Agenda 09/14/2021 Item #16C 5 (Transfer of 2 parcels for construction of VBR Ext Project #60168)09/14/2021
EXECUTIVE SUMMARY
Recommendation to approve the transfer of two parcels (Parcels 150POND and 1122POND), required for
construction of the Vanderbilt Beach Road Extension Project No. 60168, from the GAC Land Trust to the
Transportation Engineering Division’s inventory.
OBJECTIVE: To approve the transfer of two parcels of vacant land, needed for construction of the Vanderbilt
Beach Road Extension Project (the Project), from the GAC Land Trust to the Transportation Engineering Division’s
(Transportation) inventory.
CONSIDERATIONS: On November 15, 1983, Avatar Properties Inc. (formerly known as GAC Properties Inc.) and
Collier County entered into an Agreement (1983 Agreement) that dedicated 1,061.5 acres of property in Golden Gate
Estates to the County. There is a stipulation in the 1983 Agreement that states: “Neither the property donated nor the
proceeds from the sale of any dedicated property shall be used for the purposes of acquisition, construction or
maintenance of roads and bridges, or similar projects.” This provision requires Transportation to purchase the
properties at appraised value. The 1983 Agreement also provides that all capital improvements must be physically
located within the geographical boundaries of Golden Gate Estates.
Transportation has requested to purchase two parcels of GAC Land Trust property totaling 14.12 acres. Both parcels
(Parcels 150POND and 1122POND) will be used for stormwater management ponds needed for construction of the
Project. Parcel 150POND is a 9.12 acre tract located on the east side of 19th Street NW and is adjacent to the Cypress
Canal. The County’s outside appraiser estimated the fair market value of this parcel at $292,000. Parcel 1122POND
is a 5 acre tract located on the north side of 10th Avenue NE and is adjacent to the Corkscrew Canal. The County’s
outside appraiser estimated the fair market value of this parcel at $180,000. Both appraisals have a date of value of
November 12, 2020 and are attached, along with location maps.
After consideration of these appraisals and the increase in property values since November 2020, the GAC Land Trust
Advisory Board (the Committee) met on May 24, 2021 and voted 3 -0 with two members absent to accept a total
amount of $681,000 for the two parcels and, if Transportation agreed, the Committee voted 3-0 with two members
absent, to recommend that the Board approve the transfer of these parcels to Transportation for this amount.
Transportation staff recommend approval of the transfer on these terms as the amount propos ed by the Committee is
reasonable. Refer in this regard to Harry Henderson, Transportation Review Appraiser’s valuation memo dated July
30, 2021, which is attached.
FISCAL IMPACT: Funds in the amount of $681,000 shall be transferred from Transportation Project 60168 and
deposited into Fund 605 (GAC Land Trust). Recording costs are estimated not to exceed $150. The primary funding
source for the acquisition of right-of-way is impact fees. Should impact fees not be sufficient within a particular
project, the secondary funding source will be gas taxes.
GROWTH MANAGEMENT IMPACT: There is no impact to the Collier County Growth Management Plan.
LEGAL CONSIDERATIONS: This item has been approved for form and legality and requires a majority vote for
Board approval. -
RECOMMENDATION: That the Board of County Commissioners approves the transfer of 14.12 acres of property
(Parcels 150POND and 1122POND) from the GAC Land Trust to the Transportation Engineering Division’s
inventory for the Vanderbilt Road Extension Project, and to approve the intra-agency transfer of funds.
Prepared by: Michael H. Dowling, Senior Property Management Specialist, Facilities Management Division;
Robert Bosch, Manager, Right-of-Way Acquisition, Transportation Engineering Division.
16.C.5
Packet Pg. 1856
09/14/2021
ATTACHMENT(S)
1. [Linked] Appraisal - Parcel 150POND (PDF)
2. [Linked] Appraisal - Parcel 1122POND (PDF)
3. Aerial - Parcel 150POND (PDF)
4. Aerial - Parcel 1122POND (PDF)
5. Valuation Memo (PDF)
16.C.5
Packet Pg. 1857
09/14/2021
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.C.5
Doc ID: 16080
Item Summary: Recommendation to approve the transfer of two parcels (Parcels 150POND and
1122POND), required for construction of the Vanderbilt Beach Road Extension Project No. 60168, from
the GAC Land Trust to the Transportation Engineering Division’s inventory.
Meeting Date: 09/14/2021
Prepared by:
Title: Property Management Specialist, Senior – Facilities Management
Name: Michael Dowling
05/27/2021 11:33 AM
Submitted by:
Title: Director - Facilities Maangement – Facilities Management
Name: Ed Finn
05/27/2021 11:33 AM
Approved By:
Review:
Transportation Engineering Robert Bosch Additional Reviewer Completed 05/27/2021 11:52 AM
Facilities Management Toni Mott Additional Reviewer Completed 05/27/2021 4:04 PM
Transportation Engineering Anthony Khawaja Additional Reviewer Completed 05/28/2021 8:41 AM
Facilities Management Damon Grant Director - Facilities Completed 06/01/2021 9:12 AM
Road Maintenance Albert English Additional Reviewer Completed 06/03/2021 9:05 AM
Public Utilities Operations Support Jennifer Morse Additional Reviewer Completed 06/09/2021 3:16 PM
Growth Management Department Lisa Taylor Additional Reviewer Completed 06/11/2021 9:28 AM
Growth Management Operations Support Christopher Johnson Additional Reviewer Completed 06/11/2021 11:24 AM
Growth Management Department Gene Shue Additional Reviewer Completed 06/18/2021 9:43 AM
Public Utilities Department Drew Cody Level 1 Division Reviewer Completed 06/21/2021 10:53 AM
Public Utilities Department George Yilmaz Level 2 Division Administrator Review Completed 06/21/2021 11:57 AM
Growth Management Department Trinity Scott Additional Reviewer Completed 06/22/2021 11:47 AM
County Attorney's Office Jennifer Belpedio Level 2 Attorney of Record Review Completed 06/24/2021 9:30 AM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 06/24/2021 11:18 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 06/24/2021 4:14 PM
Facilities Management Ed Finn Additional Reviewer Completed 06/28/2021 6:36 PM
16.C.5
Packet Pg. 1858
09/14/2021
Office of Management and Budget Susan Usher Additional Reviewer Completed 09/01/2021 2:13 PM
County Manager's Office Amy Patterson Level 4 County Manager Review Completed 09/01/2021 4:55 PM
Board of County Commissioners Geoffrey Willig Meeting Pending 09/14/2021 9:00 AM
16.C.5
Packet Pg. 1859
7/28/2021 Print Map
https://maps.collierappraiser.com/mapprint.aspx?pagetitle=&orient=LANDSCAPE&paper=LETTER&minX=442972.331432998&minY=693072.312998…1/1
Folio Number: 36915200008
Name: COLLIER CNTY
Street# & Name:
Build# / Unit#: 81 / 0
Legal Description: GOLDEN GATE
EST UNIT 7 TR 81 OR 1257 PG 794-
803
2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided
for the data herein, its use, or its interpretation.
AERIAL - PARCEL 150POND 16.C.5.c
Packet Pg. 1860 Attachment: Aerial - Parcel 150POND (16080 : GAC Land Trust Transfer Property to Transportation for Vanderbilt Beach Road Extension)
7/28/2021 Print Map
https://maps.collierappraiser.com/mapprint.aspx?pagetitle=&orient=LANDSCAPE&paper=LETTER&minX=458025.391446645&minY=695613.588722…1/1
Folio Number: 37493920003
Name: COLLIER CNTY
Street# & Name:
Build# / Unit#: 55 / 0
Legal Description: GOLDEN GATE
EST UNIT 18 TR 55
2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided
for the data herein, its use, or its interpretation.
AERIAL - PARCEL 1122POND 16.C.5.d
Packet Pg. 1861 Attachment: Aerial - Parcel 1122POND (16080 : GAC Land Trust Transfer Property to Transportation for Vanderbilt Beach Road Extension)
16.C.5.e
Packet Pg. 1862 Attachment: Valuation Memo (16080 : GAC Land Trust Transfer Property to Transportation for Vanderbilt Beach Road Extension)
16.C.5.e
Packet Pg. 1863 Attachment: Valuation Memo (16080 : GAC Land Trust Transfer Property to Transportation for Vanderbilt Beach Road Extension)
/40 Carroll & Carroll
Real Estate Appraisers & Consultants
APPRAISAL REPORT
FOR
COLLIER COUNTY GMD/
TRANSPORTATION ROW
SUBJECT PROPERTY:
PARCEL 150 POND
9.12 GROSS ACRES
LOCATED ALONG 19TH STREET NW
NAPLES, FL 34120
AT THE REQUEST OF:
HARRY HENDERSON, SRA
REVIEW APPRAISER
COLLIER COUNTY GMD/
TRANSPORTATION ROW
2885 S. HORSESHOE DRIVE
NAPLES, FL 34104
ASSIGNMENT NO.:
5556A-TS
APPRAISAL EFFECTIVE DATE:
NOVEMBER 12, 2020
DATE OF REPORT:
DECEMBER 28, 2020
5556A Report Table of Contents
Table of Contents
SUMMARY OF IMPORTANT DATA AND CONCLUSIONS.........................................................1
CERTIFICATION.....................................................................................................................................
3
SCOPEOF WORK...................................................................................................................................
5
ESTATEAPPRAISED..............................................................................................................................
6
DEFINITION OF MARKET VALUE.....................................................................................................
7
ASSUMEDEXPOSURE TIME................................................................................................................
7
AREAINFORMATION..........................................................................................................................
8
MARKETAREA.....................................................................................................................................19
PROPERTY INFORMATION...............................................................................................................
30
SITEDESCRIPTION..........................................................................................................................
32
ENVIRONMENTAL CONTAMINATION....................................................................................
37
NATURAL RESOURCE CONCERNS............................................................................................
38
ZONING..............................................................................................................................................
41
ASSESSMENTAND TAXES............................................................................................................
43
FLOODZONE DATA.......................................................................................................................
44
TRANSACTIONAL HISTORY........................................................................................................
46
CURRENTSTATUS...........................................................................................................................
46
HIGHEST AND BEST USE...................................................................................................................
47
CONSIDERATION OF APPROACHES.............................................................................................
47
SALES COMPARISON APPROACH.................................................................................................
48
LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES .............................
49
VACANT LAND COMPARABLES................................................................................................
50
LAND SALES ADJUSTMENT GRID..............................................................................................
55
ESTIMATE OF VALUE.........................................................................................................................
59
ADDENDA.............................................................................................................................................
60
Carroll 8v Carroll
5556A Report Summary of Important Data & Conclusions
SUMMARY OF IMPORTANT DATA AND CONCLUSIONS
This information is summarized only for convenience. The value given is the final, rounded
conclusion of the appraisal. To use this summary without first reading the appraisal report
could be misleading.
PROPERTY INFORMATION
Property Identification Parcel 150 Pond
9.12 Acres located along 191h Street NW
Naples, FL 34120
Property Description A 9.12-acre canal front parcel located along the east side of
191h Street NW, north of Golden Gate Boulevard in Naples,
Florida.
Property Type Vacant Land
Owner of Record Collier County
Property ID # 36915200008
CLIENT INFO & VALUE CONCLUSIONS
Client Collier County GMD/Transportation ROW
Intended Use To assist in asset management.
Intended Users Collier County GMD/Transportation ROW
Appraisal Effective Date November 12, 2020
Date of Report December 28. 2020
Date of Inspection November 12, 2020
Purpose of Appraisal Estimate Market Value "As Is"
Estate Appraised Fee Simple
Interest Appraised 100%
Estimated Market Value $292,000
GENERALINFO
Appraiser Timothy W. Sunyog, MAI
State -Certified General Appraiser RZ 3288
Scope of Work All applicable approaches to value were developed.
EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS
None
HYPOTHETICAL CONDITIONS
None
MARKET CONDITIONS STATEMENT
COVID-19 is affecting the real estate market in ways that are sensed, but still mostly
unmeasurable. Real estate remains the preferred store of wealth in times of risk and
instability.
Carroll 8s Carroll 1
5556A Report Summary of Important Data & Conclusions
For almost everyone, the greatest risk associated with COVID-19 is the risk of broad
economic dislocation. This manifests as work days lost, forced business closures, supply
line shortages, and economic decline due to decreased activity. The longer extraordinary
economic conditions like those continue, the slower will be the return to normalcy.
The local residential real estate market felt the negative effects during the first few months
of the pandemic but has since recovered with the number of closed sales, pending sales,
and median price higher in June, July, August, September, and October 2020 compared to
June -October 2019. Pent up demand from the pandemic and record low interest rates are
fueling this market.
COVID-19 has had different impacts on the commercial market. The industrial market is in
a period of stability. The majority of the business owners and tenants in the Southwest
Florida industrial market are construction or service type businesses that are not being
negatively impacted by the pandemic. The office market is also in a period of stability. We
are not seeing the large downsizing as in much of the country and with more employees
able to work remotely and the corporate tax benefits in Florida, the office market should
remain stable. Most retail and hospitality properties are feeling the negative impacts.
Commercial tenant revenues are declining which could affect lease payments. If negative
conditions persist, commercial tenants could be lost, and then be slow to replace. Retail
tenants, especially restaurants without drive-thru facilities, are struggling. The motel/hotel
market is also being negatively impacted due to travel restrictions. We expect marketing
periods to lengthen, and the time required to close a transaction to increase. There is
resiliency in the commercial market due to high occupancies and strong net operating
income.
If workers experience permanent job loss and replacement jobs are not available, or if
personal incomes are reduced for long periods, then the residential rental market might be
affected. We don't expect panic sales as there is no safe alternative and relaxed fiscal policy
is intended to reduce pressure on the hardest hit. The local retired residential community is
resilient, and our community infection rate had been declining, but is beginning to increase
heading into the winter months.
It is noted the current financial market is in a state of uncertainty, and it is not currently
known how this instability has affected the real estate market segment, or how it could
potentially affect real estate. Certain immediate events in the economy may occur that
could cause the property to perform differently than the estimates and conclusions
contained herein. It is expressed the estimates and conclusions contained herein are subject
to risk and uncertainty. We are not responsible for any negative affects the financial market
may have on the property that cannot be foreseen at this time.
Carroll &, Carroll 2
5556A Report Certification
CERTIFICATION
I CERTIFY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF:
I personally inspected the subject property and made an inspection of all comparable
sales or listings identified in the report.
The statements of fact contained in this report are true and correct.
The reported analyses, opinions and conclusions are limited only by the reported
assumptions and limiting conditions and our personal, impartial and unbiased
professional analyses, opinions and conclusions.
I have no present or prospective interest in the property that is the subject of this report
and no personal interest with respect to the parties involved.
In the three years immediately prior to acceptance of this assignment I have not
performed any services regarding the subject property as appraisers, or in any other
capacity.
I have no bias with respect to the property that is the subject of this report or the parties
involved with this assignment.
My engagement in this assignment was not contingent upon developing or reporting
predetermined results.
My compensation for completing this assignment is not contingent upon the
development or reporting of a predetermined value or direction in value that favors the
cause of the client, the amount of the value opinion, the attainment of a stipulated result
or the occurrence of a subsequent event directly related to the intended use of this
appraisal.
My analyses, opinions and conclusions were developed, and this report was prepared,
in conformity with the Uniform Standards of Professional Appraisal Practice. I am also
subject to the Code of Ethics and Standards of Professional Practice of the Appraisal
Institute, which includes provisions for peer review.
The use of this report is subject to the requirements of the State of Florida relating to
review by the Florida Real Estate Appraisal Board and to the requirements of the
Appraisal Institute relating to review by its duly authorized representatives.
Carroll & Carroll 3
5556A Report Certification
No one other than the undersigned prepared the analyses, opinions and conclusions
concerning real estate that are set forth in this report.
As of the date of this report, I have completed the requirements of the continuing
education program of the State of Florida, and for Designated Members of the
Appraisal Institute.
CARROLL & CARROLL
Timothy W. Sunyog, MAI
Cert Gen RZ3288
Carroll & Carroll 4
5556A Report Scope of Work
SCOPE OF WORK
All applicable approaches to value were developed and the value conclusion reflects all
known information about the subject property, market conditions, and available data.
The scope of work was:
• Inspected and photographed the subject property
• Reviewed aerial photographs, land use plans, the Land Development Code, and other
documentation
• Reviewed how the property relates to its neighborhood and to the broader market area
in development of an opinion of highest and best use
• Researched vacant land comparable sales, listings, and pending sales
• Developed the sales comparison approach
• Estimated the market value of the fee simple estate
• Prepared an appraisal report summarizing the appraisal assignment, the property
appraised, the application of the appraisal methodology, and the logical support for the
value conclusion
Sources of market data included local and regional MLS systems, Costar, LoopNet, public
records, and interviews with real estate brokers.
Carroll & Carroll 5
5556A Report Estate Appraised
ESTATE APPRAISED
The estate appraised is the Fee Simple Absolute. For appraisal purposes Fee Simple
Absolute is synonymous with Fee Simple.
The Dictionary of Real Estate Appraisal, Sixth Edition, published 2015 by the Appraisal
Institute, defines Fee Simple Estate as:
Absolute ownership unencumbered by any other interest or estate, subject only to the limitations
imposed by the governmental powers of taxation, eminent domain, police power, and escheat.
We consider easements, but only to the extent that they are known to us. Appraisal of the
fee simple means that an improved property is vacant and available to be put to its highest
and best use.
Carroll & Carroll 6
5556A Report Definition of Market Value
DEFINITION OF MARKET VALUE
In United States tax law, the definition of Fair Market Value is found in the United States
Supreme Court decision in the Cartwright case:
The fair market value is the price at which the property would change hands between a
willing buyer and a willing seller, neither being under any compulsion to buy or to sell
and both having reasonable knowledge of relevant facts.
United States v. Cartwright, 411 U. S. 546, 93 S. Ct. 1713, 1716-17, 36 L. Ed. 2d 528, 73-1 U.S.
Tax Case. (CCH) 1112,926 (1973) (quoting from U.S. Treasury regulations relating to Federal
estate taxes, at 26 C.F.R. sec. 20.2031-1(b)).
ASSUMED EXPOSURE TIME
The reasonable exposure time referenced in (c) above is assumed to have already occurred
as of the appraisal effective date. The assumed reasonable exposure time was between 3 and
4 months.
Carroll & Carroll 7
5556A Report
Area Anal
AREA INFORMATION
COLLIER COUNTY ANALYSIS
An analysis of geography, transportation, population, employment, income and education
for Collier County is performed using data provided by Site to Do Business, Florida Office
of Economic & Demographic, United States Department of Labor and Fishkind &
Associates, all recognized source(s).
'Fart Myers:
shell P.ht Villas'
res C:[yo V,Ilsg o o61,2
aTru d -d-Eiggar
res City Punta Rassa ',41 II
San Carlos Patk
Isla rid o and Bel Far[Myers 12-dr
aor 1 o Bon s
sr,o.e4 .:.Springs
Naples P
Van ,e ll Beech Estates
V—n ,hiit6
Frx,r India -
- Crpra 9-5- m _R,s=:rv<n'son
5 i
M. es
—
.=r;.m� _
Isles W Ca FWA
♦{p�,m -
_ Merl Lxw
MafrA Isla - —
��-
_-
. -PQ MN Tra l E
30 km
�W6H! � o �71 ISO '�i L�MECWn
20 mi g;,p Idr 4rrr Iv Da eusrrtrss
. - P—d
GEOGRAPHY
Collier County is the most southerly county on Florida's west coast offering mainland
coastal development. Collier County is west of Ft. Lauderdale and south of Tampa. With
2,025 square miles of land area, it is the largest county in Florida. 821,620 acres, or about
63% of the land area, is in public ownership, is set aside for parks and environmental
preservation, or is scheduled for public land acquisition.
The region enjoys a climate that is classified as subtropical. Summers are relatively mild
and winters are usually frost free. A hard freeze is a rarity. The climate, especially in
winter, is one that attracts and is enjoyable to most people.
The geography of the area runs generally northwest and southeast as indicated by the trend
of the coastline. Beaches extend from the northern county line south to Cape Romano and
then, as the coastline trends further to the southeast, beaches give over to mangrove islands
and swamps. Moving northeastward from the beaches, elevations increase very slowly.
Carroll & Carroll 8
5556A Report Area Anal
Most of the county is less than 15 feet above mean sea level. Although changes in elevation
are gradual, they are well defined by variations in vegetation. Much of the county is, or was
once, wetland. The once plentiful marine resources are largely depleted, but still provide
good sport fishing.
Population centers include the coastal communities of Naples, Marco Island and
Everglades/Chokoloskee. Immokalee, the single large interior community, is located in
north Collier County and is the agricultural center of the region.
POPULATION
"The social forces studied by appraisers primarily relate to population characteristics. The
demographic composition of the population reveals the potential demand for real estate,
which makes the proper analysis and interpretation of demographic trends important in an
appraiser's analysis." The total population, it's composition by age and gender, and the rate
of household formation and dissolution strongly influence real property values. (The
Appraisal of Real Estate 141h Edition)
500,000
450,000
400,000
350,000
300,000
250,000
200,000
150,000
100,000
50,000
Collier County Population
2000 2005 2010 2018 2023 2030 2035 2040
Florida Office of Economic & Demographic Research and Esri forecasts 2018
Collier County's population has continued to increase year after year. The population has
grown at an annual rate of 1.8% from 2010 to 2018. The population forecasts through 2023
call for a continued steady growth cycle at an estimated annual rate of 1.856% or 7,031
people per year.
Collier County for years has been one of the nations' fastest growing counties, historically
outperforming the state. Population increases began in 2010, trending once again towards
outperforming the state.
Carroll & Carroll 9
5556A Report Area Anal
Population Change (State vs County)
30%
W 20%
15%
0%
2000 2005 2010 2018 2023 2030 2035 2040
Year
Florida Office of Economic & Demographic Research and Esri forecasts 2018
Collier
County
Collier County is a popular retirement destination. As of 2018, 55.50% of the County's
residents are over the age of 45. The 2023 forecasts depict an aging community with 56.5%
of the population 45 years of age or older.
18%
16%
14%
12%
10%
8%
6%
4%
2%
0%
Population by Age
0-4 5-9 10-14 15-24 25-34 35-44 45-54 55-64 65-74 75-84 85+
Age
U.S. Census Bureau, Census 2010 Summary File 1. Ersi forecasts for 2018 and 2023
■ 2010
2018
❑ 2023
Carroll & Carroll 10
5556A Report Area Anal
EMPLOYMENT
Collier County is a largely service based economy with 34.2% of the employees in the
leisure, hospitality, education and health service industries and 20.8% in professional,
business, financial and other services. Trade, transportation, & utilities along with
government jobs account for 28.2% of the County's employees. Industries such as natural
resources/mining, construction, and manufacturing make up only 15.9% of the market.
