows a missed deadline varies too. In unincorporated Hillsborough, an open case can go to a hearing. The Code Enforcement Board or a Special Magistrate can set daily fines, and a recorded fine order becomes a lien. On vacant or abandoned property, the county can have the work done at the owner’s expense.
Pasco County, and cities such as Plant City, Dade City and Zephyrhills, can mow or clean an overgrown lot themselves or through a contractor. The owner gets the bill, often with fees added, and if it goes unpaid it can turn into a lien.
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Unincorporated Hillsborough County
Hillsborough County Code Enforcement. Its property maintenance code covers overgrown weeds, grass and underbrush, and trash or debris that’s become a nuisance.
County Property Maintenance Codes -
Unincorporated Pasco County
Pasco County Code Compliance. The county code makes owners responsible for overgrown vegetation, rubbish, and anything that harbors vermin, breeds mosquitoes or creates a fire hazard.
Pasco County Code Compliance -
Inside City Limits
Tampa, Temple Terrace and Plant City in Hillsborough, and Zephyrhills, Dade City, New Port Richey, Port Richey, San Antonio and St. Leo in Pasco, each enforce their own code.
Notices Inside City Limits -
Looking Up a Hillsborough Case
The county lets owners search a code case by case number, street, parcel number or name, and see its status and inspection dates.
Search Hillsborough Code Cases
Only the office that issued the notice can confirm a property complies. Pinewood isn’t connected to any county or city office. We do the mowing, brush hogging and hauling, and the dated photos give you a record of when it was done.
Our code notice checklist works through each step in order, and there are longer guides for Hillsborough County notices and Pasco County notices.
What to do when one arrives.
Don’t sit on it. The sooner we have the address, the more room there is before the deadline. Our guide to what to do after an overgrown property notice is the longer version, with links to each county’s own pages. If fines have started, our guide to code fines and liens on overgrown property explains how they work.
- Read the notice
Find the deadline and the office that sent it. Some notices also explain how to appeal, with a deadline of its own.
- Send us the address and the date
Use the quote tool, call (813) 285-7205, or text a photo of the notice. We reply within one business day and agree a date with you.
- We cut it and send photos
We mow or brush hog the lot, then send before-and-after photos with the date. You pay after the work’s done.
Vacant and listed homes.
An empty home is priced as commercial mowing, by the grass that’s mowed. The first cut on overgrown grass, and any one-time cut, uses the higher columns. Regular visits after that go back to the normal price.
| Grass area | Weekly visit | Every two weeks | First cut, 6–12″ grassAlso any one-time cut | First cut, over 12″ |
|---|---|---|---|---|
| Up to ¼ acre | $75 | $90 | $115 | $150 |
| ¼ to ½ acre | $95 | $115 | $143 | $190 |
| ½ to 1 acre | $125 | $150 | $188 | $250 |
| 1 to 2 acres | $175 | $210 | $263 | $350 |
| 2 to 5 acres | $75per acre, $175 minimum | $90per acre, $210 minimum | 1.5× weekly | 2× weekly |
| Over 5 acres | Priced after a walk-through | |||
All prices are starting prices, confirmed after a walk-through. Your own home, or a single rental you own, is priced as residential. On up to a quarter acre, a residential first cut starts at $75, or $120 when the grass is over a foot. A vacant lot, with no house on it, is priced by the acre from the open-land table below, so even a small lot costs at least the job minimum. Every size is on the Pricing page, and ongoing service for managed properties is on Commercial.
Price a Vacant PropertyFields and overgrown acreage.
Priced by the acre, by what’s growing. Land that’s gone past a foot tall starts at the brush hogging rates.
| What’s growing | Per acre | Job minimum |
|---|---|---|
| Kept upField mowing, grass under about a foot | $75 | $200 |
| Tall grass and weedsOver a foot, but no brush | $100 | $300 |
| Thick weeds, light brushSome small saplings | $150 | $300 |
| Dense brushPalmetto, saplings up to 3″ | $250 | $300 |
Examples
- 5 acres of kept-up pasture: from $375
- 2 acres of tall grass and weeds: from $300
- 4 acres of thick weeds and light brush: from $600
- 3 acres of dense brush: from $750
What can change the price
- Hidden stumps, debris, or holes
- Wet or soft ground
- Gate access and travel distance
Not included
- Tree removal, stump grinding, or land clearing
Whoever’s responsible for the lot.
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Owners with a code notice
The notice gives you a deadline, so send the date along with the address.
Price the First Cut -
Out-of-town owners
You don’t need to be here. With a gate code or an unlocked gate we can reach the lot, and dated photos show you how it looks.
Price a Vacant Property -
Heirs with an empty house
An inherited home often sits empty while things get sorted. We can catch the yard up once, or keep it mowed on a schedule.
Price an Empty Home -
Investors with vacant lots
Several lots can go on one invoice, and you pay after the work’s done, by card, cash, check, Zelle or Venmo.
Price a Vacant Lot -
Banks and property managers
Managed, bank-owned and listed homes are priced as commercial mowing. A certificate of insurance and a W-9 are available on request.
Price a Managed Property -
Landowners
Pasture and parcels gone to tall grass, weeds and palmetto are brush hog work, priced by the acre.
Price My Acreage
When the grass is past a mower.
Lawns and small lots get a mower. Taller growth on open ground gets the compact tractor in the photo, with a front loader and a rear-mounted cutter.
That cutter takes tall grass, weeds, palmetto, and saplings up to 3 inches. Ground that’s too wet or unsafe to cut is left out or rescheduled, and you’ll know which before we start.
Own the lot but live out of town?
The whole job can run from wherever you live. Text us photos of the lot for a free quote. The invoice comes by text or email and can include a pay link.
Recurring mowing can be paused or cancelled anytime, so it only runs while you need it. Our guide for owners who live out of town goes further.
Get My PriceLots and land, before and after.
About notices and first cuts.
Can you cut the lot before my deadline?
Send the deadline with your request, and we’ll reply within one business day to agree a date with you. We can’t promise a date before we’ve seen the lot, so send it as early as you can.
Will the cut close my code case?
No, that’s for the office that sent the notice to decide. Our part is the work on the lot: the mowing or brush hogging, and hauling off yard waste and exterior debris.
Are you connected to the county or city?
No. Pinewood is a private company, not affiliated with any county or city office, and we can’t deal with an office for you. The notice names the office to contact, and our code notice guide covers each one.
Do I need to be there?
No. As long as we can get to the property, with a gate code or an unlocked gate, you don’t need to be there. That suits owners who live out of town.
Why does the first cut cost more?
Tall grass takes longer to cut and leaves more behind. The first cut, and any one-time cut, costs 1.5 times a regular visit, with a minimum. When the grass is over a foot, the first cut is twice the regular price. After that, visits go back to the normal price.
Can you haul off debris on the lot too?
Yes. Exterior debris and yard waste on the lot can be loaded and hauled away with the cut. It’s priced after a look, so photos help. See Debris Removal & Hauling.
I got an HOA letter, not a code notice. Can you help?
Yes, the work’s the same: a first cut, and hauling if debris is part of it. The two follow different rules, though, and our guide to HOA letters and code notices shows how to tell them apart.
Got a notice? Send us the address.
Add the deadline and a photo if you have one, and we’ll agree the price and a date with you.
Lawn and lot mowing covers Pinewood’s core and wider service areas, and brush hogging on larger parcels reaches across Hillsborough and Pasco Counties.
View Service Area