Finand
Govern
ConstrL
2017 EMPLOYED BY INDUSTRY - COLLIER COUNTY
Mining & Leisure &
Manufacturing Hopitality
Professional &
Business Services
Office of Economic & Demographic Research, www.edr.statefl.us
ie,
tation &
:ies
x Health
:es
Carroll & Carroll 11
5556A Report
Area Anal
Top 11 Largest Employers Collier County -2012
Rank
Company
Employees
1
Collier County Public Schools
4739
2
NCH Healthcare System
4000
3
Collier County Government
1591
4
Collier County Sheriff's Office
1371
5
Ritz Carlton, Naples
1100
6
Gargiula, Inc.
1100
7
Arthrex, Inc
1056
8
Hometown Inspection Services
900
9
Publix
800
10
Naples Grande Beach Resort
760
11
Marriott
730
Source: www.eflorida.com as reported in 2014 Clerk of Courts Annual Report
The unemployment rate in Collier County exceeded the state average by a slight margin in
2018. The unemployment rate then declined through 2018 as the economy improved and,
until recently, Collier County's unemployment rates decreased more rapidly than the state.
Unemployment Rate (County vs State)
2018
2016
2015
2014
2013
2012
2011
2010
0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 14.0%
■ Collier County ■ State of Florida
United States Department of LaborlBureau of Labor Statistics/LAU Statistics Map
Carroll & Carroll 12
5556A Report Area Anal
BUSINESS CLIMATE
Businesses, both existing and new, can experience a high level of collaboration within the
community — private business, non -profits and government — as well as a common
purpose: maintaining the enviable lifestyle residents here enjoy. Naples and Collier
County offer deep resources for everything from start-up business loans and workforce
training to accelerators that can jump-start a business, allow it to expand or move here from
a foreign country or out of state. Collier County is the 10th fastest growing metropolitan
area in the country, according to the U.S. Census Bureau and was the top fastest growing
area in the country for 2016 in a ranking by the U.S. Conference of Mayors. Wallet Hub also
ranked Naples/Collier County as the No. 3 Best Place to Start a Business in Florida and
Forbes magazine/Moody's Analytics Forbes ranked Naples and Collier County No. 4 in the
Top 10 Best Cities for future job growth.
INCOME
Collier County's per capita income and median household income levels are higher than
state statistics. The most substantial difference between Collier County and the state is the
large percentage difference in household incomes above $100,000 where Collier County
exceeds the state by over 8%. Collier County's percentage household incomes ranging from
$25,000 to $99,999 mirror that of the state but is significantly lower in the percentage of
household incomes under $25,000. Income levels vary greatly within different areas of
Collier County, and so, will be discussed in greater detail in the Market Area description.
TRANSPORTATION
The transportation system reflects local geography, population densities and the primary
motivators of tourism, service industry employment, the construction industry, agriculture,
and leisure activities.
ROADS:
The earliest roads were coastal, extending from north to south in the early twentieth century
with the first settlers. Principal among these is US-41, commonly referred to as the Tamiami
Trail because it was built to connect Tampa and Miami. Where it passes through the coastal
community US-41 is a four or six lane divided highway with landscaped medians, curb and
gutter, street lights and often with concrete sidewalks. The Trail is the principal coastal
arterial and one that defines several important boundaries. Often there is a noticeable land
value difference east and west of US-41 because the affluent coastal population prefers to
shop and trade close to home. As the highway turns southeast from downtown Naples
toward Miami the Trail defines the boundary of the coastal management zone which affects
development densities and storm evacuation requirements. The eastern segment of US-41
is a designated national scenic highway popular with tourists, especially during the winter
season as they seek adventure in the Everglades.
Carroll & Carroll 13
5556A Report Area Anal
A system of asphalt surfaced arterials, major collectors, minor collectors, and neighborhood
streets extend into the urban area east and west from US-41. North -south arterials and
major collectors are established about one mile apart. From west to east, these include
Goodlette-Frank Road, Airport -Pulling Road, Livingston Road, Santa Barbara Boulevard
and Collier Boulevard. The east -west grid is spaced about two miles apart; from north to
south being Immokalee Road (CR-864), Vanderbilt Beach Road (CR-862), Pine Ridge Road
(CR-896), Golden Gate Parkway (CR-886), Radio Road (CR-856), Davis Boulevard (SR-84),
and Rattlesnake Hammock Road (CR-864). Within the urban area all of these are at least 4
lane divided highways.
East of Collier Boulevard the road system reflects the economies of scale of Golden Gate
Estates subdivision (the Estates) where 102 square miles of rural subdivision is supported
by a grid system of paved and unpaved 2 lane streets, with 2 and 4 lane asphalt surfaced
major collectors. Golden Gate Boulevard, a 4 lane divided road for five of its eleven miles
east of CR-951, is the principal east -west collector. Everglades Boulevard (2 lane and
asphalt surfaced) is the north -south major collector extending south from Immokalee Road
14 miles to the grade separation at I-75 where it continues into the Picayune Strand State
Forest. Most of the neighborhood streets in Golden Gate Estates are asphalt. Collier
County is planning to extend east -west collectors through the Estates along the alignment of
Vanderbilt Beach Road and somewhere south of Golden Gate Boulevard. A north -south
connection is also planned from the eastern terminus of White Boulevard (Pine Ridge Road)
north to Golden Gate Boulevard.
Interstate highway 75 (I-75) was extended from north to south through Collier County in
the mid-1980s along a flood -proof route about five miles inland. Directly east of the City of
Naples I-75 joins the original alignment of State Road 84 (Alligator Alley) connecting with
Florida's east coast at Ft. Lauderdale. The coastal community I-75 interchanges are spaced
three to four miles apart at Immokalee Road (CR-864), Pine Ridge Road (CR-896), Golden
Gate Parkway (CR-886), and at Collier Boulevard/Davis Boulevard (CR-951/SR-84). Twenty
one miles east of the coastal community is an interchange at State Road 29; the last
interchange in Collier County. Collier County and the FDOT continue to study the
feasibility of an interchange at Everglades Boulevard.
The advent of I-75 signaled a change in the relationship of Collier County to the rest of
Florida and the United States. While US-41 was the only north -south arterial, Collier
County was dominated by the conservative mid -western influences of seasonal residents
and somewhat isolated from the larger urban areas of Florida. After the late 1980s, road
access to Collier was made much more convenient to the northeast via connections with I-4
and I-95. This had the effect of broadening Collier's market exposure and it stimulated
growth. The extension of I-75 south into Dade County promoted better access for European
tourists and made Collier County transient lodging attractive for east coast weekenders.
Carroll & Carroll 14
5556A Report Area Anal
Strategic connections exist where Collier Boulevard and CR-92 extend south and west from
US-41 providing access to the City of Marco Island from the greater Naples area and from
Florida's east coast, respectively. State Road 29 connects the southwest Florida agricultural
center of Immokalee with points north, with the Naples coastal community via CR-846,
with the Ft. Myers coastal community via SR-82, and with US-41 at Everglades City which
is the western gateway to Everglades National Park and the 10,000 Islands region of
Collier's southwest coast.
The road transportation system is well planned, well maintained, and operating at
acceptable capacity. Ambitious road construction projects undertaken in anticipation of
growth projections and funded by impact fees have caught up with development. The road
system reflects Collier's position at the southerly limit of development on Florida's west
coast.
MASS TRANSIT:
Collier Area Transit (CAT), operated by Collier County Alternative Transportation Modes
Department, provides inexpensive alternative transportation throughout the county linking
major employment centers of Naples with Marco Island and Immokalee. There are several
circulation routes with stops at the County government complex, hospitals, and major
shopping establishments. The system accommodates bicycle transport and personal items.
The same County department administers the Collier Area Para Transit system which
provides subsidized transportation services for the disabled and economically
disadvantaged.
This is a successful and growing system that connects people with jobs, essential services,
and shopping while reducing transportation costs and road congestion.
AIRPORTS:
Collier County is well supported by a system of five public airports. Southwest Florida
International Airport (RSW) is located in Lee County 25 miles north of Naples; a 45 minute
drive via I-75 from the Collier center of population. This facility serves the five county
southwest Florida regions offering domestic and international air carrier service. In 2017
the airport served more than 8.8 million passengers, making it one of the top 50 airports in
the U.S. for passenger traffic. A total of 15 airline carriers serve the airport with non-stop
service throughout North America and international service to Canada and Germany. It is
modern, convenient, and has planned expansion to keep up with regional growth.
Naples Municipal Airport (APF) owned by the City of Naples and operated by the
independently constituted Naples Airport Authority which derives its revenue principally
from fuel sales. This small airport (about 1 sq. mi.) is located one mile east of downtown
Naples. It serves the coastal community and is especially convenient to affluent residents
Carroll & Carroll 15
5556A Report Area Anal
who own private aircraft, to the corporate convention business of the large beachfront
hotels, and to essential services like mosquito control, Emergency Medical Services (EMS),
the Sheriff's office, and private air ambulance services. The two paved runways (5/23 @
5,290' and 14/32 @ 5,000') will support jets including the G4 and Challenger series. Naples
airport is tower controlled and fully certified for commercial operations and is home to
several aircraft charter services and flight training schools. In 2005, Naples Municipal
Airport accommodated 163,434 aircraft operations, a record high. Annual operations
decreased by nearly 50% from 2005 to 2011. The total operations for 2017 were 95,018. Due
to its downtown location, Naples airport has restricted operations of the most noisy jet
aircraft and is at the leading edge of noise abatement measures.
The Collier County Airport Authority owns and operates airports at Marco Island, in
Everglades City, and at Immokalee. These are primarily funded through fuel sales and
hangar leases. Marco Island Airport (MKY) is a very small (64.47 acres) general aviation
facility on the mainland four miles northeast of Marco Island. The single paved runway
(17/35 @ 5,000') will support light jet traffic. Hanger and ramp space is very limited. Fuel is
available. This airport is convenient to Marco Island residents and to the corporate
convention business of the Island hotels. Immokalee Regional Airport (IMM) is one mile
east of Immokalee and 35 miles by road northeast of Naples. This 2 square mile airport has
two paved 5,000 foot runways (18/36 and 09/27) a third diagonal runway is now used as a
weekend drag racing strip. The airport is in a Florida Rural Enterprise Zone and a HUB
Empowerment Zone. A 60 acre zone in and around the airport is a designated Foreign
Trade Zone. To date, the economic potential of this airport is largely unrealized. However,
the field is active as a training destination for coastal -based flight schools, it hosts aerial
firefighting and crop dusting operations, and it bases numerous private aircraft. The
Everglades Airpark (X01) is a light duty general aviation facility of 29.14 acres is within
walking distance of downtown Everglades City. The single paved strip (15/33 @ 2,400')
supports itinerant coastal traffic and half a dozen based aircraft. Fuel, a comfortable pilot
center and bicycles are available.
MARINE TRANSPORTATION:
There is no deep water port and no commercial marine activity other than that associated
with commercial fishing, charter sport fishing, and the marine towing services that support
the pleasure boat industry. The controlling depth to the municipal dock in Naples Bay is six
feet at mean low water. The US Coast Guard maintains a dredged and well -marked
intracoastal waterway from the head of Naples Bay to Coon Key southeast of Marco Island.
Local geography requires vessels northbound from Naples to transit 30 miles of the Gulf of
Mexico before returning to the sheltered intracoastal system at Sanibel Island. Seasonally,
excursions from Marco Island to Key West and from Ft. Myers Beach to Key West are
scheduled daily.
Carroll & Carroll 16
5556A Report Area Anal
EDUCATION
Collier County Public School District is a high performing school district which has earned
either an "A" or "B" accountability grade from the State of Florida Department of Education
over the past ten years. The District operates 61 schools; twenty-nine elementary schools,
ten middle schools, eight high schools, a Pre-K through 12 school (Everglades City School)
and 13 Alternative School Programs. The Alternative School Programs include charter
schools and two technical colleges, each with a high school component. Collier County
Public Schools serves 48,000 students. The student body is 51.43% Hispanic, 32.92% white,
11.58% black, and 4.07% other. More than 60% of the public school population is
categorized "economically needy." Over 50% of public school students live in non-English
speaking homes.
Between 2016 and 2018, the school district had an overall population growth of 2,100
students.
49,000
48,000
47,000
46,000
m
a 45,000
v
44,000
Z 43,000
42,000
41,000
Collier County Public Schools Enrollment
48,000
2004 2006 2008 2010 2012 2014 2016 2018 2020
http://collierschools.com
Collier County is also served by several colleges and accredited universities. Three colleges
have campuses in Collier County: Ave Maria University, Hodges University and Florida
Southwestern State College (formerly Edison Community College). Ave Maria University is
a private catholic university that offers both undergraduate and graduate programs
including a law school. Hodges University is a private four-year college that offers
bachelors and master's degrees in 20 disciplines. Florida Southwestern State College, with
campuses in Naples, Punta Gorda and Ft. Myers, offers both two-year and four-year degree
programs.
Additional universities serving the region are Florida Gulf Coast University a part of
Florida's state university system; Barry University; and Nova Southeastern University.
Carroll & Carroll 17
5556A Report Area Anal
University of Florida Extension Services is a land-grant with research based information
through an Extension Office in Immokalee.
CONCLUSION
At the southerly limit of urban development on Florida's west coast, Collier County offers
the climate, natural resources, and sporting opportunities to support a superb retirement
community. The quality of infrastructure, schools, and social services is what one would
expect of such an area. We are experiencing a surge in new development projected to take
us through the next several years. In the long term, the attractions of the climate and
location, and the stability of fixed -account affluence promise continuing prosperity
although probably without the strong emphasis on new development.
Carroll & Carroll 18
5556A Report Market Area
MARKET AREA
Market Area is defined as:
"The geographic region from which a majority of demand comes, and in which the
majority of competition is located." (The Dictionary of Real Estate Appraisal 61h Edition)
"A combination of factors — e.g., physical features, the demographic and socioeconomic
characteristics of the residents or tenants, the condition of the improvements (age,
upkeep, ownership, and vacancy rates), and land use trends." (The Appraisal of Real
Estate, Fourteenth Edition)
A market area includes those surrounding land uses which impact the value of a property
and it can encompass one or more neighborhoods or districts. An appraiser focuses on the
market area in analyzing subject property value influences.
BOUNDARIES
The subject property is located within the Golden Gate area of Collier County. For
appraisal purposes, the Golden Gate or market area boundaries are shown below:
Carroll & Carroll 19
5556A Report Market Area
Introduction
The portion of Golden Gate within this market area is approximately 126 square miles in
size. Three separate land uses are worth noting. Golden Gate City, which is not
incorporated, is a 4-square mile development of high residential density consisting of both
single-family and multifamily units. Commercial services for this market area are
centralized here. The rural estates consist of approximately 116 square miles and is zoned
for estate living. This low -density development serves a rural lifestyle desired by many in
the area. A third area, Orange Blossom PUD located on Immokalee Road, is a 4-square mile
residential subdivision without commercial support. It is approximately 50% developed
with primarily single family units. Collier County Fairgrounds, a high school and
elementary school are located here.
Demographics for Golden Gate City and rural estates will be discussed separately, where
appropriate, Data for Orange Blossom PUD will be included in the rural estates
demographics.
Environmental Influences
This area is desired because of mild winter weather and rural life style. Even though it is
inland from the coast there is still easy access to miles of beaches. The Naples area is one
of the very few in Florida that offers adequate public access to a mainland beach. The
subtropical weather allows for year-round recreational opportunities. Boating, swimming,
riding ATVs, and camping are popular activities. Bicycling, walking and jogging are
supported by an extensive network of connected biking and walking paths. Multiple tennis
and pickle ball courts are available, as well as fitness centers.
Golden Gate is known for its clean environment and healthy lifestyle. Residents are drawn
to the rural estates because of wooded lots, native vegetation and abundance of wildlife.
Agriculture uses are permitted; therefore, equestrian activities are common throughout the
estates. Golden Gate City is an urban area served by county parks and a biking/walking
path network.
Governmental Influences
This market area, including Golden Gate City, is governed by Collier County Board of
County Commissioners which serves as chief legislative body and five constitutional
officers; sheriff, clerk of courts, tax collector, supervisor of elections, and property appraiser.
County government is managed by a strong county manager structure. Collier County
provides services which range from average to high quality. However, Collier County is
known for being a difficult county for building and development. The tax burden in
Collier County is lower than the national average.
Carroll & Carroll 20
5556A Report Market Area
County government has zoning and comprehensive plan ordinances designed to protect the
character and values of property; to protect and enhance economic development; and to
maintain and enhance the attractive nature of the area.
Public services include fire protection, solid waste disposal, potable water, sanitary sewer
service and storm water drainage. In some areas of Golden Gate Estates where sanitary
sewer is not available, septic systems are permitted. Public/private companies proved
adequate services for electricity, cable, and internet. Community support facilities such as
schools, parks, churches, shopping, and places of employment are all located within this
market area.
Collier County Sheriff Department provides full range of services for Collier County.
According to the statistics listed by Florida Department of Law Enforcement, Collier
County crime index falls in the lowest 16% of all counties in Florida and crime rate has
decreased nine out of the past ten years. About 78% of all crime is either burglary or
larceny. The county averages are representative of conditions in the Golden Gate area.
This market area is served by several arterial roadways. All are six -lane divided highways
with beautifully landscaped medians. Improvements include street lighting and concrete
curb and gutter. North -south arterial roadways include Santa Barbara Boulevard which
connects Rattlesnake Hammock Road to Immokalee Road and Collier Boulevard (SR-951)
which is a major arterial linking Marco Island in south Collier County with Immokalee
Road near the north county line. Development along Collier Boulevard is a mixture of
single/multi-family residential, office, light industrial, institutional, and retail.
The Collier Boulevard thoroughfare anchors a grid of arterial roads spaced about 2 miles
apart, that serve the greater Naples coastal community which lies to the west and has direct
access to I-75.
East -west arterials include Golden Gate Parkway, Pine Ridge Road, and Immokalee Road.
Each one provides direct access to Interstate I-75. Development along Pine Ridge Road is
mainly developed with single family homes and institutional uses. Golden Gate Parkway
and Immokalee Roads have a mixture of single/multi-family residential, office, industrial,
institutional, and retail uses. Another east -west arterial is Vanderbilt Beach Road which is a
direct connection between the Golden Gate area and the Naples beaches.
Interstate I-75, which connects Collier County to both North Florida and Florida's east coast,
serves this entire market area and access is provided by three interchanges.
The arterial road system is laid out in a grid pattern that provides adequate traffic flow to
all areas of the county. Commercial development exists at every major intersection; but, the
intersections are designed with proper turns lanes and signaling to provide for adequate
traffic movement. The road network easily handles traffic demand in the off-season, May
Carroll & Carroll 21
5556A Report Market Area
through December. Traffic more than doubles in January, February, March and April
because of seasonal residents and tourists. Even with exceptionally heavy traffic, the road
network usually handles peak traffic demand without major delays.
The rural estates are served by a grid of residential streets and collector roads. The
residential streets, which are two-lane roads with open swales, are located every quarter
mile. Most these roads are paved; however, some residential streets located along the
eastern edge of this market area have yet to be improved. The residential streets feed into
collector roads, which connect to the major arterial highway system. The collector roads
include Santa Barbara Boulevard, Golden Gate Boulevard, Wilson Boulevard, Everglades
Boulevard, Randall Boulevard and Oil Well Road. They are four -lane in the more
populated areas, transitioning to two -lanes in the eastern section of this market area.
Public transportation is provided by a county transit bus services.
Naples Municipal Airport is located outside the market area, but is easily accessed by any
resident of the area. The airport is City owned, but operated by the independent Naples
Airport Authority. It serves private and commercial aviation, as well as aviation related
activities. It supports government services, such as, Mosquito Control District and Collier
County Sheriff's aviation unit.
Social Influences
Golden Gates City is a diverse community of entry level housing. Residents like the small
town feel and consider it a safe place to raise a family. Residential is approximately 95%
built out. Rural estates are attractive for it's quiet country living while being in close
proximity to all that the coastal community has to offer. Build out varies in the rural estates
from 95% in the western portion of the market area to 40% or less in the southeastern
location. Per US Census Bureau forecasts, the 2019 population is 70,636 with a projected
growth to 75,824 (7.34% growth) by 2024. This area experiences a lower seasonal
population increase during the winter months than other areas of Collier County.
The median age is 36.3 with 81.2% of the population being 54 and younger. The median
household income is $62,446. 24.6% have a bachelor's or professional degree and 25.4%
have some college education. There is an average degree of community involvement
through civic organizations, neighborhood groups, social service organizations and political
committees.
The Naples cost of living is 2% higher than the average cost of living in the United States.
Conversely, Florida has a cost of living that is lower than the US average. Of the 25 locations
included in the Economic Policy Institute's dataset for Florida, Naples -Marco Island is the
21st most expensive. In Naples, housing is the category with the highest index (21% above
national average), while taxes are the category with the lowest index (15% below national
Carroll & Carroll 22
5556A Report Market Area
average). (Ref. Careertrends.com; cost of living analysis). Golden Gate has some of the
highest density of affordable housing units in Collier County, but because of the high cost of
living, home values can still be out of reach for many moving into Collier County.
One of the main driving forces impacting growth in this area is the quality of schools. This
market area has 15 public schools; two high schools, four middle schools, and nine
elementary schools. Three of these schools received an A, five received a B and seven
received a C rating in the last Florida state grading period. All schools in Golden Gate City
are C schools with at least 86% minority and economically disadvantaged student
enrollment. The majority of schools located in the rural estates area are either A or B
schools with minority enrollment between 40% and 65%. In addition to the public school
system, there are three, faith -based private schools.
Economic Influences
Population increased 52% over the last 19 years or 1,272 people per year. Population is
forecasted to increase an additional 7.34% over the next five years for an average of 1,038
people per year. This trend is consistent with the past sixteen years and should continue
into the near future as buildout continues along the eastern edge of this market area. The
residential population is dominated by working class and young professional residents.
Comparatively, incomes within this market area are less than the county average.
Development trends:
Residential
This market area provides a large range in home values from entry level housing to million
dollar estates and is the greatest source of vacant residential lots in the county. Values in
Golden Gate City should remain consistent subject only to general market trends. Values in
the eastern rural estates will increase as buildout in the units closest to the coast continues
Median home value in the market area is $274,006 which is lower the than the County's
median home value. Total number of households in the market area is 26,116, of which,
59.4% are owner occupied, 25.4% renter occupied and 15.2% vacant. Vacancy include
seasonal rentals.
Carroll & Carroll 23
5556A Report
Market Area
esri® Demographic .. Income
Golden Gate/Golden Gate Estates
Area: 156.97 square miles
Profile
Prepared by Esri
Summary Census 2010
2019
2024
Population
65,917
70,636
75,824
Households
20,774
22,146
23,791
Families
16,467
17,447
18,713
Average Household Size
3.16
3.18
3.18
Owner Occupied Housing Units
14,625
15,517
17,055
Renter Occupied Housing Units
6,149
6,629
6,735
Median Age
34.8
36.3
37.2
Trends: 2019 - 2024 Annual Rate
Area
State
National
Population
1.43%
1.37%
0.770%
Households
1.44%
1.31%
0.750/c
Families
1.41%
1.26%
0.689%
Owner HHs
1.91%
1.60%
0.920%
Median Household Income
2.76%
2.37%
2.70%
2019
2024
Households by Income
Number
Percent
Number
Percent
<$15,000
1,367
6.2%
1,149
4.8%
$15,000 - $24,999
1,709
7.7%
1,459
6.1%
$25,000 - $34,999
1,877
8.5%
1,680
7.1%
$35,000 - $49,999
3,173
14.3%
3,101
13.00k
$50,000 - $74,999
4,904
22.1%
4,998
21.0%
$75,000-$99,999
3,497
15.6%
3,918
16.50%
$100,000 - $149,999
3,371
15.2%
4,288
18.0%
$150,000 - $199,999
1,211
5.5%
1,699
7.19%
$200,000+
1,037
4.7%
1,499
6.30%
Median Household Income
$62,446
$71,551
Average Household Income
$81,516
$94,905
Per Capita Income
$26,166
$30,582
Census 2010
2019
2024
Population by Age
Number
Percent
Number
Percent
Number
Percent
0-4
4,888
7.4%
4,649
6.6%
4,986
6.6%
5-9
4,904
7.4%
4,851
6.9%
5,088
6.7%
10 - 14
5,233
7.9%
5,216
7.4%
5,550
7.3%
15 - 19
5,176
7.9%
4,731
6.7%
5,073
6.79k
20 - 24
4,342
6.6%
4,459
6.3%
4,263
5.60/h
25 - 34
8,568
13.0%
10,216
14.5%
10,449
13.8%
35 - 44
10,114
15.3%
9,138
12.9%
10,691
14.1%
45 - 54
10,346
15.7%
9,611
13.6%
9,089
12.0%
55 - 64
6,496
9.9%
9,112
12.9%
9,551
12.60%
65 - 74
3,787
5.7%
5,573
7.9%
7,054
930%
75 - 84
1,694
2.6%
2,460
3.5%
3,232
4.3%
85+
370
0.6%
621
0.9%
795
1.0%
Census 2010
2019
2024
Race and Ethnicity
Number
Percent
Number
Percent
Number
Percent
White Alone
52,319
79.4%
54,527
77.2%
57,743
76.2%
Black Alone
6,013
9.1%
7,041
10.0%
7,993
10.5%
American Indian Alone
326
0.5%
334
0.5%
362
0.5%
Asian Alone
737
1.1%
1,046
1.5%
1,311
1.7%
Pacific Islander Alone
10
0.0%
13
0.0%
16
0.0%
Some Other Race Alone
4,650
7.1%
5,478
7.B%
6,004
7.9%
Two or More Races
1,862
2.89/o
2,197
3.1%
2,395
3.2%
Hispanic Origin (Any Race)
27,064
41A%
31,580
44.7%
35,784
47.20%
Data Note: income is expressed in current dollars.
Source: U.S. Census Bureau, Census 2010 Summary File 1. Fsri forecasts For 2019 and 2024.
August C5, 2019
Carroll 8v Carroll 24
5556A Report
*esri-
Golden Gate/Golden Gate Estates
Area: 156.97 square miles
2019 Population by Race
60,000
50,000
40,nn0
20,000
20,nn0
10,000
13
white Black A. Jnd. Asn7Pac Other Two+
2019 Percent Hispanic Origin:44.7°%
Households
25,000
2o,oaa
15,000
10,000
5,000
0
Census 2010
3.5
3
2.5
2
`m 1.5
a
1
0.5
a
Population
20
15
yC
U
, 10
Q.
5
0
.515K 515K-525K 525K-535K ;35K-S50K S50K-575K 575K-5L00K $190K-$150K $LSOK-$200K $200K+
Market Area
Prepared by Esri
2019 Population by Age
ti.34o 20.946
14, 546 C5
5-19
� 20-24
25-34
1z.s% 1z.3% 35-44
45-54
' 55-64
13.6% 012A% . 65+
2019 Home Value
vA%
39.4%
c$100K
$100-199K
$200-299K
9.4% $300-399K
$400-499K
aa% $SOOK+
26.49E
2019 2024
2019-2024 Annual Growth Rate
Households Median Household Income Owner Occupied Housing Units
Household Income
Source: U.S. Census bureau, Census 2010 Summary File 1. Esn forecasts for 2019 and 2024.
2019
■ 2024
August C5, 2019
Carroll 8v Carroll 25
5556A Report Market Area
Commercial
Commercial development can be categorized in four different groups. Primary commercial
is in Golden Gate City. Second group is newer construction at the arterial road
intersections. Third is neighborhood commercial within the rural estates. Fourth is the
industrial commerce park near Collier Boulevard and the I-75 interchange.
Golden Gate City is the commercial center serving this market area. Santa Barbara
Boulevard, north of Golden Gate Parkway, has a mixture of multi -family residential and
commercial along the east side of the road. Commercial consists of older single story, single
user buildings and 4 to 8 unit strip centers. Businesses include daycare/ preschools,
neighborhood food mart and gas stations, construction company offices, barber shops and
beauty salons and small restaurants. Golden Gate Parkway has a mixture of multi -family
and commercial development along both sides of the roadway. Newer commercial consists
of CVS and Walgreens Pharmacies, bank branches and national fast food restaurants. There
are three older shopping centers, anchored by Winn Dixie, K Mart and by Ace Hardware.
Single story commercial structures and strip centers house neighborhood businesses such as
barber shops and beauty salons, florists and jewelers; veterinary services and family
medical clinics; and small locally -run restaurants and food marts. Several businesses
consist of automotive support such as gas stations, oil chance and car washes. Professional
services are primarily located in executive suites located near Santa Barbara Boulevard.
There is a Quality Inn Hotel located at the southwest corner of Golden Gate Parkway and
Collier Boulevard. Commercial frontage along the west side of Collier Boulevard south of
Green Boulevard is very similar to commercial along Golden Gate Parkway in building size,
age and use. The exception is that there is a greater density of national food chains. The
second -tier commercial properties, without major road frontage, are developed with single
story warehouse -type structures housing service -oriented businesses.
Newer commercial development is located along Collier Boulevard where it intersects Pine
Ridge Road and Vanderbilt Beach Road. Each intersection has a shopping center anchored
by either a Publix or Winn -Dixie super market. Out parcel development includes bank
branches and gas station/convenience stores and national pharmacies.
Commercial development in the rural estates is limited because residents have orchestrated
an ongoing effort to prohibit commercial development in the residential areas. The only
two neighborhood commercial locations are at the intersection of Wilson Boulevard and
Golden Gate Boulevard and at Randall Boulevard and Immokalee Road. Both areas have
minor commercial development and it is not expected that additional commercial zoning
would be approved any time soon.
Carroll & Carroll 26
5556A Report Market Area
Industrial
Industrial/commercial developments are in the northeast quadrant of I-75 and Collier
Boulevard interchange. White Lake Industrial Corp Park is one of Collier County's three
primary industrial parks. The White Lake Industrial Park contains 144.4 acres and is
approved for 7.80 acres of commercial and 77 acres of industrial. White Lake consists of
newer, good quality flex and warehouse properties and it is home to some of the largest
manufacturing facilities within the county. It is approximately 50% built -out. City Gate
Commerce Center contains 288 acres zoned for 2,950,000 S.F. of commercial, light industry,
office, warehouse and distribution. The site has over 3,000 feet of frontage on Collier
Boulevard where a gas station, a 102 room Spring Hill Marriott Hotel and a 100 room
Fairfield Inn Marriott have been constructed. Approximately 90% of the interior lots are
vacant.
Medical
None of Collier County's major medical facilities are located within this market area. The
only major medical center/hospital servicing this area is the Physicians Regional Medical
Center located along Pine Ridge Road, just east of Interstate 75. This is a 201-bed facility
and is one of the county's four major medical centers. The hospital offers a 24-hour
emergency department that provides a full range of traditional emergency services. An
additional emergency room facility was recently completed at the northeast corner of
Collier Boulevard and Immokalee Road. This is a two-story 19 room, state of the art
emergency room with additional medical space for practicing physicians. The facility was
built to help service the rural estates and all the new residential units being constructed
along Collier Boulevard and Immokalee Road.
Carroll & Carroll 27
5556A Report
Market Area
MARKET AREA BUSINESS SUMMARY
Total Businesses
Total Employees
Total Population
Employee/Pop. Ratio
Industry
Agriculture/Mining
Construction
Manufacturing
Transportation
Communication
Utility
Wholesale Trade
Retail Trade
Finance/Insurance/Real Estate
Services
Government
Unclassified Establishments
1,597
10,194
70,636
0.14:1
Businesses Employees
102
904
300
1,319
13
279
69
210
4
7
33
33
300
243
1,873
114
507
558
4,398
19
325
132
13
U.S. Census Bureau, Ersi forecasts for2018 and 2023
Health care, construction, education, retail, and management positions dominate the market
area business sector.
Carroll & Carroll 28
5556A Report Market Area
MARKET AREA LIFE CYCLE
Market areas often pass through a four -stage life cycle of growth, stability, decline, and
revitalization.
• Growth - A period during which the market area gains public favor and acceptance.
• Stability - A period of equilibrium without marked gains or losses
• Decline - A period of diminishing demand
• Revitalization - A period of renewal, redevelopment, modernization and increasing
demand.
Most the real estate activity in Golden Gate reflects the growth cycle. The residential and
commercial markets continue to be strong. The growth cycle is expected to continue into the
near future. Because of the age of the structures, the western portion and the city center are
just beginning to experience some revitalization.
CONCLUSION
This continues to be one of the most affordable market areas in Collier County. The houses
within the city center provide entry level housing and the rural area satisfies the desire for
larger lot sizes and rural lifestyle. A well -designed road network provides easy access to
jobs serving the coastal community; coastal beaches and water activities; entertainment
endeavors; and commercial and medical services. This area appeals to a cross section of the
population but primarily to working class families. Development continues to push north
and east where vacant lots still exist. Golden Gate will likely continue to enjoy a healthy
growth while maintaining its affordability.
Carroll & Carroll 29
5556A Report Property Information
PROPERTY INFORMATION
O ra
HERITAGE BAY
lmrtaklee ltd
Lfnmokalee Rd
�
IS COVE
TUSCANY COVE
GIGO LAKES
❑
K. WAIiM SPF NGS
as
�
C
a
SUCKS RUN
PALE
Subject
C+alden Gate Blvd W
Golden Gate Blvd W
m
U
an Ridge Rd
SUNGATE
CENTER
Greon B1w¢
m
A
5
n Gate
Carroll & Carroll 30
5556A Report Property Information
Y Y ■
OF' RAM T.? 0,r
r•44.3 &Z7 L .
3 1
r. rLaMiaA .
.Irf.03
v
s.s�fiG.
�.13 Ac.
Ac.
79 1'
62
111
1• J,.4
7B
I
-°3
110 I
j 115
f
TT
84
J 09 I
I 11S
Carroll & Carroll 31
5556A Report Property Information
SITE DESCRIPTIO N
Location
The property is located at northeastern end of 191h Street
NW in Naples, Collier County, Florida.
Legal Description
All of Tract 81, Golden Gate Estates, Unit No. 7, according
to the plat thereof, as recorded in Plat Book 4, Page 96 and
97, of the Public Records of Collier County, Florida.
Property ID#
36915200008
Owner of Record
Collier County
Size/Easements
The size of the parcel is based on the legal description
obtained for the most recent warranty deed and plat maps.
9.12 gross acres or 397,361 square feet
The parcel is encumbered by an 80-foot wide drainage
easement along the northern border and therefore the
upland area is 7.91 acres or 344,561 square feet.
The parcel is also encumbered by a 30-foot wide road right-
of-way easement along the western boundary for 19�11 Street
NW. This is a perpetual, non-exclusive, road right -of way,
drainage, and utility easements which preclude most all
practical uses by the owner, but the areas within the
easements can be utilized for density calculations. Such
easements are typical of the area. The gross acreage will be
utilized in the appraisal report.
Shape
Trapezoid
Frontage
The parcel fronts for 503.66 feet along the east side of 191h
Street NW. 191h Street NW is a 2-lane, north/south
residential street which connects to Golden Gate Boulevard
to the south.
Access
The subject is provided full service access from 19t11 Street
NW. Overall, access is good.
Topography
The parcel is level and at road grade.
Vegetation
The property is in its native state and covered in vegetation
consisting of both native and exotic vegetation including,
slash pines, cypress, cabbage palms, palmettos, and
Brazilian pepper.
Utilities
Electricity, telephone, and TV cable are available. The
property is currently serviced by well and septic.
Adequate capacity exists to support full utilization of the
Carroll & Carroll 32
5556A Report Property Information
site.
Concurrency
The service levels along the adjacent road system are
within acceptable limits as defined by Collier County.
There are no concurrence issues adversely affecting this
property.
Surrounding Land Uses
The subject is surrounded by single-family residences and
vacant residential land. Located to the north across the
canal is the Olde Florida Golf Course.
Demographics (2020)
2-mile 5 10
Population 7,015 61,964 254,202
Households 2,547 22,136 103,799
Median HH Income $76,280 $77,783 $72,695
Median Home Value $361,049 $374,445 $351,389
Site Improvements
None
Carroll 8v Carroll 33
5556A Report Property Information
SUBJECT PHOTOGRAPHS
View to the north along l9th Street NW.
View to the south along 19th Street NW.
Carroll & Carroll 34
5556A Report Property Information
View to the northeast from the southwest corner.
View to the east along the northern boundary.
Carroll & Carroll 35
5556A Report Property Information
View to the southeast from the northwest corner.
View to the west into the subject property.
Carroll & Carroll 36
5556A Report Propertv Information
ENVIRONMENTAL
CONTAMINATION
Observed Contamination
None
Noted Concerns
None
Environmental Assessment
No
Available
Impact on Value
None
Disclaimer
Unless otherwise stated in this report, the existence
of hazardous substances or environmental
conditions including but not limited to asbestos,
polychlorinated biphenyls, petroleum leakage,
agricultural chemicals, urea formaldehyde
insulation, lead paint, toxic mold, et cetera, which
might or might not be present in or on the property
were not called to the attention of the appraiser.
Such tests were not in the appraiser's required
scope of work, the appraiser is not qualified to test
for such substances and conditions and the
appraiser is not qualified to render professional
opinions in this specialty area. No responsibility is
assumed for any such conditions that might exist,
or for the knowledge and expertise required to
discover them.
Carroll & Carroll 37
5556A Report Propertv Information
NATURAL RESOURCE CONCERNS
Condition of subject
The property is in its native state and has never
been cleared. I was not provided with any
environmental reports.
All plant and animal communities are of interest
and concern. To a greater or lesser degree
depending on the species and the quality of habitat
they occupy, plants and animals inhabiting the
property will invoke some level of scrutiny and will
result in some cost during the permitting process.
Natural Resource Audits Available
No
Impact on Value
N/A
Disclaimer
Specialized natural resource audits were not in the
appraiser's required scope of work, the appraiser is
not qualified to conduct such audits and the
appraiser is not qualified to render professional
opinions in this specialty area. No responsibility is
assumed for any extraordinary natural resource
concerns, or for the knowledge and expertise
re uired to discover them.
Carroll 8v Carroll 38
5556A Report Propertv Information
FUTURE LAN USE
Ordinance or Plan
Collier County Growth Management Plan (GMP)
Golden Gate Area Master Plan (GGAMP)
Future Land Use Designation
Residential Estates Subdistrict
Purpose of Designation
The property has a future land use designation of
Estates. The Estates designation is characterized by
low density semi -rural residential lots with limited
opportunities for other land uses. Residential
density is limited to a maximum density of one unit
per 2.25 gross acres.
Under the Estates future land use designation there
is no provision for a conditional use and therefore a
conditional use approval requires an amendment to
the GGAMP.
Carroll 8v Carroll 39
5556A Report
Property Information
i
I
ESTAIE30ESICNATIOk AGRILIIWIGLI RUMLGlEIf.NATgN
o
pNE R 'GE RD
2
1NMRSTAi i
WINS EILYI] p
S RBJ
m
wNLLeann� eare
rvruRE uNo use Iuw
0 0.5 1 v 2 3
Milan
R�RC
RURAL GOLDEN GATE ESTATES
FUTURE LAND USE MAP
WJFR ATE 75
Carroll 8v Carroll 40
5556A Report Propertv Information
ZONING
Ordinance or Land Development
Collier County
Code
Zoning
E - Estates
Purpose or Intent of Zoning
The subject is zoned "E" - Estates District. The
purpose and intent of the Estates district is to
provide lands for low density residential
development in a semi -rural to rural environment.
In addition, several conditional uses including
churches, social and fraternal organizations, child
care centers, private schools, and group care
facilities are available under conditional use
provisions. Permitted uses include single-family
dwellings and Family Care Facilities, and public
schools. Conditional uses permissible in the Estates
district include churches and other places of
worship, social and fraternal organizations, child
and adult care centers, schools and group care
facilities. These conditional uses are strictly
regulated. The subject site satisfies all the
minimum zoning requirements.
Below are the development requirements as set
forth in the Estate Zoning District:
Minimum Lot Area: 98,010 square feet
or 2.25 acres
Minimum Lot Width: 150 feet
Minimum Front Yard Setback: 75 feet minimum
Minimum Side Yard Setback: 30 feet
Minimum Rear Yard Setback: 75 feet
Maximum Building Height: 30 feet
The subject is a legal conforming lot.
Copies of pertinent sections of the Comprehensive Plan and Land Development Code are
included in the Addendum.
Carroll & Carroll 41
5556A Report Propertv Information
ASSESSMENT AND TAXES
By statute, real estate in Florida is assessed at 100% of fair market value as of January 1st
of the tax year. Since annual tax assessments are based on sales from previous years,
depending upon market trends, assessed values can fall on either side of the current
market value estimate. The tax assessment is usually not a reliable indicator of market
value.
Parcel Tax ID
36915200008
Assessment and Tax Year
2020
Land Assessment
$316,500
Improvement Assessment
$0
Combined Total Assessment
$316,500
10% CAP
($213,093)
AG Exemption
$0
Assessed Value
$103,407
Taxable Value
$0
Ad Valorem Taxes
$0 (Tax exempt)
Non- Ad Valorem Taxes
$0
Total Taxes
$0
Taxing Authority/jurisdiction
Collier Count
The total assessment is$34,704 per gross acre. The land assessment is consistent with
other similar parcels along 19th Street NW. The assessment is higher than my estimate of
market value.
The 2020 total assessment reflects a 6.66% increase from 2019. The 2020 total assessment
increased 236.68% from the 2019 assessed value. Assessed values can be increased a
maximum of 10% annually and therefore the 10% CAP was applied.
The parcel is owned by a government entity and therefore is tax exempt.
Carroll & Carroll 43
5556A Report Propertv Information
FLOOD ZONE DATA
Flood Zone
X, X500, and AH
Flood Zone Comments
Zone X — Areas subject to inundation by the
0.2% annual chance flood with average
flood depths of less than 1 foot or with
drainage areas less than 1 square mile.
Zone X500 — Areas subject to inundation by
the 0.2% annual chance flood with average
flood depths of less than 1 foot or with
drainage areas less than 1 square mile.
Zone AH — Areas of 1% annual -chance
shallow flooding with a constant water -
surface elevation (usually areas of ponding)
where average depths are between 1 and 3
feet. Base flood elevations determined.
Community Panel Number
12021C0410H
Revised
May 16, 2012
Source
National Flood Insurance Program
Flood Insurance Rate Maps
Carroll 8v Carroll 44
5556A Report Propertv Information
TRANSACTIONAL HISTORY
Sales History
There have been no transactions in the
previous three years.
CURRENT STATUS
Subject Listed for Sale/Under Contract
No
Carroll 8v Carroll 46
5556A Report Highest and Best Use
HIGHEST AND BEST USE
DEFINITION
For typical appraisal practice in the United States, The Dictionary of Real Estate Appraisal,
Sixth Edition, published 2015 by the Appraisal Institute, defines Highest and Best Use as:
The reasonably probable use of property that results in the highest value. The four criteria that the
highest and best use must meet are legal permissibility, physical possibility, financial feasibility,
and maximum productivity.
METHOD
There are four criteria that must be met in order for a use to be the highest and best use for a
given property. The highest and best use must be:
• Legally permissible.
• Physically Possible.
• Financially feasible.
• Maximally productive.
Ordinarily these criteria are considered sequentially, each step narrowing the range of
alternative uses being considered.
ANALYSIS
SITE AS THOUGH VACANT
Legally Permissible: The zoning ordinance and Growth Management Plan are consistent
in identifying the property for residential uses. The site consists of one oversized parcel
that could be developed with up to three single-family residences.
Physically Possible: The site is level and at road grade and could be developed as one,
two, or three single-family home sites. The location, surrounding land uses, and the size
of the property suggest some type of single-family use.
Financially Feasible: The financial feasibility of single-family residential development is
good. The single-family residential market continues to be strong, especially new
construction. Single-family residential development is financially feasible.
Maximally Productive: The maximally productive use is that it be developed with one,
two, or three single-family residences.
CONSIDERATION OF APPROACHES
Only the sales comparison approach is appropriate for this vacant parcel.
Carroll & Carroll 47
5556A Report Sales Comparison Approach
SALES COM ARISON APPROACH
INTRODUCTION
In the sales comparison approach, the subject property is compared with similar properties
that have sold recently or for which listing prices or offering prices are known. Data from
generally similar properties is used, and comparisons are made to demonstrate a probable
price at which the subject property would sell if offered on the market. This approach is
particularly strong when comparable sales data is plentiful and there is good conformity
among properties in the neighborhood.
Following is the procedure to be followed in developing this approach:
Research the market to gather information on sales, listings, and offers to purchase
properties similar to the subject.
2. Verify the information as to factual accuracy and arm's-length market considerations.
3. Identify relevant units of comparison and develop a comparative analysis for each
unit.
4. Compare the subject with comparable sale properties using elements of comparison
and adjust the sale price of each comparable appropriately.
5. Reconcile the various value indicators produced from the analysis of comparables into
a single value indication or a range of values.
The outline above is developed in detail on the following pages.
SALES DATA
A search was made for sales of land comparable to the subject parcel. The intention was to
find comparable sales in similar locations that offer similar functional utility. A total of five
closed sales were identified as the best available for analysis.
Price per gross acre was developed as the unit of comparison, since that is the unit best
suited to the analysis, and the one most often utilized by local buyers, seller, and brokers of
land similar to the subject parcel.
Comparable land sales data is given on the following pages. Each comparable is identified
by a number which will be used for reference throughout the report. Each comparable is
identified on the location map immediately following this page.
Carroll & Carroll 48
5556A Report
Sales Comparison Approach
VACANT LAND COMPARABLE 01
ADDRESS
557 Wilson Boulevard North, Naples, FL 34120
PROPERTY ID NO.
37118760001
SALE PRICE
$187,000
UNIT AREA
5.15 acres
UNIT PRICE
$36,311 per acre
DATE OF RECORDING
July 31, 2020
O.R. BOOK -PAGE
5797/3378
CONTRACT DATE
July 6, 2020
GRANTOR
Ken T. Trins
GRANTEE
ARDOCH, LLC
FINANCING
Cash to seller
TOPO-ELEVATION
Level and at road grade
GROUND COVER
Native vegetation
LAND USE DESIGNATION
Residential Estates Subdistrict
ZONING
E - Estates
IMPROVEMENTS
None
UTILITIES
Well & Septic
PRIOR SALES
Sold 4/3/14 for $75,000.
LEGAL DESCRIPTION
All of Tract 133, Golden Gate Estates Unit
No. 11, according to the map or plat thereof as recorded in Plat Book 4, Pages 103 & 104, Public
Records of Collier County, Florida.
VERIFICATION
Verified with Alonzo Holguin-Bueno, selling agent. He verified the sale price and the arm s-length nature. The buyer is an owner -user who
plans to construct a single-family residence. The property was listed for $189,000 and was on the market 326 days. The listing price
originally began at $225,000.
Carroll & Carroll 50
5556A Report
Sales Comparison Approach
VACANT LAND COMPARABLE 02
ADDRESS
1471 Golden Gate Boulevard W, Naples, FL 34120
PROPERTY ID NO.
37062080002
SALE PRICE
$180,000
UNIT AREA
5.15 acres
UNIT PRICE
$34,951 per acre
DATE OF RECORDING
June 05, 2020
O.R. BOOK -PAGE
5771/3265
CONTRACT DATE
May 4, 2020
GRANTOR
Dania Mederos Revocable Trust
GRANTEE
Windell and Cheryl Elliot
FINANCING
Cash to seller
TOPO-ELEVATION
Level and at road grade
GROUND COVER
Native vegetation
LAND USE DESIGNATION
Residential Estates Subdistrict
ZONING
E - Estates
IMPROVEMENTS
None
UTILITIES
Well & Septic
PRIOR SALES
No sales in the previous three years.
LEGAL DESCRIPTION
All of Tract 33, Golden Gate Estates Unit No. 10, according to the map or plat thereof as recorded in Plat Book 4, Pages 101, Public Records
of Collier County, Florida.
VERIFICATION
Verified with Meiry Abreu, selling agent. She verified the sale price and the arm's-length nature. The property was listed for $180,000 and
was on the market 3 days. Based on a wetlands determination report, there are 0.50 acres of wetlands located on the northern portion of
the lot.
Carroll & Carroll 51
5556A Report
Sales Comparison Approach
VACANT LAND COMPARABLE 03
ADDRESS
144 5th Street SW, Naples, FL 34120
PROPERTY ID NO.
37164040005
SALE PRICE
$160,000
UNIT AREA
5.00 acres
UNIT PRICE
$32,000 per acre
DATE OF RECORDING
March 25, 2020
O.R. BOOK -PAGE
5774/143
CONTRACT DATE
March 6, 2020
GRANTOR
Janet M. Bleeker Revocable Trust
GRANTEE
Melvin Noel Guzman Aleman
FINANCING
Cash to seller
TOPO-ELEVATION
Level and at road grade
GROUND COVER
Native Vegetation
LAND USE DESIGNATION
Residential Estates Subdistrict
ZONING
E - Estates
IMPROVEMENTS
None
UTILITIES
Well & Septic
PRIOR SALES
No sales in the previous three years.
LEGAL DESCRIPTION
All of Tract 54, Golden Gate Estates Unit No. 12, according to the map or plat thereof as recorded in Plat Book 4, Pages 105 and 106, Public
Records of Collier County, Florida.
VERIFICATION
Verified with Dawn Olitsky, assistant to the listing agent. She verified the sale price and the arms -length nature. The property was listed
for $169,900 and was on the market 235 days. The buyer plans to subdivide the lot.
Carroll & Carroll 52
5556A Report
Sales Comparison Approach
VACANT LAND COMPARABLE 04
ADDRESS
870 8th Street NE, Naples, FL 34120
PROPERTY ID NO.
39260840000
SALE PRICE
$167,000
UNIT AREA
5.78 acres
UNIT PRICE
$28,893 per acre
DATE OF RECORDING
October 26, 2020
O.R. BOOK -PAGE
5835/2647
CONTRACT DATE
October 13, 2020
GRANTOR
Vincent Medinger
GRANTEE
Haven Builders, LLC
FINANCING
Cash to seller
TOPO-ELEVATION
Level and at road grade
GROUND COVER
Native vegetation
LAND USE DESIGNATION
Residential Estates Subdistrict
ZONING
E - Estates
IMPROVEMENTS
None
UTILITIES
Well & Septic
PRIOR SALES
No sales in the previous three years.
LEGAL DESCRIPTION
All of Tract 18, Golden Gate Estates Unit No. 49, according to the map or plat thereof as recorded in Plat Book 5, Pages 80 and 81, Public
Records of Collier County, Florida.
VERIFICATION
Verified with Doug Risher, listing agent. He verified the sale price and the arm's-length nature. The property was listed for $179,900 and
was on the market 123 days. The property is encumbered by two canals/drainage easements totaling 72,300 square feet or 1.66 acres. The
upland acreage of the property is 4.12 acres.
Carroll & Carroll 53
5556A Report
Sales Comparison Approach
VACANT LAND COMPARABLE 05
ADDRESS
919 4th Street SE, Naples, FL 34120
PROPERTY ID NO.
37224920007
SALE PRICE
$225,000
UNIT AREA
9.78 acres
UNIT PRICE
$23,006 per acre
DATE OF RECORDING
June 29, 2020
O.R. BOOK -PAGE
5784/1084
CONTRACT DATE
June 15, 2020
GRANTOR
Stephen Dubina Jr. and Helen Kaiser
GRANTEE
Omar Martinez and Boris Espinosa
FINANCING
Seller Financing
TOPO-ELEVATION
Level and at road grade
GROUND COVER
Native vegetation
LAND USE DESIGNATION
Residential Estates Subdistrict
ZONING
E - Estates
IMPROVEMENTS
None
UTILITIES
Well & Septic
PRIOR SALES
No sales in the previous three years.
LEGAL DESCRIPTION
All of Tract 72, Golden Gate Estates Unit No. 13, according to the map or plat thereof as recorded in Plat Book 7, Pages 71 and 72, Public
Records of Collier County, Florida.
VERIFICATION
Verified with Bill Duffy, Jr., listing agent.
He verified the sale price and the arm's-length nature. The property was listed for $267,500 and
was on the market 112 days. The property is encumbered by a canals/drainage easement totaling 2.12 acres. The upland acreage of the
property is 7.64 acres. Only a small portion of land along the canal is wetlands.
Carroll & Carroll 54
O
O
O
O O
O
r
n
m
o
0
0
0
0
0
00
N
O
O
'V
O
m
n
O
O
O
n
n
LO
4
O,
LO
N
Ki
W
z
m
�..,
-q
O
N
O
U
�'+•
N
W
N
N
id
c
R
O
O y i'
,'
W
00
W.
i
z
O
O
O
O O
O
o
O
m
M
NN
N
o
O
s)
CD
O
-It
O
o
<\
M
O
o
w
O
O
o
o
O
r
O
C
C4
z
»
E»
Lq
O
U
00
v
x
°
v
o
Now
v m
10
o m
o
�•
w
z u
— o
11
1 . z } in
T)
u3 w
in
in
O
O
O
O O
O
o
N
OO
CD
o
0
0
0
0
o
CD
N
v
O
o
O
c
t�
lf)
LO�
M
O
3
CD
O
Cl
Cl
ClM
+V
U)
o
�G
o
10
a
10
M
M
M
Ef3
M
Vi
O
O
O
co
U
x
(�3
v
O
n
M
C
4 O O G
C
G
� W
C
00 G
C
G
w
z u
ot"
�zzin
in
LnCn
in
O
O
O
O O
O
o
N
O
o
0
0
0
0
0
0
eq
CD
O
c
O
O
0�
m
CDen
�
M
O
O
O
O
CD
O
M
M
tt
Ci
C7
O
.4:
O
N
w
O
'y .O
W
N
$a.
N
N
w
O
W
—
O
W
N
M
EA
'O s.
rr
v
N
,� M
en
Y3
U
c" FC
U)
,�
fC
v
O
in
N
Fp C
C.7 N O G
C
F
i
It W
C
H R
.rC
F
w
z u
o LO
u z in
in
O
O
O
Cl O
O
o
In
LO
N
o
z
0
0
0
0
o
N
O
s+
O
10
�
M
N
O
O
O
O
O
O
N
L�
ri
N
r-i
fl
p"
vi
E
O
»
7i
En
O
o
OIt
O �°
�°
v It
v�
mU
�".
w
z U
CDn
m
z z i
T)
u3 W
u, n
in
a
(V
Qi
N
n.
"' O v 21,
z�;
cN-+ GNi
O
n.
U)z
z
z �'
z
zz
%
v
w
z
F
z
A
z
L
F
W
�
d
z
o
z�
w
F
w,
O
d
O
C
Z
C7
m
..��
"
O
C9 z
Q
G u
Q
z w w ''
U O
a
C1
0
`7w
z V
W
°DP.
w
P
w
.wa
Oc4
w
.�a
wC7
�U
d
dE
w
w
a
C z
a
�u'
]
w
�O�z
az
z�
viu
w
O
.a
.wa
z
z°
o
—
u
��
UQ�UOz
�d
>+
Op
94
d
w
O
O
Q
v
A
e
O
F
O O
x
x
cC
z
a
m
c4
U
0 w
d
c4 ��
d
a
w
.4
O
U N
cn m
w
u—
i
5556A Report Sales Comparison Approach
DISCUSSIO OF AWJUSTMENTS
Usually, comparable sale properties are not exactly like the subject property. If a typical
buyer would perceive the difference to be significant, then adjustment(s) must be made to
the comparable sales so that in the end each offers a realistic indication of value for the
subject. Adjusting comparable sales is a two-step process.
First, adjustments are made so that all of the comparable sales meet the standard of a
"market" transaction as outlined in the definition of market value. Customarily, the first
group of adjustments is made before the comparables are reduced to a common unit of
comparison. Included at this stage are adjustments to bring historic sales current to the
appraisal effective date.
The second group of adjustments is made after an appropriate unit of comparison is chosen.
These adjustments account for physical differences like location, physical characteristics and
size. Sometimes adjustment is required for differences in the permitted land use (zoning) or
in the availability of public service (infrastructure). When the adjustment process is
complete, the unit value indications are reconciled and converted into an estimate of value
for the subject.
REAL PROPERTY RIGHTS CONVEYED
This adjustment category is intended to account for the interest, benefits, and rights
inherent in the ownership of real estate. This category reflects the impact on value caused
by the fee simple versus the leased fee interest or the contract rent as opposed to market
rent.
• None of the comparable sales required adjustment in this category.
19DI TIO OF N&LE
This adjustment category is intended to account for a variety of factors that might affect
the purchase price.
• None of the comparable sales required adjustment in this category.
BUILDING IMPRO MENTS
This category of adjustment is intended to account for the positive or negative contribution
to value of building improvements included with the sale of the land. Buildings that made
a positive contribution to the sale price require a negative adjustment. Buildings that were
demolished and removed require a positive adjustment to account for demolition costs
which are treated as part of the purchase price.
• None of the comparable sales required adjustment in this category.
Carroll & Carroll 56
5556A Report Sales Comparison Approach
FINANCING
Adjustments in this category are intended to account for unusual terms of financing that
are not considered equivalent to cash or conventional financing.
• None of the comparable sales required adjustment in this category.
MARKET CHANG
This adjustment is intended to account for changes in value due to the ebb and flow of
market forces over time.
Five recent sales are presented below that have sold and resold over the past two years in
the Golden Gate Estates sub -market. The sales utilized in the report range from less than a
month to over seven months old. A market change rate of 0.75% per month or 9.00%
annually was applied.
Address Parcel ID# Prior Sale Recent Sale Months Prior Sale Price Recent Sale Price Appreciation Monthly Change
2179 Wilson Blvd N
37598880006
06/26/19
07/14/20
12.62
$60,000
$74,500
24.17%
1.91%
3161 Wilson Blvd N
37693380003
05/18/18
04/28/20
23.37
$72,000
$80,000
11.11%
0.48%
Wilson Blvd N
38500800002
08/20/18
05/31/20
21.37
$45,000
$48,200
7.11%
0.33%
22nd St SE
39391680003
02/25/19
05/20/20
14.79
$62,500
$68,500
9.60%
0.65%
533 6th St SE
37227120008
04/26/18
03/19/20
22.78
$40,900
$49,900
22.00%
0.97%
AVG
.87%
LOCATION/ACCESS/EXPOSURE
This category of adjustment reflects the impact on value caused by the advantages or
disadvantages of a given location.
• The subject benefits from canal frontage. I analyzed recent and historic sales of Estates
zoned land along the canal and compared them to non -waterfront parcels. The
premium ranged from almost no difference to as much as 22.13%. Comparables 4 and
5 have canal frontage, but there doesn't appear to be a premium paid and therefore no
adjustment was warranted.
UTILITIES/INFRASTRUCTURE
This category of adjustment references the availability and adequacy of the road system,
the public was distribution system and the public waste water collection system of each
comparable property as that compares with the same services available to the subject
property.
• None of the comparable sales required adjustment in this category.
Carroll & Carroll 57
5556A Report Sales Comparison Approach
COMPREHENSIVE PLAN/LAND USE
This category of adjustment accounts for differences in the potential land uses
(Comprehensive Plan) or in the specific uses (Zoning) to which a property could be
developed. Differences in value between the subject property and comparable sales might
exist because their highest and best uses are different as a result of government regulation
through zoning and land use controls.
• None of the comparable sales required adjustment in this category.
SIZE/SHAPE
This category of adjustment addresses the effect on the marketability of a given property,
because its physical size/shape might limit the physical utility, or because the size and
term of the financial investment required of an investor/speculator is such that the unit
price is reduced.
• None of the comparable sales required adjustment in this category.
PHYSICAL CHARACTERISTICS
This category of adjustment reflects the physical aspects of a property that impact its use
for development. Physical characteristics included land elevation, soil conditions,
drainage characteristics, threatened or endangered plant and animal species on the
property and the extent and density of covering vegetation.
• None of the comparable sales required adjustment in this category.
RECAPITULATION OF DATA
After making the adjustments discussed above, the comparable sales indicated the
following unit values:
Comparables
Price Per Gross Acre
of Land Area
1
$37,242
2
$36,330
3
$33,830
4
$29,014
5
$23,778
Carroll & Carroll 58
5556A Report Sales Comparison Approach
RECONCILIATION OF DATA
To arrive at a conclusion regarding the value of the subject, the comparable sales and their
indications of value should be weighted according to the quality of each as a value
indicator.
Comparables 4 and 5 are the strongest indicators of value. They are both canal front sale
and most similar in size and physical characteristics. Comparables 4 and 5 were weighted
25%.
Comparables 1, 2, and 3 are all good indicators of value and were given equal weight.
The range of unit value indications is from $23,778 to $37,242 per acre. The arithmetic mean
of the five comparables is $32,039 per acre and the median is $33,830 per acre. The
weighted average discussed above yields $31,102 per acre.
Based on the range of sales and the upward trend, I settled on a unit value of $32,000 per
acre.
ESTIMATE OF VALUE
$32,000 per gross acre results in an indication of value for the subject as of November 12,
2020 of $291,840 (9.12 acres x $32,000 per acre) which rounds to $292,000.
CARROLL & CARROLL
Timothy W. Sunyog, MAI
Cert Gen RZ3288
Carroll & Carroll 59
5556A Report
ADDENDA
(In Order of Appearance)
Page Topic Count Page(s)
Addenda
Page(s)
Assumptions and Limiting Conditions............................................................................ 2
Zoning.................................................................................................................................... 4
FutureLand Use................................................................................................................... 4
Qualifications of Appraiser................................................................................................. 2
Carroll 8v Carroll
5556A Report Addenda
ASSUMPTIONS AND LIMITING CONDITIONS
The certification of the appraiser appearing in this report is subject to the following
assumptions and limiting conditions.
ACCEPTANCE OF AND/OR USE OF THIS APPRAISAL REPORT CONSTITUTES
ACCEPTANCE OF ALL GENERAL AND EXTRAORDINARY ASSUMPTIONS AND
LIMITING CONDITIONS.
None
None
EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS
HYPOTHETICAL CONDITIONS
GENERAL ASSUMPTIONS AND LIMITING CONDITIONS
1. No responsibility is assumed for the legal description or for matters including legal or title
considerations. Title to the property is assumed to be good and marketable.
2. The property is appraised free and clear of liens and encumbrances.
3. Responsible ownership and competent property management are assumed.
4. The information furnished by others is assumed to be true, correct and reliable. A
reasonable effort was made to verify such information, but the appraiser bears no
responsibility for its accuracy.
5. All engineering is assumed to be correct. The plot plans and illustrative material is
included only to assist the reader in visualizing the property.
6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or
structures that render it more or less valuable. No responsibility is assumed for such
conditions or for arranging for engineering studies that might be required to discover
them.
7. It is assumed that there is full compliance with all applicable federal, state, and local
environmental regulations and laws.
Carroll & Carroll
5556A Report Addenda
8. It is assumed that the property is either in compliance with, or is "grandfathered" or
"bested" under, all applicable zoning, use regulations and restrictions.
9. It is assumed that all required licenses, certificates of occupancy, consents, or other
legislative or administrative authority from any local, state, or national government or
private entity or organization have been, or can be, obtained or renewed for any use on
which the value estimate is based.
10. It is assumed that the utilization of the land and improvements is within the boundaries or
property lines of the property described, and that there is no encroachment or trespass.
11. It is assumed that the subject site and improvements are not contaminated by any
hazardous material or toxic substance. During the property inspection we were sensitive
to obvious signs of contamination and we reported anything unusual. However, we are
not qualified to render professional opinions regarding the existence or the nature of
hazardous materials in or on the subject property. If a definitive opinion is desired, then
the client is urged to retain an expert in the field.
12. The distribution of the total value in this report, between land and improvements, applies
only under the stated program of utilization. The separate allocations for land and
buildings must not be used in conjunction with any other appraisal and are invalid if so
used.
13. Possession of this report, or a copy thereof, does not carry with it the right of publication.
14. Unless previous arrangements were made, the appraisers, by reason of this appraisal, are
not required to give further consultation, testimony, or to be in attendance in court.
Carroll & Carroll
5556A Report Addenda
B. Estate District (E). The purpose and intent of the estates district (E) is to provide lands for low density
residential development in a semi -rural to rural environment, with limited agricultural activities. In addition to
low density residential development with limited agricultural activities, the E district is also designed to
accommodate as conditional uses, development that provides services for and is compatible with the low
density residential, semi -rural and rural character of the E district. The E district corresponds to and
implements the estates land use designation on the future land use map of the Collier County GMP,
although, in limited instances, it may occur outside of the estates land use designation. The maximum
density permissible in the E district shall be consistent with and not exceed the density permissible or
permitted under the estates district of the future land use element of the Collier County GMP as provided
under the Golden Gate Master Plan.
1. The following subsections identify the uses that are permissible by right and the uses that are allowable
as accessory or conditional uses in the estates district (E).
a. Permitted uses.
1. Single-family dwelling.
2. Family care facilities, subject to section 5.05.04
3. Essential services, as set forth in section 2.01.03
4. Schools, public, including "Educational plants."
b. Accessory Uses.
1. Uses and structures that are accessory and incidental to uses permitted as of right in the (E)
district.
2. Fruits, vegetables, and nursery plants grown for both personal consumption and off -site retail
sale, such as farmer's markets. Farm operations that grow fruits, vegetables, and nursery
plants for off -site retail sale shall be subject to LDC section 5.02.00 Home Occupations, as
amended, and the following standards:
i. Farm operations shall not occupy more than 50 percent of the lot.
ii. Farm operations shall conform to minimum setbacks established in LDC sections 2.03.01
B.2 and 4.02.01 A. Table 2.1, however, no side, rear or front setbacks are required
greater than 30 feet.
iii. Vegetation removal for farm operations shall be subject to LDC section 3.05.05 F, as
amended.
3. Keeping of fowl or poultry, not to exceed 25 in total number, provided such fowl or poultry are
kept in an enclosure located a minimum of 30 feet from any lot line, and a minimum of 100
feet from any residence on an adjacent parcel of land.
4. Keeping of horses and livestock (except for hogs), not to exceed two such animals for each
acre, and with no open feedlots. Any roofed structure for the shelter and feeding of such
animals shall be a minimum of 30 feet from any lot line and a minimum of 100 feet from any
residence on an adjacent parcel of land.
Notwithstanding the above, hog(s) may be kept for a 16 week period in preparation for
showing and sale at the annual Collier County Fair and/or the Immokalee Livestock
show. The following standards shall apply:
a) One hog per child enrolled in a 4-H Youth Development Program, Collier County
Fair Program or similar program is permitted. In no case shall there be more than 2
hogs per acre.
b) Premises shall be fenced and maintained in a clean, healthful, and sanitary
condition.
c) Premises or roofed structure used for the sheltering, feeding, or confinement of
such animals shall be setback a minimum of 30 feet from lot lines and a minimum
of 100 feet from any dwelling unit on an adjacent parcel of land.
d) Hog(s) shall not be returned to the property once removed for showing and/or sale.
Carroll 8v Carroll
5556A Report Addenda
5. One guesthouse, subject to section 5.03.03
6. Recreational facilities that serve as an integral part of a residential development and have
been designated, reviewed and approved on a site development plan or preliminary
subdivision plat for that development. Recreational facilities may include but are not limited
to golf course, clubhouse, community center building and tennis facilities, parks, playgrounds
and playfields.
7. Excavation and related processing and production subject to the following criteria:
These activities are incidental to the permitted used onsite.
ii. The amount of excavated material to be removed from the site cannot exceed 4,000
cubic yards total. Amounts in excess of 4,000 cubic yards shall require conditional use
approval for earth mining, pursuant to the procedures and conditions set forth in section
10.08.00
C. Conditional uses. For Estates zoning within the Golden Gate Estates subdivision, the Golden
Gate Area Master Plan in the GMP restricts the location of conditional uses. The following uses
are permissible as conditional uses in the estates district (E), subject to the standards and
procedures established in section 10.08.00
Churches.
2. Social and fraternal organizations.
3. Child care centers and adult day care centers.
4. Schools, private.
5. Group care facilities (category 1); care units, subject to the provisions of subsection 2.03.01
B.3.f; nursing homes; assisted living facilities pursuant to § 400.402 F.S. and ch. 58A-5
F.A.C.; and continuing care retirement communities pursuant to § 651 F.S. and ch. 4-193
F.A.C.; all subject to section 5.05.04.
6. Group care facilities (category 11) care units subject to section 5.05.04 only when tenancy of
the person or persons under care would not:
Constitute a direct threat to the health or safety of other individuals;
ii. Result in substantial physical damage to the property of others; or
iii. Result in the housing of individuals who are engaged in the current, illegal use of or
addiction to a controlled substance, as defined in section 802 of title 21, U.S. Code.
7. Extraction or earthmining, and related processing and production not incidental to the
development of the property subject to the following criterion and subsection 4.02.02 C.
The site area shall not exceed 20 acres
8. Essential services, as set forth in subsection 2.01.03 G.
9. Model homes and model sales centers, subject to compliance with all other LDC
requirements, to include but not limited to section 5.04.04
10. Ancillary plants.
d. Prohibited uses.
Owning, maintaining or operating any facility or part thereof for the following purposes is
prohibited:
i. Fighting or baiting any animal by the owner of such facility or any other person or entity.
ii. Raising any animal or animals intended to be ultimately used or used for fighting or
baiting purposes.
iii. For purposes of this subsection, the term baiting is defined as set forth in F.S. §
828.122(2)(a), as it may be amended from time to time.
Carroll 8v Carroll
5556A Report
Addenda
2. Minimum yard Requirements. See subsection 4.02.01 A. Table 2.1 for the general requirements. The
following are exceptions to those requirements:
a. Conforming Corner lots. Conforming corner lots, in which only one full depth setback shall be
required along the shorter lot line along the street. The setback along the longer lot line may be
reduced to 37.5 feet, so long as no right-of-way or right-of-way easement is included within the
reduced front yard. (See Exhibit A)
ESTATES: CONFORMING CORNER LOT
R.O.W
A P/L
R.O.W
P/L
180' 75'
LOT <FULL FRONT
WIDTH SETBACK
*
R
R.O. W
FRONT SETBACK
37.5' REDUCED BY
50%
PIL
30' Q
SIDE> Z
ETBACK t
x
w
* Example -lot width
may vary, but never
less than 150'
R.O.W SETBACKS MEASURED FROM R.O.W. LINE
WIDTH MEASURED BETWEEN PROPERTY LINES
R.O.W. LINE PROPERTY LINE -
b. Nonconforming Corner lots. Nonconforminq corner lots of record, in which only one full depth
setback shall be required along the shorter lot line along the street. The setback along the longer
lot line may be reduced to 15 feet, so long as no right-of-way or right-of-way easement is included
within the reduced front yard. (See Exhibit B)
Carroll 8v Carroll
5556A Report
Addenda
ESTATES: NON -CONFORMING CORNER LOT
R.O.W
-R'L-- -- -- -- --
R.O.W REDUCED
I
5 FRONT SETBACK
I
105
LOT
< > 10% LOT 10 .
W IDTH
FULLFRONT FRONT WIDTH
P!L
SETBACK
I
10% LOT
WIDTH P(L
V
1as
-
n wL
R.O.W
R.O.W
SETBACKS MEASURED FROM R.O.W. LINE
WIDTH MEASURED BETWEEN PROPERTY LINES
R.O.W. LINE PROPERTY LINE - -
c. Nonconforming through lots, i.e. double frontage lots, nonconforming lots of record with
double road frontage, which are nonconforming due to inadequate lot depth, in which case, the
front yard along the local road portion shall be computed at the rate of 15 percent of the depth of
the lot, as measured from edge of the right-of-way.
i. The nonconforming through lot utilizing the reduced frontage shall establish the lot
frontage along the local road only. Reduced frontage along a collector or arterial roadway to
serve such lots is prohibited. Front yards along the local road shall be developed with
structures having an average front yard with a variation of not more than six feet; no
building thereafter erected shall project beyond the average line so established.
d. Nonconforming lots of record, which are nonconforming due to inadequate lot width, in which
case the required side yard shall be computed at the rate of ten (10) percent of the width of the lot.
(Ord. No. 06-63, § 3.C; Ord. No. 07-67, § 3.C; Ord. No. 08-11, § 3.D; Ord. No. 08-63, § 3.C; Ord. No. 10-23,
§ 3.E; Ord. No. 12-38, § 3.13; Ord. No. 13-56, § 3.13; Ord. No. 14-40, § 2.A)
Carroll 8v Carroll
5556A Report
Addenda
Golden Gate Area Master Plan as of Ordinance No. 2017-23 adapted June 13, 2017
A. All development and redevelopment within this Subdistrict shall include:
1. Provisions for bicycle and pedestrian travel.
2. An emphasis on building aesthetics.
3. Emphasis on the orderly circulation of vehicular, bicycle and pedestrian traffic.
4. Provision for adequate ingress and egress, which may include local street vacation
or relocation if alternative access is provided.
5. Provision for broad sidewalks or pathways.
6. Enhanced streetscaping.
7. Shared parking and/or property interconnections, where possible and feasible.
8. Quality designs for building facades, including lighting, uniform signage and
landscaping.
2. ESTATES DESIGNATION
(x) This designation is characterized by low density semi -rural residential lots with limited
opportunities for other land uses. Typical lots are 2.25 acres in size. However, there are some
legal non -conforming lots as small as 1.14 acres_ Residential density is limited to a maximum of
one unit per 2.25 gross acres, or one unit per legal non -conforming lot of record, exclusive of
guesthouses. Multiple family dwelling units, duplexes, and other structures containing two or
more principal dwellings, are prohibited in all Districts and Subdistricts in this Designation.
(XVI) Generally, the Estates Designation also accommodates future non-residential uses, including:
• Conditional uses and essential services as defined in the Land Development Code,
except as prohibited in the Neighborhood Center Subdistrict. Also, refer to the
Conditional Uses Subdistrict.
• Parks, open space and recreational uses.
(XVI) • Group Housing shall be permitted subject to the definitions and regulations as outlined in
the Collier County Land Development Code (Ordinance No. 04-41, adopted June 22,
2004, effective October 18, 2004) and consistent with locational requirements in Florida
Statutes (Chapter 419.001 F.S.).
(Ij • Schools and school facilities in the Estates Designation north of 1-75, and where feasible
and mutually acceptable, co -locate schools with other public facilities, such as parks,
libraries and community centers to the extent possible.
Group Housing includes the following type facilities:
• Family Care Facility if occupied by not more than six (6) persons shall be permitted in
residential areas.
+ Group Care Facility,
+ Care Units,
• Adult Congregate Living Facilities, and
• Nursing Homes.
All of the above uses shall be consistent with all of the Goals, Objectives and Policies of the
Golden Gate Area Master Plan.
(XVI) = Plan Amendment by Ordinance No. 2008-59 on October 14, 2008
21
Carroll 8v Carroll
5556A Report
Addenda
A. Estates — Mixed Use District
Golden Gate Area Master Plan as of Ordinance No. 2017-23 adapted June 13, 2017
(VIII)(x) 1. Residential Estates Subdistrict
Single-family residential development is allowed within this Subdistrict at a maximum density
of one unit per 2.25 gross acres, or one unit per legal non -conforming lot of record, exclusive
of guesthouses.
(VI)(X) 2. Neighborhood Center Subdistrict
Recognizing the need to provide basic goods, services and amenities to Estates residents,
Neighborhood Centers have been designated on the Golden Gate Area Future Land Use Map.
The Neighborhood Center designation does not guarantee that commercial zoning will be
granted. The designation only provides the opportunity to request commercial zoning.
(VI) a) The Collier County Land Development Code shall be amended to provide rural
design criteria to regulate all new commercial development within Neighborhood
Centers.
(III)(VI)(XVI) b) Locations
Neighborhood Centers are located along major roadways and are distributed within
Golden Gate Estates according to commercial demand estimates. (See Golden Gate
Estates Neighborhood Centers Map). The centers are designed to concentrate all
new commercial zoning, and conditional uses, as allowed in the Estates Zoning
District, in locations where traffic impacts can be readily accommodated and to avoid
strip and disorganized patterns of commercial and conditional use development.
Four Neighborhood Centers are established as follows:
(vi)(m)(xvipix) • Wilson Boulevard and Golden Gate Boulevard Center.
This center consists of three quadrants at the intersection of Wilson and Golden
Gate Boulevards (See Map 10). The NE and SE quadrants of the Center consist
of Tract 1 and 2, Unit 14, Tract 17, Unit 13 and the western half of Tract 18, Unit
13 Golden Gate Estates. The NE quadrant of Wilson and Golden Gate Boulevards
is approximately 8.45 acres. The parcels within the NE quadrant shall be
interconnected and share access to Golden Gate Boulevard and Wilson Boulevard
to minimize connections to these two major roadways. The SE quadrant of Wilson
and Golden Gate Boulevards is 7.15 acres, allows 5.00 acres of commercial
development, and allocates 2.15 acres to project buffering and right-of-way for
Golden Gate Boulevard and Wilson Boulevard. The SW quadrant of the Center is
approximately 4.86 acres in size and consists of Tract 125, Unit 12 of Golden Gate
Estates.
(V)(VI)MI) • Collier Boulevard and Pine Ridge Road Center.
The center at Collier Boulevard and Pine Ridge Road is located on both sides of
the intersection. Tracts 109-114, Unit 26, Golden Gate Estates are included in this
center as eligible for commercial development. (See Collier Boulevard/Pine Ridge
Road Center Map). The E112 of Tract 107, Unit 26 is also included within this
center but is only to be used for buffer, water management and open space.
(vlgxvl) • Everglades Boulevard and Golden Gate Boulevard Center.
This Center consists of all four quadrants at the intersection of Everglades and
Golden Gate Boulevards (See Golden Gate Boulevard/Everglades Boulevard
Center Map)_ The NE quadrant of the Center is approximately 5.46 acres in size
(XIX) = Plan Amendment by Ordinance No. 2011-29 on September 14, 2011
P4►A
Carroll 8v Carroll
5556A Report
Addenda
Golden Gate Area Master Plan as of ordinance No. 2017-23 adapted June 13, 2017
a. Commercial uses shall be limited to the following:
1. medical offices and clinics and professional offices, except surveyors; and,
2. medical related uses, such as a wellness center.
b. The ordinance rezoning this property to allow commercial uses shall include
the following requirements:
1. no less than sixty percent (60%) of the gross square footage shall be
designated for medical offices and clinics; and,
2. parking for the entire project shall be that required for medical office or clinic
use by the Land Development Code (Ordinance No. 04-41, as amended),
so as to allow 100 percent medical office use.
c. Parking lot lighting shall be restricted to bollards except as may be required to
comply with lighting standards in the Land Development Code (Ordinance No.
04-41, as amended) and other governing regulations.
d. The Neighborhood Center boundaries of this quadrant shall not be further
expanded-
(VI)(x) 3. Conditional Uses Subdistrict
Various types of conditional uses are permitted in the Estates zoning district within the Golden
Gate Estates area. In order to control the location and spacing of new conditional uses, one
of the following four sets of criteria shall be met:
(VI)WO a) Essential Services Conditional Use Provisions:
Those Essential Services Conditional Uses, as identified within Section 2.01.03 G. of
the Collier County Land Development Code, may be allowed anywhere within the
Estates Zoning District, except as prohibited in certain Neighborhood Centers, and are
defined as:
• electric or gas generating plants,
• effluent tanks,
• major re -pump stations,
• sewage treatment plants, including percolation ponds,
• hospitals and hospices,
• water aeration or treatment plants,
(XVI) . governmental facilities (except for those Permitted Uses identified in Section
2.01.03 of the Land Development Code),
• public water supply acquisition, withdrawal, or extraction facilities, and
• public safely service facilities, and other similar facilities.
(VI)(VIII) b) Golden Gate Parkway and Collier Boulevard Special Provisions:
(XVI) • Conditional uses shall not be permitted on those parcels immediately adjacent to
the west side of Collier Boulevard within the Estates Designated Area except
where the parcel is directly bounded by conditional uses on two (2) or more side
yards with no intervening rights -of -ways or waterways; and, except as provided in
subparagraph 2., below; and, except for essential services, as described in
paragraph a), above.
(XVI) = Plan Amendment by Ordinance No. 2008-59 on October 14, 2008
Prof
Carroll 8v Carroll
5556A Report
Addenda
Golden Gate Area Master Plan as of Ordinance No. 2017-23 adapted June 13, 2017
(xn)(w)(mil)
• Recognizing the existing residential nature of the land uses surrounding the 1-75
interchange at Golden Gate Parkway, there shall be no further conditional uses for
properties abutting Golden Gate Parkway, between Livingston Road and Santa
Barbara Boulevard, except as permitted within the Golden Gate Parkway
Institutional Subdistrict; except as provided in paragraph 3.b)3_, below; and, except
as provided in subparagraph 1., below; and, except for essential services, as
described in paragraph a), above.
(XVI) • Further, no properties abutting streets accessing Golden Gate Parkway, between
Livingston Road and Santa Barbara Boulevard, shall be approved for conditional
uses except as permitted within the Golden Gate Parkway Institutional
Subdistrict; and, except as provided in subparagraph 1., below; and, except for
essential services, as described in paragraph a), above. This provision shall not
be construed to affect the area described in Paragraph a), above.
(VIII)(m) 1. In consideration of the improvements associated with the interchange at
Interstate 75 and Golden Gate Parkway, the existing conditional use (church
and related facilities) located at the southeast corner of Golden Gate Parkway
and 661h Street S.W. may be expanded in acreage and intensity along the
south side of Golden Gate Parkway to the east of 661 Street S.W., but the
total project area shall not exceed approximately 9.22 acres (see Golden
Gate Parkway Interchange Conditional Uses Area Map).
2. The parcel located immediately south of the Commercial Western Estates Infill
Subdistrict, on the west side of Collier Boulevard, and at the southwest
quadrant of the intersection of Vanderbilt Beach Road and Collier Boulevard,
shall be eligible for a transitional conditional use designation.
(XXIII) 3. Conditional use for expansion of the existing educational and charitable social
organization (Naples Bridge Center) is allowed on the east 150 feet of Tract 75
and the west 150 feet of Tract 82, Unit 30, Golden Gate Estates. The maximum
building area permitted on the two parcels shall be limited to 15,000 square
feet. Use of Tract 82 shall be limited to parking, water management and open
space uses. See Conditional Uses Subdistrict Golden Gate Parkway Special
Provisions map.
(VI) c) Neighborhood Center Transitional Conditional Use Provisions:
Conditional uses shall be allowed immediately adjacent to designated Neighborhood
Centers subject to the following criteria:
1. Properties eligible for conditional uses shall abut the arterial or collector road
serving the Neighborhood Center,
2. Such uses shall be limited to transitional conditional uses that are compatible with
both residential and commercial such as churches, social or fraternal
organizations, childcare centers, schools, and group care facilities,
3. All conditional uses shall make provisions for shared parking arrangements with
adjoining developments whenever possible,
4. Conditional uses abutting Estates zoned property shall provide, at a minimum, a
75-foot buffer of native vegetation in which no parking or water management uses
are permitted,
(XXIII) = Plan Amendment by Ordinance No. 2016-12 on May 10, 2016
27
Carroll 8v Carroll
5556A Report
Addenda
%oO Carroll & Carroll
Real Estate Appraisers & Consultants
Timothy W. Su nyog, MAI
CERTGEN RZ3288
PROFESSIONAL RECOGNITION
State -Certified General Real Estate Appraiser RZ3288
Earned 12-15-08
MAI Designation Appraisal Institute
Earned 06-24-15
PROFESSIONAL EXPERIENCE
Carroll & Carroll Appraisers & Consultants, LLC, Naples, FL — Principal/Full Time Commercial Real Estate Appraiser,
January 2018 - Present
Carroll & Carroll, Inc., Naples, FL, Full Time Commercial Real Estate Appraiser,
August 2005 -August 2006 & July 2007— December 2017
Realvest Appraisal Services, Inc., Maitland, FL, Associate Appraiser, September 2006 - June 2007
UBS Financial Services Inc., Orlando, FL., Investments intern, Fall 2003
Florida Real Estate Sales Associate - February 2014 — Present
EDUCATION
Rollins College, Bachelor of Arts — Economics - May 2004
Argus Valuation — DCF Training, February 2012
Continuing Education —Tim Sunyog has met the continuing education requirements of the State of Florida and the
Appraisal Institute
PROFESSIONAL ASSOCIATIONS
Appraisa# Institute — Florida Gulf Coast Chapter (Secretary)
Appraisal Institute — Leadership Development & Advisory Council (LDAC)
Naples Area Board of Realtors
CIVIC INVOLVEMENT
Education Foundation —Connect Now Initiative
Relay for Life
Naples Junior Chamber
PRACTICE INCLUDES ASSIGNMENTS INVOLVING
Vacant Land
Agricultural Properties
Multifamily Properties
Commercial Condos
Office Buildings
Retail Centers
Subdivisions
Buy/Sell Decisions
Ad Valorem Tax Analysis
Litigation
Churches
Industrial Buildings
Restaurants
Self -Storage Facilities
Estate Settlement
Carroll && Carroll
5556A Revort Addenda
Ron DeSantis, Governor
Halsey Beshears, Secretary
STATE OF FLORIDA dbplr
DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION
FLORIDA REAL ESTATE APPRAISAL BD
THE CERTIFIED GENERAL APPRAISER HEREIN IS CERTIFIED UNDER THE
PROVISIONS OF CHAPTER 475, FLORIDA STATUTES
SUNYOG, TIMOTHY WILLIAM
2805 HORSESHOE DRIVE SOUTH
SUITE 100
i NAPLES FL 34104
LICENSE NUMBER: RZ3288
EXPIRATION DATE: NOVEMBER 30, 2022
Always verify licenses online at MyFloridaLicense.com
Do not alter this document in any form.
This is your license. It is unlawful for anyone other than the licensee to use this document.
Carroll & Carroll
/40 Carroll & Carroll
Real Estate Appraisers & Consultants
APPRAISAL REPORT
FOR
COLLIER COUNTY GMD/
TRANSPORTATION ROW
SUBJECT PROPERTY:
PARCEL 1122 POND
5.00 GROSS ACRES
LOCATED ALONG 10TH AVENUE NE
NAPLES, FL 34120
AT THE REQUEST OF:
HARRY HENDERSON, SRA
REVIEW APPRAISER
COLLIER COUNTY GMD/
TRANSPORTATION ROW
2885 S. HORSESHOE DRIVE
NAPLES, FL 34104
ASSIGNMENT NO.:
5556B-TS
APPRAISAL EFFECTIVE DATE:
NOVEMBER 12, 2020
DATE OF REPORT:
DECEMBER 28, 2020
5556B Report Table of Contents
Table of Contents
SUMMARY OF IMPORTANT DATA AND CONCLUSIONS.........................................................1
CERTIFICATION.....................................................................................................................................
3
SCOPEOF WORK...................................................................................................................................
5
ESTATEAPPRAISED..............................................................................................................................
6
DEFINITION OF MARKET VALUE.....................................................................................................
7
ASSUMEDEXPOSURE TIME................................................................................................................
7
AREAINFORMATION..........................................................................................................................
8
MARKETAREA.....................................................................................................................................19
PROPERTY INFORMATION...............................................................................................................
30
SITEDESCRIPTION..........................................................................................................................
32
SUBJECT PHOTOGRAPHS..............................................................................................................
34
ENVIRONMENTAL CONTAMINATION....................................................................................
38
NATURAL RESOURCE CONCERNS............................................................................................
39
ZONING..............................................................................................................................................
42
ASSESSMENT AND TAXES............................................................................................................
44
FLOODZONE DATA.......................................................................................................................
45
TRANSACTIONAL HISTORY........................................................................................................
47
CURRENTSTATUS...........................................................................................................................
47
HIGHEST AND BEST USE...................................................................................................................
48
CONSIDERATION OF APPROACHES.............................................................................................
48
SALES COMPARISON APPROACH.................................................................................................
49
LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES.............................
50
VACANT LAND COMPARABLES ...............................................Error! Bookmark not defined.
LAND SALES ADJUSTMENT GRID..............................................................................................
56
ESTIMATEOF VALUE.........................................................................................................................
60
ADDENDA.............................................................................................................................................
61
Carroll 8v Carroll
5556B Report Summary of Important Data & Conclusions
SUMMARY OF IMPORTANT DATA AND CONCLUSIONS
This information is summarized only for convenience. The value given is the final, rounded
conclusion of the appraisal. To use this summary without first reading the appraisal report
could be misleading.
PROPERTY INFORMATION
Property Identification
Parcel 1122 Pond
5.00 Gross Acres located along 101h Avenue NE,
Naples, FL 34120
Property Description
A canal front parcel containing 5.00 gross -acres located
along the north side of 101h Avenue NE, west of 81h Street
NE in Naples, Florida.
Property Type
Vacant Land
Owner of Record
Collier County
Property ID #
37493920003
CLIENT INFO & VALUE CONCLUSIONS
Client
Collier County GMD/Transportation ROW
Intended Use
To assist in asset management.
Intended Users
Collier County GMD/Transportation ROW
Appraisal Effective Date November 12, 2020
Date of Report December 28, 2020
Date of Inspection November 12, 2020
Purpose of Appraisal Estimate Market Value "As Is"
Estate Appraised Fee Simple
Interest Appraised 100%
Estimated Market Value $180,000
GENERALINFO
Appraiser Timothy W. Sunyog, MAI
State -Certified General Appraiser RZ 3288
Scope of Work All applicable approaches to value were developed.
EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS
None
HYPOTHETICAL CONDITIONS
None
MARKET CONDITIONS STATEMENT
COVID-19 is affecting the real estate market in ways that are sensed, but still mostly
unmeasurable. Real estate remains the preferred store of wealth in times of risk and
instability.
Carroll 8s Carroll 1
5556B Report
Summary of Important Data & Conclusions
For almost everyone, the greatest risk associated with COVID-19 is the risk of broad
economic dislocation. This manifests as work days lost, forced business closures, supply
line shortages, and economic decline due to decreased activity. The longer extraordinary
economic conditions like those continue, the slower will be the return to normalcy.
The local residential real estate market felt the negative effects during the first few months
of the pandemic but has since recovered with the number of closed sales, pending sales,
and median price higher in June, July, August, September, and October 2020 compared to
June -October 2019. Pent up demand from the pandemic and record low interest rates are
fueling this market.
COVID-19 has had different impacts on the commercial market. The industrial market is in
a period of stability. The majority of the business owners and tenants in the Southwest
Florida industrial market are construction or service type businesses that are not being
negatively impacted by the pandemic. The office market is also in a period of stability. We
are not seeing the large downsizing as in much of the country and with more employees
able to work remotely and the corporate tax benefits in Florida, the office market should
remain stable. Most retail and hospitality properties are feeling the negative impacts.
Commercial tenant revenues are declining which could affect lease payments. If negative
conditions persist, commercial tenants could be lost, and then be slow to replace. Retail
tenants, especially restaurants without drive-thru facilities, are struggling. The motel/hotel
market is also being negatively impacted due to travel restrictions. We expect marketing
periods to lengthen, and the time required to close a transaction to increase. There is
resiliency in the commercial market due to high occupancies and strong net operating
income.
If workers experience permanent job loss and replacement jobs are not available, or if
personal incomes are reduced for long periods, then the residential rental market might be
affected. We don't expect panic sales as there is no safe alternative and relaxed fiscal policy
is intended to reduce pressure on the hardest hit. The local retired residential community is
resilient, and our community infection rate had been declining, but is beginning to increase
heading into the winter months.
It is noted the current financial market is in a state of uncertainty, and it is not currently
known how this instability has affected the real estate market segment, or how it could
potentially affect real estate. Certain immediate events in the economy may occur that
could cause the property to perform differently than the estimates and conclusions
contained herein. It is expressed the estimates and conclusions contained herein are subject
to risk and uncertainty. We are not responsible for any negative affects the financial market
may have on the property that cannot be foreseen at this time.
Carroll &, Carroll 2
5556B Report Certification
CERTIFICATION
I CERTIFY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF:
I personally inspected the subject property and made an inspection of all comparable
sales or listings identified in the report.
The statements of fact contained in this report are true and correct.
The reported analyses, opinions and conclusions are limited only by the reported
assumptions and limiting conditions and our personal, impartial and unbiased
professional analyses, opinions and conclusions.
I have no present or prospective interest in the property that is the subject of this report
and no personal interest with respect to the parties involved.
In the three years immediately prior to acceptance of this assignment I have not
performed any services regarding the subject property as appraisers, or in any other
capacity.
I have no bias with respect to the property that is the subject of this report or the parties
involved with this assignment.
My engagement in this assignment was not contingent upon developing or reporting
predetermined results.
My compensation for completing this assignment is not contingent upon the
development or reporting of a predetermined value or direction in value that favors the
cause of the client, the amount of the value opinion, the attainment of a stipulated result
or the occurrence of a subsequent event directly related to the intended use of this
appraisal.
My analyses, opinions and conclusions were developed, and this report was prepared,
in conformity with the Uniform Standards of Professional Appraisal Practice. I am also
subject to the Code of Ethics and Standards of Professional Practice of the Appraisal
Institute, which includes provisions for peer review.
The use of this report is subject to the requirements of the State of Florida relating to
review by the Florida Real Estate Appraisal Board and to the requirements of the
Appraisal Institute relating to review by its duly authorized representatives.
Carroll & Carroll 3
5556B
Certification
No one other than the undersigned prepared the analyses, opinions and conclusions
concerning real estate that are set forth in this report.
As of the date of this report, I have completed the requirements of the continuing
education program of the State of Florida, and for Designated Members of the
Appraisal Institute.
CARROLL & CARROLL
Timothy W. Sunyog, MAI
Cert Gen RZ3288
Carroll & Carroll 4
5556B Report Scope of Work
SCOPE OF WORK
All applicable approaches to value were developed and the value conclusion reflects all
known information about the subject property, market conditions, and available data.
The scope of work was:
• Inspected and photographed the subject property
• Reviewed aerial photographs, land use plans, the Land Development Code, and other
documentation
• Reviewed how the property relates to its neighborhood and to the broader market area
in development of an opinion of highest and best use
• Researched vacant land comparable sales, listings, and pending sales
• Developed the sales comparison approach
• Estimated the market value of the fee simple estate
• Prepared an appraisal report summarizing the appraisal assignment, the property
appraised, the application of the appraisal methodology, and the logical support for the
value conclusion
Sources of market data included local and regional MLS systems, CoStar, LoopNet, public
records, and interviews with real estate brokers.
Carroll & Carroll 5
5556B Report Estate Appraised
ESTATE APPRAISED
The estate appraised is the Fee Simple Absolute. For appraisal purposes Fee Simple
Absolute is synonymous with Fee Simple.
The Dictionary of Real Estate Appraisal, Sixth Edition, published 2015 by the Appraisal
Institute, defines Fee Simple Estate as:
Absolute ownership unencumbered by any other interest or estate, subject only to the limitations
imposed by the governmental powers of taxation, eminent domain, police power, and escheat.
We consider easements, but only to the extent that they are known to us. Appraisal of the
fee simple means that an improved property is vacant and available to be put to its highest
and best use.
Carroll & Carroll 6
5556B Report Definition of Market Value
DEFINITION OF MARKET VALUE
In United States tax law, the definition of Fair Market Value is found in the United States
Supreme Court decision in the Cartwright case:
The fair market value is the price at which the property would change hands between a
willing buyer and a willing seller, neither being under any compulsion to buy or to sell
and both having reasonable knowledge of relevant facts.
United States v. Cartwright, 411 U. S. 546, 93 S. Ct. 1713, 1716-17, 36 L. Ed. 2d 528, 73-1 U.S.
Tax Case. (CCH) 9[ 12,926 (1973) (quoting from U.S. Treasury regulations relating to Federal
estate taxes, at 26 C.F.R. sec. 20.2031-1(b)).
ASSUMED EXPOSURE TIME
The reasonable exposure time referenced in (c) above is assumed to have already occurred
as of the appraisal effective date. The assumed reasonable exposure time was between 3 and
4 months.
Carroll & Carroll 7
5556B
Area Anal
AREA INFORMATION
COLLIER COUNTY ANALYSIS
An analysis of geography, transportation, population, employment, income and education
for Collier County is performed using data provided by Site to Do Business, Florida Office
of Economic & Demographic, United States Department of Labor and Fishkind &
Associates, all recognized source(s).
'Fart Myers:
shell P.ht Villas'
res C:[yo V,Ilsg o o61,2
aTru d -d-Eiggar
res City Punta Rassa ',41 II
San Carlos Patk
Isla rid o and Bel Far[Myers 12-dr
aor 1 o Bon s
sr,o.e4 .:.Springs
Naples P
Van ,e ll Beech Estates
V—n ,hiit6
Frx,r India -
- Crpra 9-5- m _R,s=:rv<n'son
5 i
M. es
—
.=r;.m� _
Isles W Ca FWA
♦{p�,m -
_ Merl Lxw
MafrA Isla - —
��-
_-
. -PQ MN Tra l E
30 km
�W6H! � o �71 ISO '�i L�MECWn
20 mi g;,p Idr 4rrr Iv Da eusrrtrss
. - P—d
GEOGRAPHY
Collier County is the most southerly county on Florida's west coast offering mainland
coastal development. Collier County is west of Ft. Lauderdale and south of Tampa. With
2,025 square miles of land area, it is the largest county in Florida. 821,620 acres, or about
63% of the land area, is in public ownership, is set aside for parks and environmental
preservation, or is scheduled for public land acquisition.
The region enjoys a climate that is classified as subtropical. Summers are relatively mild
and winters are usually frost free. A hard freeze is a rarity. The climate, especially in
winter, is one that attracts and is enjoyable to most people.
The geography of the area runs generally northwest and southeast as indicated by the trend
of the coastline. Beaches extend from the northern county line south to Cape Romano and
then, as the coastline trends further to the southeast, beaches give over to mangrove islands
and swamps. Moving northeastward from the beaches, elevations increase very slowly.
Carroll & Carroll 8
5556B
Area Anal
Most of the county is less than 15 feet above mean sea level. Although changes in elevation
are gradual, they are well defined by variations in vegetation. Much of the county is, or was
once, wetland. The once plentiful marine resources are largely depleted, but still provide
good sport fishing.
Population centers include the coastal communities of Naples, Marco Island and
Everglades/Chokoloskee. Immokalee, the single large interior community, is located in
north Collier County and is the agricultural center of the region.
POPULATION
"The social forces studied by appraisers primarily relate to population characteristics. The
demographic composition of the population reveals the potential demand for real estate,
which makes the proper analysis and interpretation of demographic trends important in an
appraiser's analysis." The total population, it's composition by age and gender, and the rate
of household formation and dissolution strongly influence real property values. (The
Appraisal of Real Estate 141h Edition)
500,000
450,000
400,000
350,000
300,000
250,000
200,000
150,000
100,000
50,000
Collier County Population
2000 2005 2010 2018 2023 2030 2035 2040
Florida Office of Economic & Demographic Research and Esri forecasts 2018
Collier County's population has continued to increase year after year. The population has
grown at an annual rate of 1.8% from 2010 to 2018. The population forecasts through 2023
call for a continued steady growth cycle at an estimated annual rate of 1.856% or 7,031
people per year.
Collier County for years has been one of the nations' fastest growing counties, historically
outperforming the state. Population increases began in 2010, trending once again towards
outperforming the state.
Carroll & Carroll 9
5556B Report Area Anal
Population Change (State vs County)
30%
W 20%
15%
0%
2000 2005 2010 2018 2023 2030 2035 2040
Year
Florida Office of Economic & Demographic Research and Esri forecasts 2018
Collier
County
Collier County is a popular retirement destination. As of 2018, 55.50% of the County's
residents are over the age of 45. The 2023 forecasts depict an aging community with 56.5%
of the population 45 years of age or older.
18%
16%
14%
12%
10%
8%
6%
4%
2%
0%
Population by Age
0-4 5-9 10-14 15-24 25-34 35-44 45-54 55-64 65-74 75-84 85+
Age
U.S. Census Bureau, Census 2010 Summary File 1. Ersi forecasts for 2018 and 2023
■ 2010
2018
❑ 2023
Carroll & Carroll 10
5556B
Area Anal
EMPLOYMENT
Collier County is a largely service based economy with 34.2% of the employees in the
leisure, hospitality, education and health service industries and 20.8% in professional,
business, financial and other services. Trade, transportation, & utilities along with
government jobs account for 28.2% of the County's employees. Industries such as natural
resources/mining, construction, and manufacturing make up only 15.9% of the market.
Finand
Govern
ConstrL
2017 EMPLOYED BY INDUSTRY - COLLIER COUNTY
Mining & Leisure &
Manufacturing Hopitality
Professional &
Business Services
Office of Economic & Demographic Research, www.edr.statefl.us
ie,
tation &
:ies
x Health
:es
Carroll & Carroll 11
5556B
Area Anal
Top 11 Largest Employers Collier County -2012
Rank
Company
Employees
1
Collier County Public Schools
4739
2
NCH Healthcare System
4000
3
Collier County Government
1591
4
Collier County Sheriff's Office
1371
5
Ritz Carlton, Naples
1100
6
Gargiula, Inc.
1100
7
Arthrex, Inc
1056
8
Hometown Inspection Services
900
9
Publix
800
10
Naples Grande Beach Resort
760
11
Marriott
730
Source: www.eflorida.com as reported in 2014 Clerk of Courts Annual Report
The unemployment rate in Collier County exceeded the state average by a slight margin in
2018. The unemployment rate then declined through 2018 as the economy improved and,
until recently, Collier County's unemployment rates decreased more rapidly than the state.
Unemployment Rate (County vs State)
2018
2016
2015
2014
2013
2012
2011
2010
0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 14.0%
■ Collier County ■ State of Florida
United States Department of LaborlBureau of Labor Statistics/LAU Statistics Map
Carroll & Carroll 12
5556B
Area Anal
BUSINESS CLIMATE
Businesses, both existing and new, can experience a high level of collaboration within the
community — private business, non -profits and government — as well as a common
purpose: maintaining the enviable lifestyle residents here enjoy. Naples and Collier
County offer deep resources for everything from start-up business loans and workforce
training to accelerators that can jump-start a business, allow it to expand or move here from
a foreign country or out of state. Collier County is the 10th fastest growing metropolitan
area in the country, according to the U.S. Census Bureau and was the top fastest growing
area in the country for 2016 in a ranking by the U.S. Conference of Mayors. Wallet Hub also
ranked Naples/Collier County as the No. 3 Best Place to Start a Business in Florida and
Forbes magazine/Moody's Analytics Forbes ranked Naples and Collier County No. 4 in the
Top 10 Best Cities for future job growth.
INCOME
Collier County's per capita income and median household income levels are higher than
state statistics. The most substantial difference between Collier County and the state is the
large percentage difference in household incomes above $100,000 where Collier County
exceeds the state by over 8%. Collier County's percentage household incomes ranging from
$25,000 to $99,999 mirror that of the state but is significantly lower in the percentage of
household incomes under $25,000. Income levels vary greatly within different areas of
Collier County, and so, will be discussed in greater detail in the Market Area description.
TRANSPORTATION
The transportation system reflects local geography, population densities and the primary
motivators of tourism, service industry employment, the construction industry, agriculture,
and leisure activities.
ROADS:
The earliest roads were coastal, extending from north to south in the early twentieth century
with the first settlers. Principal among these is US-41, commonly referred to as the Tamiami
Trail because it was built to connect Tampa and Miami. Where it passes through the coastal
community US-41 is a four or six lane divided highway with landscaped medians, curb and
gutter, street lights and often with concrete sidewalks. The Trail is the principal coastal
arterial and one that defines several important boundaries. Often there is a noticeable land
value difference east and west of US-41 because the affluent coastal population prefers to
shop and trade close to home. As the highway turns southeast from downtown Naples
toward Miami the Trail defines the boundary of the coastal management zone which affects
development densities and storm evacuation requirements. The eastern segment of US-41
is a designated national scenic highway popular with tourists, especially during the winter
season as they seek adventure in the Everglades.
Carroll & Carroll 13
5556B Report Area Anal
A system of asphalt surfaced arterials, major collectors, minor collectors, and neighborhood
streets extend into the urban area east and west from US-41. North -south arterials and
major collectors are established about one mile apart. From west to east, these include
Goodlette-Frank Road, Airport -Pulling Road, Livingston Road, Santa Barbara Boulevard
and Collier Boulevard. The east -west grid is spaced about two miles apart; from north to
south being Immokalee Road (CR-864), Vanderbilt Beach Road (CR-862), Pine Ridge Road
(CR-896), Golden Gate Parkway (CR-886), Radio Road (CR-856), Davis Boulevard (SR-84),
and Rattlesnake Hammock Road (CR-864). Within the urban area all of these are at least 4
lane divided highways.
East of Collier Boulevard the road system reflects the economies of scale of Golden Gate
Estates subdivision (the Estates) where 102 square miles of rural subdivision is supported
by a grid system of paved and unpaved 2 lane streets, with 2 and 4 lane asphalt surfaced
major collectors. Golden Gate Boulevard, a 4 lane divided road for five of its eleven miles
east of CR-951, is the principal east -west collector. Everglades Boulevard (2 lane and
asphalt surfaced) is the north -south major collector extending south from Immokalee Road
14 miles to the grade separation at I-75 where it continues into the Picayune Strand State
Forest. Most of the neighborhood streets in Golden Gate Estates are asphalt. Collier
County is planning to extend east -west collectors through the Estates along the alignment of
Vanderbilt Beach Road and somewhere south of Golden Gate Boulevard. A north -south
connection is also planned from the eastern terminus of White Boulevard (Pine Ridge Road)
north to Golden Gate Boulevard.
Interstate highway 75 (I-75) was extended from north to south through Collier County in
the mid-1980s along a flood -proof route about five miles inland. Directly east of the City of
Naples I-75 joins the original alignment of State Road 84 (Alligator Alley) connecting with
Florida's east coast at Ft. Lauderdale. The coastal community I-75 interchanges are spaced
three to four miles apart at Immokalee Road (CR-864), Pine Ridge Road (CR-896), Golden
Gate Parkway (CR-886), and at Collier Boulevard/Davis Boulevard (CR-951/SR-84). Twenty
one miles east of the coastal community is an interchange at State Road 29; the last
interchange in Collier County. Collier County and the FDOT continue to study the
feasibility of an interchange at Everglades Boulevard.
The advent of I-75 signaled a change in the relationship of Collier County to the rest of
Florida and the United States. While US-41 was the only north -south arterial, Collier
County was dominated by the conservative mid -western influences of seasonal residents
and somewhat isolated from the larger urban areas of Florida. After the late 1980s, road
access to Collier was made much more convenient to the northeast via connections with I-4
and I-95. This had the effect of broadening Collier's market exposure and it stimulated
growth. The extension of I-75 south into Dade County promoted better access for European
tourists and made Collier County transient lodging attractive for east coast weekenders.
Carroll & Carroll 14
5556B Report Area Anal
Strategic connections exist where Collier Boulevard and CR-92 extend south and west from
US-41 providing access to the City of Marco Island from the greater Naples area and from
Florida's east coast, respectively. State Road 29 connects the southwest Florida agricultural
center of Immokalee with points north, with the Naples coastal community via CR-846,
with the Ft. Myers coastal community via SR-82, and with US-41 at Everglades City which
is the western gateway to Everglades National Park and the 10,000 Islands region of
Collier's southwest coast.
The road transportation system is well planned, well maintained, and operating at
acceptable capacity. Ambitious road construction projects undertaken in anticipation of
growth projections and funded by impact fees have caught up with development. The road
system reflects Collier's position at the southerly limit of development on Florida's west
coast.
MASS TRANSIT:
Collier Area Transit (CAT), operated by Collier County Alternative Transportation Modes
Department, provides inexpensive alternative transportation throughout the county linking
major employment centers of Naples with Marco Island and Immokalee. There are several
circulation routes with stops at the County government complex, hospitals, and major
shopping establishments. The system accommodates bicycle transport and personal items.
The same County department administers the Collier Area Para Transit system which
provides subsidized transportation services for the disabled and economically
disadvantaged.
This is a successful and growing system that connects people with jobs, essential services,
and shopping while reducing transportation costs and road congestion.
AIRPORTS:
Collier County is well supported by a system of five public airports. Southwest Florida
International Airport (RSW) is located in Lee County 25 miles north of Naples; a 45 minute
drive via I-75 from the Collier center of population. This facility serves the five county
southwest Florida regions offering domestic and international air carrier service. In 2017
the airport served more than 8.8 million passengers, making it one of the top 50 airports in
the U.S. for passenger traffic. A total of 15 airline carriers serve the airport with non-stop
service throughout North America and international service to Canada and Germany. It is
modern, convenient, and has planned expansion to keep up with regional growth.
Naples Municipal Airport (APF) owned by the City of Naples and operated by the
independently constituted Naples Airport Authority which derives its revenue principally
from fuel sales. This small airport (about 1 sq. mi.) is located one mile east of downtown
Naples. It serves the coastal community and is especially convenient to affluent residents
Carroll & Carroll 15
5556B Report Area Anal
who own private aircraft, to the corporate convention business of the large beachfront
hotels, and to essential services like mosquito control, Emergency Medical Services (EMS),
the Sheriff's office, and private air ambulance services. The two paved runways (5/23 @
5,290' and 14/32 @ 5,000') will support jets including the G4 and Challenger series. Naples
airport is tower controlled and fully certified for commercial operations and is home to
several aircraft charter services and flight training schools. In 2005, Naples Municipal
Airport accommodated 163,434 aircraft operations, a record high. Annual operations
decreased by nearly 50% from 2005 to 2011. The total operations for 2017 were 95,018. Due
to its downtown location, Naples airport has restricted operations of the most noisy jet
aircraft and is at the leading edge of noise abatement measures.
The Collier County Airport Authority owns and operates airports at Marco Island, in
Everglades City, and at Immokalee. These are primarily funded through fuel sales and
hangar leases. Marco Island Airport (MKY) is a very small (64.47 acres) general aviation
facility on the mainland four miles northeast of Marco Island. The single paved runway
(17/35 @ 5,000') will support light jet traffic. Hanger and ramp space is very limited. Fuel is
available. This airport is convenient to Marco Island residents and to the corporate
convention business of the Island hotels. Immokalee Regional Airport (IMM) is one mile
east of Immokalee and 35 miles by road northeast of Naples. This 2 square mile airport has
two paved 5,000 foot runways (18/36 and 09/27) a third diagonal runway is now used as a
weekend drag racing strip. The airport is in a Florida Rural Enterprise Zone and a HUB
Empowerment Zone. A 60 acre zone in and around the airport is a designated Foreign
Trade Zone. To date, the economic potential of this airport is largely unrealized. However,
the field is active as a training destination for coastal -based flight schools, it hosts aerial
firefighting and crop dusting operations, and it bases numerous private aircraft. The
Everglades Airpark (X01) is a light duty general aviation facility of 29.14 acres is within
walking distance of downtown Everglades City. The single paved strip (15/33 @ 2,400')
supports itinerant coastal traffic and half a dozen based aircraft. Fuel, a comfortable pilot
center and bicycles are available.
MARINE TRANSPORTATION:
There is no deep water port and no commercial marine activity other than that associated
with commercial fishing, charter sport fishing, and the marine towing services that support
the pleasure boat industry. The controlling depth to the municipal dock in Naples Bay is six
feet at mean low water. The US Coast Guard maintains a dredged and well -marked
intracoastal waterway from the head of Naples Bay to Coon Key southeast of Marco Island.
Local geography requires vessels northbound from Naples to transit 30 miles of the Gulf of
Mexico before returning to the sheltered intracoastal system at Sanibel Island. Seasonally,
excursions from Marco Island to Key West and from Ft. Myers Beach to Key West are
scheduled daily.
Carroll & Carroll 16
5556B
Area Anal
EDUCATIO N
Collier County Public School District is a high performing school district which has earned
either an "A" or "B" accountability grade from the State of Florida Department of Education
over the past ten years. The District operates 61 schools; twenty-nine elementary schools,
ten middle schools, eight high schools, a Pre-K through 12 school (Everglades City School)
and 13 Alternative School Programs. The Alternative School Programs include charter
schools and two technical colleges, each with a high school component. Collier County
Public Schools serves 48,000 students. The student body is 51.43% Hispanic, 32.92% white,
11.58% black, and 4.07% other. More than 60% of the public school population is
categorized "economically needy." Over 50% of public school students live in non-English
speaking homes.
Between 2016 and 2018, the school district had an overall population growth of 2,100
students.
49,000
48,000
47,000
46,000
m
a 45,000
v
44,000
Z 43,000
42,000
41,000
Collier County Public Schools Enrollment
48,000
2004 2006 2008 2010 2012 2014 2016 2018 2020
http://collierschools.com
Collier County is also served by several colleges and accredited universities. Three colleges
have campuses in Collier County: Ave Maria University, Hodges University and Florida
Southwestern State College (formerly Edison Community College). Ave Maria University is
a private catholic university that offers both undergraduate and graduate programs
including a law school. Hodges University is a private four-year college that offers
bachelors and master's degrees in 20 disciplines. Florida Southwestern State College, with
campuses in Naples, Punta Gorda and Ft. Myers, offers both two-year and four-year degree
programs.
Additional universities serving the region are Florida Gulf Coast University a part of
Florida's state university system; Barry University; and Nova Southeastern University.
Carroll & Carroll 17
5556B
Area Anal
University of Florida Extension Services is a land-grant with research based information
through an Extension Office in Immokalee.
CONCLUSION
At the southerly limit of urban development on Florida's west coast, Collier County offers
the climate, natural resources, and sporting opportunities to support a superb retirement
community. The quality of infrastructure, schools, and social services is what one would
expect of such an area. We are experiencing a surge in new development projected to take
us through the next several years. In the long term, the attractions of the climate and
location, and the stability of fixed -account affluence promise continuing prosperity
although probably without the strong emphasis on new development.
Carroll & Carroll 18
5556B
Market Area
MARKET AREA
Market Area is defined as:
"The geographic region from which a majority of demand comes, and in which the
majority of competition is located." (The Dictionary of Real Estate Appraisal 61h Edition)
"A combination of factors — e.g., physical features, the demographic and socioeconomic
characteristics of the residents or tenants, the condition of the improvements (age,
upkeep, ownership, and vacancy rates), and land use trends." (The Appraisal of Real
Estate, Fourteenth Edition)
A market area includes those surrounding land uses which impact the value of a property
and it can encompass one or more neighborhoods or districts. An appraiser focuses on the
market area in analyzing subject property value influences.
BOUNDARIES
The subject property is located within the Golden Gate area of Collier County. For
appraisal purposes, the Golden Gate or market area boundaries are shown below:
Carroll & Carroll 19
5556B
Market Area
Introduction
The portion of Golden Gate within this market area is approximately 126 square miles in
size. Three separate land uses are worth noting. Golden Gate City, which is not
incorporated, is a 4-square mile development of high residential density consisting of both
single-family and multifamily units. Commercial services for this market area are
centralized here. The rural estates consist of approximately 116 square miles and is zoned
for estate living. This low -density development serves a rural lifestyle desired by many in
the area. A third area, Orange Blossom PUD located on Immokalee Road, is a 4-square mile
residential subdivision without commercial support. It is approximately 50% developed
with primarily single family units. Collier County Fairgrounds, a high school and
elementary school are located here.
Demographics for Golden Gate City and rural estates will be discussed separately, where
appropriate, Data for Orange Blossom PUD will be included in the rural estates
demographics.
Environmental Influences
This area is desired because of mild winter weather and rural life style. Even though it is
inland from the coast there is still easy access to miles of beaches. The Naples area is one
of the very few in Florida that offers adequate public access to a mainland beach. The
subtropical weather allows for year-round recreational opportunities. Boating, swimming,
riding ATVs, and camping are popular activities. Bicycling, walking and jogging are
supported by an extensive network of connected biking and walking paths. Multiple tennis
and pickle ball courts are available, as well as fitness centers.
Golden Gate is known for its clean environment and healthy lifestyle. Residents are drawn
to the rural estates because of wooded lots, native vegetation and abundance of wildlife.
Agriculture uses are permitted; therefore, equestrian activities are common throughout the
estates. Golden Gate City is an urban area served by county parks and a biking/walking
path network.
Governmental Influences
This market area, including Golden Gate City, is governed by Collier County Board of
County Commissioners which serves as chief legislative body and five constitutional
officers; sheriff, clerk of courts, tax collector, supervisor of elections, and property appraiser.
County government is managed by a strong county manager structure. Collier County
provides services which range from average to high quality. However, Collier County is
known for being a difficult county for building and development. The tax burden in
Collier County is lower than the national average.
Carroll & Carroll 20
5556B Report Market Area
County government has zoning and comprehensive plan ordinances designed to protect the
character and values of property; to protect and enhance economic development; and to
maintain and enhance the attractive nature of the area.
Public services include fire protection, solid waste disposal, potable water, sanitary sewer
service and storm water drainage. In some areas of Golden Gate Estates where sanitary
sewer is not available, septic systems are permitted. Public/private companies proved
adequate services for electricity, cable, and internet. Community support facilities such as
schools, parks, churches, shopping, and places of employment are all located within this
market area.
Collier County Sheriff Department provides full range of services for Collier County.
According to the statistics listed by Florida Department of Law Enforcement, Collier
County crime index falls in the lowest 16% of all counties in Florida and crime rate has
decreased nine out of the past ten years. About 78% of all crime is either burglary or
larceny. The county averages are representative of conditions in the Golden Gate area.
This market area is served by several arterial roadways. All are six -lane divided highways
with beautifully landscaped medians. Improvements include street lighting and concrete
curb and gutter. North -south arterial roadways include Santa Barbara Boulevard which
connects Rattlesnake Hammock Road to Immokalee Road and Collier Boulevard (SR-951)
which is a major arterial linking Marco Island in south Collier County with Immokalee
Road near the north county line. Development along Collier Boulevard is a mixture of
single/multi-family residential, office, light industrial, institutional, and retail.
The Collier Boulevard thoroughfare anchors a grid of arterial roads spaced about 2 miles
apart, that serve the greater Naples coastal community which lies to the west and has direct
access to I-75.
East -west arterials include Golden Gate Parkway, Pine Ridge Road, and Immokalee Road.
Each one provides direct access to Interstate I-75. Development along Pine Ridge Road is
mainly developed with single family homes and institutional uses. Golden Gate Parkway
and Immokalee Roads have a mixture of single/multi-family residential, office, industrial,
institutional, and retail uses. Another east -west arterial is Vanderbilt Beach Road which is a
direct connection between the Golden Gate area and the Naples beaches.
Interstate I-75, which connects Collier County to both North Florida and Florida's east coast,
serves this entire market area and access is provided by three interchanges.
The arterial road system is laid out in a grid pattern that provides adequate traffic flow to
all areas of the county. Commercial development exists at every major intersection; but, the
intersections are designed with proper turns lanes and signaling to provide for adequate
traffic movement. The road network easily handles traffic demand in the off-season, May
Carroll & Carroll 21
5556B Report Market Area
through December. Traffic more than doubles in January, February, March and April
because of seasonal residents and tourists. Even with exceptionally heavy traffic, the road
network usually handles peak traffic demand without major delays.
The rural estates are served by a grid of residential streets and collector roads. The
residential streets, which are two-lane roads with open swales, are located every quarter
mile. Most these roads are paved; however, some residential streets located along the
eastern edge of this market area have yet to be improved. The residential streets feed into
collector roads, which connect to the major arterial highway system. The collector roads
include Santa Barbara Boulevard, Golden Gate Boulevard, Wilson Boulevard, Everglades
Boulevard, Randall Boulevard and Oil Well Road. They are four -lane in the more
populated areas, transitioning to two -lanes in the eastern section of this market area.
Public transportation is provided by a county transit bus services.
Naples Municipal Airport is located outside the market area, but is easily accessed by any
resident of the area. The airport is City owned, but operated by the independent Naples
Airport Authority. It serves private and commercial aviation, as well as aviation related
activities. It supports government services, such as, Mosquito Control District and Collier
County Sheriff's aviation unit.
Social Influences
Golden Gates City is a diverse community of entry level housing. Residents like the small
town feel and consider it a safe place to raise a family. Residential is approximately 95%
built out. Rural estates are attractive for it's quiet country living while being in close
proximity to all that the coastal community has to offer. Build out varies in the rural estates
from 95% in the western portion of the market area to 40% or less in the southeastern
location. Per US Census Bureau forecasts, the 2019 population is 70,636 with a projected
growth to 75,824 (7.34% growth) by 2024. This area experiences a lower seasonal
population increase during the winter months than other areas of Collier County.
The median age is 36.3 with 81.2% of the population being 54 and younger. The median
household income is $62,446. 24.6% have a bachelor's or professional degree and 25.4%
have some college education. There is an average degree of community involvement
through civic organizations, neighborhood groups, social service organizations and political
committees.
The Naples cost of living is 2% higher than the average cost of living in the United States.
Conversely, Florida has a cost of living that is lower than the US average. Of the 25 locations
included in the Economic Policy Institute's dataset for Florida, Naples -Marco Island is the
21st most expensive. In Naples, housing is the category with the highest index (21% above
national average), while taxes are the category with the lowest index (15% below national
Carroll & Carroll 22
5556B
Market Area
average). (Ref. Careertrends.com; cost of living analysis). Golden Gate has some of the
highest density of affordable housing units in Collier County, but because of the high cost of
living, home values can still be out of reach for many moving into Collier County.
One of the main driving forces impacting growth in this area is the quality of schools. This
market area has 15 public schools; two high schools, four middle schools, and nine
elementary schools. Three of these schools received an A, five received a B and seven
received a C rating in the last Florida state grading period. All schools in Golden Gate City
are C schools with at least 86% minority and economically disadvantaged student
enrollment. The majority of schools located in the rural estates area are either A or B
schools with minority enrollment between 40% and 65%. In addition to the public school
system, there are three, faith -based private schools.
Economic Influences
Population increased 52% over the last 19 years or 1,272 people per year. Population is
forecasted to increase an additional 7.34% over the next five years for an average of 1,038
people per year. This trend is consistent with the past sixteen years and should continue
into the near future as buildout continues along the eastern edge of this market area. The
residential population is dominated by working class and young professional residents.
Comparatively, incomes within this market area are less than the county average.
Development trends:
Residential
This market area provides a large range in home values from entry level housing to million
dollar estates and is the greatest source of vacant residential lots in the county. Values in
Golden Gate City should remain consistent subject only to general market trends. Values in
the eastern rural estates will increase as buildout in the units closest to the coast continues
Median home value in the market area is $274,006 which is lower the than the County's
median home value. Total number of households in the market area is 26,116, of which,
59.4% are owner occupied, 25.4% renter occupied and 15.2% vacant. Vacancy include
seasonal rentals.
Carroll & Carroll 23
5556B
Market Area
esri® Demographic .. Income
Golden Gate/Golden Gate Estates
Area: 156.97 square miles
Profile
Prepared by Esri
Summary Census 2010
2019
2024
Population
65,917
70,636
75,824
Households
20,774
22,146
23,791
Families
16,467
17,447
18,713
Average Household Size
3.16
3.18
3.18
Owner Occupied Housing Units
14,625
15,517
17,055
Renter Occupied Housing Units
6,149
6,629
6,735
Median Age
34.8
36.3
37.2
Trends: 2019 - 2024 Annual Rate
Area
State
National
Population
1.43%
1.37%
0.770%
Households
1.44%
1.31%
0.750/c
Families
1.41%
1.26%
0.689%
Owner HHs
1.91%
1.60%
0.920%
Median Household Income
2.76%
2.37%
2.70%
2019
2024
Households by Income
Number
Percent
Number
Percent
<$15,000
1,367
6.2%
1,149
4.8%
$15,000 - $24,999
1,709
7.7%
1,459
6.1%
$25,000 - $34,999
1,877
8.5%
1,680
7.1%
$35,000 - $49,999
3,173
14.3%
3,101
13.00k
$50,000 - $74,999
4,904
22.1%
4,998
21.0%
$75,000-$99,999
3,497
15.6%
3,918
16.50%
$100,000 - $149,999
3,371
15.2%
4,288
18.0%
$150,000 - $199,999
1,211
5.5%
1,699
7.19%
$200,000+
1,037
4.7%
1,499
6.30%
Median Household Income
$62,446
$71,551
Average Household Income
$81,516
$94,905
Per Capita Income
$26,166
$30,582
Census 2010
2019
2024
Population by Age
Number
Percent
Number
Percent
Number
Percent
0-4
4,888
7.4%
4,649
6.6%
4,986
6.6%
5-9
4,904
7.4%
4,851
6.9%
5,088
6.7%
10 - 14
5,233
7.9%
5,216
7.4%
5,550
7.3%
15 - 19
5,176
7.9%
4,731
6.7%
5,073
6.79k
20 - 24
4,342
6.6%
4,459
6.3%
4,263
5.60/h
25 - 34
8,568
13.0%
10,216
14.5%
10,449
13.8%
35 - 44
10,114
15.3%
9,138
12.9%
10,691
14.1%
45 - 54
10,346
15.7%
9,611
13.6%
9,089
12.0%
55 - 64
6,496
9.9%
9,112
12.9%
9,551
12.60%
65 - 74
3,787
5.7%
5,573
7.9%
7,054
930%
75 - 84
1,694
2.6%
2,460
3.5%
3,232
4.3%
85+
370
0.6%
621
0.9%
795
1.0%
Census 2010
2019
2024
Race and Ethnicity
Number
Percent
Number
Percent
Number
Percent
White Alone
52,319
79.4%
54,527
77.2%
57,743
76.2%
Black Alone
6,013
9.1%
7,041
10.0%
7,993
10.5%
American Indian Alone
326
0.5%
334
0.5%
362
0.5%
Asian Alone
737
1.1%
1,046
1.5%
1,311
1.7%
Pacific Islander Alone
10
0.0%
13
0.0%
16
0.0%
Some Other Race Alone
4,650
7.1%
5,478
7.B%
6,004
7.9%
Two or More Races
1,862
2.89/o
2,197
3.1%
2,395
3.2%
Hispanic Origin (Any Race)
27,064
41A%
31,580
44.7%
35,784
47.20%
Data Note: income is expressed in current dollars.
Source: U.S. Census Bureau, Census 2010 Summary File 1. Fsri forecasts For 2019 and 2024.
August C5, 2019
Carroll 8v Carroll 24
5556B Report
*esri-
Golden Gate/Golden Gate Estates
Area: 156.97 square miles
2019 Population by Race
60,000
50,000
40,nn0
20,000
20,nn0
10,000
13
white Black A. Jnd. Asn7Pac Other Two+
2019 Percent Hispanic Origin:44.7°%
Households
25,000
2o,oaa
15,000
10,000
5,000
0
Census 2010
3.5
3
2.5
2
`m 1.5
a
1
0.5
a
Population
20
15
yC
U
, 10
Q.
5
0
.515K 515K-525K 525K-535K ;35K-S50K S50K-575K 575K-5L00K $190K-$150K $LSOK-$200K $200K+
Market Area
Prepared by Esri
2019 Population by Age
ti.34o 20.946
14, 546 C5
5-19
� 20-24
25-34
1z.s% 1z.3% 35-44
45-54
' 55-64
13.6% 012A% . 65+
2019 Home Value
vA%
39.4%
c$100K
$100-199K
$200-299K
9.4% $300-399K
$400-499K
aa% $SOOK+
26.49E
2019 2024
2019-2024 Annual Growth Rate
Households Median Household Income Owner Occupied Housing Units
Household Income
Source: U.S. Census bureau, Census 2010 Summary File 1. Esn forecasts for 2019 and 2024.
2019
■ 2024
August C5, 2019
Carroll 8v Carroll 25
5556B
Market Area
Commercial
Commercial development can be categorized in four different groups. Primary commercial
is in Golden Gate City. Second group is newer construction at the arterial road
intersections. Third is neighborhood commercial within the rural estates. Fourth is the
industrial commerce park near Collier Boulevard and the I-75 interchange.
Golden Gate City is the commercial center serving this market area. Santa Barbara
Boulevard, north of Golden Gate Parkway, has a mixture of multi -family residential and
commercial along the east side of the road. Commercial consists of older single story, single
user buildings and 4 to 8 unit strip centers. Businesses include daycare/ preschools,
neighborhood food mart and gas stations, construction company offices, barber shops and
beauty salons and small restaurants. Golden Gate Parkway has a mixture of multi -family
and commercial development along both sides of the roadway. Newer commercial consists
of CVS and Walgreens Pharmacies, bank branches and national fast food restaurants. There
are three older shopping centers, anchored by Winn Dixie, K Mart and by Ace Hardware.
Single story commercial structures and strip centers house neighborhood businesses such as
barber shops and beauty salons, florists and jewelers; veterinary services and family
medical clinics; and small locally -run restaurants and food marts. Several businesses
consist of automotive support such as gas stations, oil chance and car washes. Professional
services are primarily located in executive suites located near Santa Barbara Boulevard.
There is a Quality Inn Hotel located at the southwest corner of Golden Gate Parkway and
Collier Boulevard. Commercial frontage along the west side of Collier Boulevard south of
Green Boulevard is very similar to commercial along Golden Gate Parkway in building size,
age and use. The exception is that there is a greater density of national food chains. The
second -tier commercial properties, without major road frontage, are developed with single
story warehouse -type structures housing service -oriented businesses.
Newer commercial development is located along Collier Boulevard where it intersects Pine
Ridge Road and Vanderbilt Beach Road. Each intersection has a shopping center anchored
by either a Publix or Winn -Dixie super market. Out parcel development includes bank
branches and gas station/convenience stores and national pharmacies.
Commercial development in the rural estates is limited because residents have orchestrated
an ongoing effort to prohibit commercial development in the residential areas. The only
two neighborhood commercial locations are at the intersection of Wilson Boulevard and
Golden Gate Boulevard and at Randall Boulevard and Immokalee Road. Both areas have
minor commercial development and it is not expected that additional commercial zoning
would be approved any time soon.
Carroll & Carroll 26
5556B Report Market Area
Industrial
Industrial/commercial developments are in the northeast quadrant of I-75 and Collier
Boulevard interchange. White Lake Industrial Corp Park is one of Collier County's three
primary industrial parks. The White Lake Industrial Park contains 144.4 acres and is
approved for 7.80 acres of commercial and 77 acres of industrial. White Lake consists of
newer, good quality flex and warehouse properties and it is home to some of the largest
manufacturing facilities within the county. It is approximately 50% built -out. City Gate
Commerce Center contains 288 acres zoned for 2,950,000 S.F. of commercial, light industry,
office, warehouse and distribution. The site has over 3,000 feet of frontage on Collier
Boulevard where a gas station, a 102 room Spring Hill Marriott Hotel and a 100 room
Fairfield Inn Marriott have been constructed. Approximately 90% of the interior lots are
vacant.
Medical
None of Collier County's major medical facilities are located within this market area. The
only major medical center/hospital servicing this area is the Physicians Regional Medical
Center located along Pine Ridge Road, just east of Interstate 75. This is a 201-bed facility
and is one of the county's four major medical centers. The hospital offers a 24-hour
emergency department that provides a full range of traditional emergency services. An
additional emergency room facility was recently completed at the northeast corner of
Collier Boulevard and Immokalee Road. This is a two-story 19 room, state of the art
emergency room with additional medical space for practicing physicians. The facility was
built to help service the rural estates and all the new residential units being constructed
along Collier Boulevard and Immokalee Road.
Carroll & Carroll 27
5556B
Market Area
MARKET AREA BUSINESS SUMMARY
Total Businesses
Total Employees
Total Population
Employee/Pop. Ratio
Industry
Agriculture/Mining
Construction
Manufacturing
Transportation
Communication
Utility
Wholesale Trade
Retail Trade
Finance/Insurance/Real Estate
Services
Government
Unclassified Establishments
1,597
10,194
70,636
0.14:1
Businesses Employees
102
904
300
1,319
13
279
69
210
6
34
7
33
33
300
243
1,873
114
507
558
4,398
19
325
132
13
U.S. Census Bureau, Ersi forecasts for2018 and 2023
Health care, construction, education, retail, and management positions dominate the market
area business sector.
Carroll & Carroll 28
5556B
Market Area
MARKET AREA LIFE CYCLE
Market areas often pass through a four -stage life cycle of growth, stability, decline, and
revitalization.
• Growth - A period during which the market area gains public favor and acceptance.
• Stability - A period of equilibrium without marked gains or losses
• Decline - A period of diminishing demand
• Revitalization - A period of renewal, redevelopment, modernization and increasing
demand.
Most the real estate activity in Golden Gate reflects the growth cycle. The residential and
commercial markets continue to be strong. The growth cycle is expected to continue into the
near future. Because of the age of the structures, the western portion and the city center are
just beginning to experience some revitalization.
CONCLUSION
This continues to be one of the most affordable market areas in Collier County. The houses
within the city center provide entry level housing and the rural area satisfies the desire for
larger lot sizes and rural lifestyle. A well -designed road network provides easy access to
jobs serving the coastal community; coastal beaches and water activities; entertainment
endeavors; and commercial and medical services. This area appeals to a cross section of the
population but primarily to working class families. Development continues to push north
and east where vacant lots still exist. Golden Gate will likely continue to enjoy a healthy
growth while maintaining its affordability.
Carroll & Carroll 29
5556B Revort Proverty Information
PROPERTY INFORMATION
w
Cil weu Rd Oil Well Rd
Ora ngetfee ORANGE
BLOSSOM RANCH
Randall Blvd
iir+mokalee Rd z
m
c
z
9
c
0
Subject
Blvd w Golden Gate 19lvd W 1: olden Garr 8W E Golden Gate Blvd E
Carroll & Carroll 30
5556B Report Property Information
N3,
IE-0 A L a.
0
If
12TH. AVE. N. E.
22
30
A 26
SA
59 70 75
Sa
71
74
87
13 O
--L, —'
0 A n
WIDE
N.a
'A"
11
24
5
st4
.4,1 4
5 G
57
P-
-S
89
Iwo
-rzi.-s
IINCTI )4
Carroll &, Carroll 31
5556B Report Property Information
SITE DESCRIPTIO N
Location
The property is located along the north side 101h Avenue
NE in Naples, Collier County, Florida.
Legal Description
All of Tract 55, Golden Gate Estates, Unit No. 18, according
to the plat thereof, as recorded in Plat Book 7, Page 7 and 8,
of the Public Records of Collier County, Florida.
Property ID#
37493920003
Owner of Record
Collier County
Size/Easements
The size of the parcel is based on the legal description
obtained for the most recent warranty deed and plat maps.
5.00 gross acres or 217,800 square feet
The parcel is encumbered by a 38-foot wide drainage
easement along the western border and therefore the
upland area is 4.42 acres or 192,720 square feet.
The parcel is also encumbered by a 30-foot wide road right-
of-way easement along the southern boundary forloth
Avenue NE. This is a perpetual, non-exclusive, road right -
of way, drainage, and utility easements which preclude
most all practical uses by the owner, but the areas within
the easements can be utilized for density calculations. Such
easements are typical of the area. The gross acreage will be
utilized in the appraisal.
Shape
Rectangular
Frontage
The parcel fronts for 292 feet along the north side of 10th
Avenue NE. 101h Avenue NE is a 2-lane, east/west
residential street.
Access
The subject is provided full service access from 10th Avenue
NE. Overall, access is good.
Topography
The parcel is level and at road grade.
Vegetation
The property is in its native state and covered in vegetation
consisting of both native and exotic vegetation including,
slash pines, cypress, cabbage palms, palmettos, and
Brazilian pepper.
Utilities
Electricity, telephone, and TV cable are available. The
property is currently serviced by well and septic.
Adequate capacity exists to support full utilization of the
site.
Concurrency
The service levels along the adjacent road system are
Carroll & Carroll 32
5556B Report Property Information
within acceptable limits as defined by Collier County.
There are no concurrence issues adversely affecting this
proper
Surrounding Land Uses
The subject is surrounded by single-family residences and
vacant residential land.
Demographics (2020)
2-mile 5 10
Population 7,015 61,964 254,202
Households 2,547 22,136 103,799
Median HH Income $76,280 $77,783 $72,695
Median Home Value $361,049 $374,445 $351,389
Site Improvements
None
Carroll 8v Carroll 33
5556B Report Property Information
SUBJECT PHOTOGRAPHS
View to the west along 10th Avenue NE.
View to the east along 10th Avenue NE.
Carroll 8v Carroll 34
5556B Report Property Information
View to the northwest from the southeast corner.
View to the north from the central portion of the property.
Carroll & Carroll 35
5556B Report Property Information
View to the northeast from the southwest corner.
View to the north along the western boundary.
Carroll & Carroll 36
5556B Report Property Information
View of the property from across the canal.
View along the western boundary of the property.
Carroll & Carroll 37
5556B Report Propertv Information
ENVIRONMENTAL
CONTAMINATION
Observed Contamination
None
Noted Concerns
None
Environmental Assessment
No
Available
Impact on Value
None
Disclaimer
Unless otherwise stated in this report, the existence
of hazardous substances or environmental
conditions including but not limited to asbestos,
polychlorinated biphenyls, petroleum leakage,
agricultural chemicals, urea formaldehyde
insulation, lead paint, toxic mold, et cetera, which
might or might not be present in or on the property
were not called to the attention of the appraiser.
Such tests were not in the appraiser's required
scope of work, the appraiser is not qualified to test
for such substances and conditions and the
appraiser is not qualified to render professional
opinions in this specialty area. No responsibility is
assumed for any such conditions that might exist,
or for the knowledge and expertise required to
discover them.
Carroll & Carroll 38
5556B Report Propertv Information
NATURAL RESOURCE CONCERNS
Condition of subject
The property is in its native state and has never
been cleared. I was not provided with any
environmental reports.
All plant and animal communities are of interest
and concern. To a greater or lesser degree
depending on the species and the quality of habitat
they occupy, plants and animals inhabiting the
property will invoke some level of scrutiny and will
result in some cost during the permitting process.
Natural Resource Audits Available
No
Impact on Value
N/A
Disclaimer
Specialized natural resource audits were not in the
appraiser's required scope of work, the appraiser is
not qualified to conduct such audits and the
appraiser is not qualified to render professional
opinions in this specialty area. No responsibility is
assumed for any extraordinary natural resource
concerns, or for the knowledge and expertise
re uired to discover them.
Carroll 8v Carroll 39
5556B Report Propertv Information
FUTURE LA USE
Ordinance or Plan
Collier County Growth Management Plan (GMP)
Golden Gate Area Master Plan (GGAMP)
Future Land Use Designation
Residential Estates Subdistrict
Purpose of Designation
The property has a future land use designation of
Estates. The Estates designation is characterized by
low density semi -rural residential lots with limited
opportunities for other land uses. Residential
density is limited to a maximum density of one unit
per 2.25 gross acres.
Under the Estates future land use designation there
is no provision for a conditional use and therefore a
conditional use approval requires an amendment to
the GGAMP.
Carroll 8v Carroll 40
5556B
Property Information
i
I
ESTAIE30ESICNATIOk AGRILIIWIGLI RUMLGlEIf.NATgN
o
pNE R 'GE RD
2
1NMRSTAi i
WINS EILYI] p
S RBJ
m
wNLLeann� eare
rvruRE uNo use Iuw
0 0.5 1 v 2 3
Milan
R�RC
RURAL GOLDEN GATE ESTATES
FUTURE LAND USE MAP
WJFR ATE 75
Carroll 8v Carroll 41
5556B Report Propertv Information
ZONING
Ordinance or Land Development
Collier County
Code
Zoning
E - Estates
Purpose or Intent of Zoning
The subject is zoned "E" - Estates District. The
purpose and intent of the Estates district is to
provide lands for low density residential
development in a semi -rural to rural environment.
In addition, several conditional uses including
churches, social and fraternal organizations, child
care centers, private schools, and group care
facilities are available under conditional use
provisions. Permitted uses include single-family
dwellings and Family Care Facilities, and public
schools. Conditional uses permissible in the Estates
district include churches and other places of
worship, social and fraternal organizations, child
and adult care centers, schools and group care
facilities. These conditional uses are strictly
regulated. The subject site satisfies all the
minimum zoning requirements.
Below are the development requirements as set
forth in the Estate Zoning District:
Minimum Lot Area: 98,010 square feet
or 2.25 acres
Minimum Lot Width: 150 feet
Minimum Front Yard Setback: 75 feet minimum
Minimum Side Yard Setback: 30 feet
Minimum Rear Yard Setback: 75 feet
Maximum Building Height: 30 feet
The subject is a legal conforming lot.
Copies of pertinent sections of the Comprehensive Plan and Land Development Code are
included in the Addendum.
Carroll & Carroll 42
1. W
5A,
T48
1127 534
•
(4 of 4)
cl x c.
Zoning General
266
Information
ULLand Ca _
. , . ago2862:
Zoning
E
L58 mph
NotG 2
Zoom to
F617r, 7M7 'I
aw,
5556B Report Propertv Information
ASSESSMENT AND TAXES
By statute, real estate in Florida is assessed at 100% of fair market value as of January 1st
of the tax year. Since annual tax assessments are based on sales from previous years,
depending upon market trends, assessed values can fall on either side of the current
market value estimate. The tax assessment is usually not a reliable indicator of market
value.
Parcel Tax ID
37493920003
Assessment and Tax Year
2020
Land Assessment
$118,750
Improvement Assessment
$0
Combined Total Assessment
$118,750
10% CAP
($59,313)
AG Exemption
$0
Assessed Value
$59,437
Taxable Value
$0
Ad Valorem Taxes
$0 (Tax exempt)
Non- Ad Valorem Taxes
$0
Total Taxes
$0
Taxing Authority/jurisdiction
Collier Count
The total assessment is $23,750 per gross acre. The land assessment is consistent with
other similar parcels along 101h Avenue NE. The assessment is less than my estimate of
market value.
The 2020 total assessment reflects a 3.06% decrease from 2019. The 2020 total assessment
increased 119.77% from the 2019 assessed value. Assessed values can be increased a
maximum of 10% annually and therefore the 10% CAP was applied.
The parcel is owned by a government entity and therefore is tax exempt.
Carroll & Carroll 44
5556B Report Propertv Information
FLOOD ZON DATA
Flood Zone
X, X500, and AH
Flood Zone Comments
Zone X — Areas subject to inundation by the
0.2% annual chance flood with average
flood depths of less than 1 foot or with
drainage areas less than 1 square mile.
Zone X500 — Areas subject to inundation by
the 0.2% annual chance flood with average
flood depths of less than 1 foot or with
drainage areas less than 1 square mile.
Zone AH — Areas of 1% annual -chance
shallow flooding with a constant water -
surface elevation (usually areas of ponding)
where average depths are between 1 and 3
feet. Base flood elevations determined.
Community Panel Number
12021C0430H
Revised
May 16, 2012
Source
National Flood Insurance Program
Flood Insurance Rate Maps
Carroll 8v Carroll 45
l ar,.- f
5556B Report Propertv Information
TRANSACTIO ffiMCORY
Sales History
There have been no transactions in the
previous three years.
CURRENT STATUS
Subject Listed for Sale/Under Contract
No
Carroll 8v Carroll 47
5556B Report Highest and Best Use
HIGHEST AND BEST USE
DEFINITION
For typical appraisal practice in the United States, The Dictionary of Real Estate Appraisal,
Sixth Edition, published 2015 by the Appraisal Institute, defines Highest and Best Use as:
The reasonably probable use of property that results in the highest value. The four criteria that the
highest and best use must meet are legal permissibility, physical possibility, financial feasibility,
and maximum productivity.
METHOD
There are four criteria that must be met in order for a use to be the highest and best use for a
given property. The highest and best use must be:
• Legally permissible.
• Physically Possible.
• Financially feasible.
• Maximally productive.
Ordinarily these criteria are considered sequentially, each step narrowing the range of
alternative uses being considered.
ANALYSIS
SITE AS THOUGH VACANT
Legally Permissible: The zoning ordinance and Growth Management Plan are consistent
in identifying the property for residential uses. The site consists of one oversized parcel
that could be developed with up to two single-family residences.
Physically Possible: The site is level and at road grade and could be developed as one or
two single-family home sites. The location, surrounding land uses, and the size of the
property suggest some type of single-family use.
Financially Feasible: The financial feasibility of single-family residential development is
good. The single-family residential market continues to be strong, especially new
construction. Single-family residential development is financially feasible.
Maximally Productive: The maximally productive use is that it be developed with one or
two single-family residences.
CONSIDERATION OF APPROACHES
Only the sales comparison approach is appropriate for this vacant parcel.
Carroll & Carroll 48
5556B Report Sales Comparison Approach
SALES CO ARISON APPRO H
N IPA TIO
In the sales comparison approach, the subject property is compared with similar properties
that have sold recently or for which listing prices or offering prices are known. Data from
generally similar properties is used, and comparisons are made to demonstrate a probable
price at which the subject property would sell if offered on the market. This approach is
particularly strong when comparable sales data is plentiful and there is good conformity
among properties in the neighborhood.
Following is the procedure to be followed in developing this approach:
Research the market to gather information on sales, listings, and offers to purchase
properties similar to the subject.
2. Verify the information as to factual accuracy and arm's-length market considerations.
3. Identify relevant units of comparison and develop a comparative analysis for each
unit.
4. Compare the subject with comparable sale properties using elements of comparison
and adjust the sale price of each comparable appropriately.
5. Reconcile the various value indicators produced from the analysis of comparables into
a single value indication or a range of values.
The outline above is developed in detail on the following pages.
SALES DATA
A search was made for sales of land comparable to the subject parcel. The intention was to
find comparable sales in similar locations that offer similar functional utility. A total of five
closed sales were identified as the best available for analysis.
Price per gross acre was developed as the unit of comparison, since that is the unit best
suited to the analysis, and the one most often utilized by local buyers, seller, and brokers of
land similar to the subject parcel.
Comparable land sales data is given on the following pages. Each comparable is identified
by a number which will be used for reference throughout the report. Each comparable is
identified on the location map immediately following this page.
Carroll & Carroll 49
5556B Report Sales Comparison Approach
VACANT LAND COMPARABLE 01
ADDRESS
557 Wilson Boulevard North, Naples, FL 34120
PROPERTY ID NO.
37118760001
SALE PRICE
$187,000
UNIT AREA
5.15 acres
UNIT PRICE
$36,311 per acre
DATE OF RECORDING
July 31, 2020
O.R. BOOK -PAGE
5797/3378
CONTRACT DATE
July 6, 2020
GRANTOR
Ken T. Trins
GRANTEE
ARDOCH, LLC
FINANCING
Cash to seller
TOPO-ELEVATION
Level and at road grade
GROUND COVER
Native vegetation
LAND USE DESIGNATION
Residential Estates Subdistrict
ZONING
E - Estates
IMPROVEMENTS
None
UTILITIES
Well & Septic
PRIOR SALES
Sold 4/3/14 for $75,000.
LEGAL DESCRIPTION
All of Tract 133, Golden Gate Estates Unit
No. 11, according to the map or plat thereof as recorded in Plat Book 4, Pages 103 & 104, Public
Records of Collier County, Florida.
VERIFICATION
Verified with Alonzo Holguin-Bueno, selling agent. He verified the sale price and the arm s-length nature. The buyer is an owner -user who
plans to construct a single-family residence. The property was listed for $189,000 and was on the market 326 days. The listing price
originally began at $225,000.
Carroll & Carroll 51
5556B Report Sales Comparison Approach
VACANT LAND COMPARABLE 02
ADDRESS
1471 Golden Gate Boulevard W, Naples, FL 34120
PROPERTY ID NO.
37062080002
SALE PRICE
$180,000
UNIT AREA
5.15 acres
UNIT PRICE
$34,951 per acre
DATE OF RECORDING
June 05, 2020
O.R. BOOK -PAGE
5771/3265
CONTRACT DATE
May 4, 2020
GRANTOR
Dania Mederos Revocable Trust
GRANTEE
Windell and Cheryl Elliot
FINANCING
Cash to seller
TOPO-ELEVATION
Level and at road grade
GROUND COVER
Native vegetation
LAND USE DESIGNATION
Residential Estates Subdistrict
ZONING
E - Estates
IMPROVEMENTS
None
UTILITIES
Well & Septic
PRIOR SALES
No sales in the previous three years.
LEGAL DESCRIPTION
All of Tract 33, Golden Gate Estates Unit No. 10, according to the map or plat thereof as recorded in Plat Book 4, Pages 101, Public Records
of Collier County, Florida.
VERIFICATION
Verified with Meiry Abreu, selling agent. She verified the sale price and the arm's-length nature. The property was listed for $180,000 and
was on the market 3 days. Based on a wetlands determination report, there are 0.50 acres of wetlands located on the northern portion of
the lot.
Carroll & Carroll 52
5556B
Sales Comparison Approach
VACANT LAND COMPARABLE 03
ADDRESS
144 5th Street SW, Naples, FL 34120
PROPERTY ID NO.
37164040005
SALE PRICE
$160,000
UNIT AREA
5.00 acres
UNIT PRICE
$32,000 per acre
DATE OF RECORDING
March 25, 2020
O.R. BOOK -PAGE
5774/143
CONTRACT DATE
March 6, 2020
GRANTOR
Janet M. Bleeker Revocable Trust
GRANTEE
Melvin Noel Guzman Aleman
FINANCING
Cash to seller
TOPO-ELEVATION
Level and at road grade
GROUND COVER
Native Vegetation
LAND USE DESIGNATION
Residential Estates Subdistrict
ZONING
E - Estates
IMPROVEMENTS
None
UTILITIES
Well & Septic
PRIOR SALES
No sales in the previous three years.
LEGAL DESCRIPTION
All of Tract 54, Golden Gate Estates Unit No. 12, according to the map or plat thereof as recorded in Plat Book 4, Pages 105 and 106, Public
Records of Collier County, Florida.
VERIFICATION
Verified with Dawn Olitsky, assistant to the listing agent. She verified the sale price and the arms -length nature. The property was listed
for $169,900 and was on the market 235 days. The buyer plans to subdivide the lot.
Carroll & Carroll 53
5556B Report Sales Comparison Approach
VACANT LAND COMPARABLE 04
ADDRESS
870 8th Street NE, Naples, FL 34120
PROPERTY ID NO.
39260840000
SALE PRICE
$167,000
UNIT AREA
5.78 acres
UNIT PRICE
$28,893 per acre
DATE OF RECORDING
October 26, 2020
O.R. BOOK -PAGE
5835/2647
CONTRACT DATE
October 13, 2020
GRANTOR
Vincent Medinger
GRANTEE
Haven Builders, LLC
FINANCING
Cash to seller
TOPO-ELEVATION
Level and at road grade
GROUND COVER
Native vegetation
LAND USE DESIGNATION
Residential Estates Subdistrict
ZONING
E - Estates
IMPROVEMENTS
None
UTILITIES
Well & Septic
PRIOR SALES
No sales in the previous three years.
LEGAL DESCRIPTION
All of Tract 18, Golden Gate Estates Unit No. 49, according to the map or plat thereof as recorded in Plat Book 5, Pages 80 and 81, Public
Records of Collier County, Florida.
VERIFICATION
Verified with Doug Risher, listing agent. He verified the sale price and the arm's-length nature. The property was listed for $179,900 and
was on the market 123 days. The property is encumbered by two canals/drainage easements totaling 72,300 square feet or 1.66 acres. The
upland acreage of the property is 4.12 acres.
Carroll & Carroll 54
5556B Report Sales Comparison Approach
VACANT LAND COMPARABLE 05
ADDRESS
919 4th Street SE, Naples, FL 34120
PROPERTY ID NO.
37224920007
SALE PRICE
$225,000
UNIT AREA
9.78 acres
UNIT PRICE
$23,006 per acre
DATE OF RECORDING
June 29, 2020
O.R. BOOK -PAGE
5784/1084
CONTRACT DATE
June 15, 2020
GRANTOR
Stephen Dubina Jr. and Helen Kaiser
GRANTEE
Omar Martinez and Boris Espinosa
FINANCING
Seller Financing
TOPO-ELEVATION
Level and at road grade
GROUND COVER
Native vegetation
LAND USE DESIGNATION
Residential Estates Subdistrict
ZONING
E - Estates
IMPROVEMENTS
None
UTILITIES
Well & Septic
PRIOR SALES
No sales in the previous three years.
LEGAL DESCRIPTION
All of Tract 72, Golden Gate Estates Unit No. 13, according to the map or plat thereof as recorded in Plat Book 7, Pages 71 and 72, Public
Records of Collier County, Florida.
VERIFICATION
Verified with Bill Duffy, Jr., listing agent.
He verified the sale price and the arm's-length nature. The property was listed for $267,500 and
was on the market 112 days. The property is encumbered by a canals/drainage easement totaling 2.12 acres. The upland acreage of the
property is 7.64 acres. Only a small portion of land along the canal is wetlands.
Carroll & Carroll 55
O
O
O
O w O
O
r
n
GO
o
0
0
0
0
0
00
Lf) O
O
'V
O
m
n
O
O
O
n
n
LO
4
LO
N
cr;
W
z
m
�..,
-q
O
N
Q �'+•
U
N
W
N
N
id
c
R
O
O y i'
,'
W
00
W.
i
z
O
O
O
O O
O
o
O
m
NN
M N
o
O
s)
CD
O
-It
O
o
<\
M
O
o
W
O
O
o
o
O
r
O
C
C4
O 00
U
x
v
.o
v m
o
CD�n10
°
w
z V
r o
0o z} n
T)
O
O
O
O O
O
o
N
OO
CD
o
0
0
0
0
o
CD
N
v
O
o
O
c
L�
Lf)
LO
M
00
CD
3
CD
O
Cl
Cl
ClM
+V U)
o
�G
o
10
a;
10
t
M
M
Vi
0
O
Ef3
M
O
x
Gco
v
O
n
M
C
Z O O G
C
G
W
C
00 G
C
G
w
z V
0L"
�nzzin
in
LnCn
in
O
O
O
O O
O
o
N
O
o
0
0
0
0
0
0
eq
CD
O
c
O
O
a\
m
CDen
Ln
M
O
O
O
O
CD
O
M
M
tt Ci
C7
O
.4:
O
N
;6
'y .O
0 rl '
GO
N
,�
$a,
N
N
w
O
W
—
O
W
N
M
EA
'O s.
rr
N
,� M
cM
Y3
zilLn
U c" FC
,�
fC
v
w
O
Ln
N
Fp C
C.7 N O G
C
F
i
W
C
LO R
.rC
F
w
z U
o Ln
V z (n
iz
u3 w
Ln n
n
O
O
O
Cl O
O
o
Ln
m
N
o
z
0
0
0
0
o
N
O
s+
O
10
al
Ln
N
O
O
O
O
O
O
N
t,
EA
p"
vi
EPr
O
A
7i
En
0
U
O
O
O �°
�.
Fi
E'J
O It
v�
W
my
�
".
W
z U
CD m
O O
Er)
z z (
U)
vm
W W
Lf) (n
U)
w
v
F
CDN
z
_�
ban
ti
(V
Qi
O
Lam.
N �/O G�J ski
�V��
Ww
U) o
o
3
z
F
z
A�
z
Ln
H
W
°
w
z�
w
F
C,
U
O
d
O
C
"'"
m
�x
m��a
O
C9 z
Q
Qu
Q
zww
`7w
Z
.wa''
0 z��
aC7
dV
V
�d
WCw.
mu
m
e
O�UuO
F
00
a
m
c4
U
0 w
d
c4 ��
d
a
w
.4
O
V N
cn m
o.
i
5556B Report Sales Comparison Approach
DISCUSSION OF ADJUSTMENTS
Usually, comparable sale properties are not exactly like the subject property. If a typical
buyer would perceive the difference to be significant, then adjustment(s) must be made to
the comparable sales so that in the end each offers a realistic indication of value for the
subject. Adjusting comparable sales is a two-step process.
First, adjustments are made so that all of the comparable sales meet the standard of a
"market" transaction as outlined in the definition of market value. Customarily, the first
group of adjustments is made before the comparables are reduced to a common unit of
comparison. Included at this stage are adjustments to bring historic sales current to the
appraisal effective date.
The second group of adjustments is made after an appropriate unit of comparison is chosen.
These adjustments account for physical differences like location, physical characteristics and
size. Sometimes adjustment is required for differences in the permitted land use (zoning) or
in the availability of public service (infrastructure). When the adjustment process is
complete, the unit value indications are reconciled and converted into an estimate of value
for the subject.
REAL PROPERTY RIGHTS CONVEYED
This adjustment category is intended to account for the interest, benefits, and rights
inherent in the ownership of real estate. This category reflects the impact on value caused
by the fee simple versus the leased fee interest or the contract rent as opposed to market
rent.
• None of the comparable sales required adjustment in this category.
CONDITIONS OF SALE
This adjustment category is intended to account for a variety of factors that might affect
the purchase price.
• None of the comparable sales required adjustment in this category.
BUILDING IMPROVEMENTS
This category of adjustment is intended to account for the positive or negative contribution
to value of building improvements included with the sale of the land. Buildings that made
a positive contribution to the sale price require a negative adjustment. Buildings that were
demolished and removed require a positive adjustment to account for demolition costs
which are treated as part of the purchase price.
• None of the comparable sales required adjustment in this category.
Carroll & Carroll 57
5556B Report Sales Comparison Approach
G FIN IN
Adjustments in this category are intended to account for unusual terms of financing that
are not considered equivalent to cash or conventional financing.
• None of the comparable sales required adjustment in this category.
MARKET CHAN GE
This adjustment is intended to account for changes in value due to the ebb and flow of
market forces over time.
Five recent sales are presented below that have sold and resold over the past two years in
the Golden Gate Estates sub -market. The sales utilized in the report range from less than a
month to over seven months old. A market change rate of 0.75% per month or 9.00%
annually was applied.
Address Parcel ID# Prior Sale Recent Sale Months Prior Sale Price Recent Sale Price Appreciation Monthly Change
2179 Wilson Blvd N
37598880006
06/26/19
07/14/20
12.62
$60,000
$74,500
24.17%
1.91%
3161 Wilson Blvd N
37693380003
05/18/18
04/28/20
23.37
$72,000
$80,000
11.11%
0.48%
Wilson Blvd N
38500800002
08/20/18
05/31/20
21.37
$45,000
$48,200
7.11%
0.33%
22nd St SE
39391680003
02/25/19
05/20/20
14.79
$62,500
$68,500
9.60%
0.65%
533 6th St SE
37227120008
04/26/18
03/19/20
22.78
$40,900
$49,900
22.00%
0.97%
AVG
0.87%
LOCATION ACCESS/EXPOSURE
This category of adjustment reflects the impact on value caused by the advantages or
disadvantages of a given location.
• The subject benefits from canal frontage. I analyzed recent and historic sales of Estates
zoned land along the canal and compared them to non -waterfront parcels. The
premium ranged from almost no difference to as much as 22.13%. Comparables 4 and
5 have canal frontage, but there doesn't appear to be a premium paid and therefore no
adjustment was warranted.
UTILITIES/INFRASTRUCTURE
This category of adjustment references the availability and adequacy of the road system,
the public was distribution system and the public waste water collection system of each
comparable property as that compares with the same services available to the subject
property.
• None of the comparable sales required adjustment in this category.
Carroll & Carroll 58
5556B Report Sales Comparison Approach
COMPREHENSIVE PLAN/LAND USE
This category of adjustment accounts for differences in the potential land uses
(Comprehensive Plan) or in the specific uses (Zoning) to which a property could be
developed. Differences in value between the subject property and comparable sales might
exist because their highest and best uses are different as a result of government regulation
through zoning and land use controls.
• None of the comparable sales required adjustment in this category.
SIZE/SHAPE
This category of adjustment addresses the effect on the marketability of a given property,
because its physical size/shape might limit the physical utility, or because the size and
term of the financial investment required of an investor/speculator is such that the unit
price is reduced.
• None of the comparable sales required adjustment in this category.
PHYSICAL CHARACTERISTICS
This category of adjustment reflects the physical aspects of a property that impact its use
for development. Physical characteristics included land elevation, soil conditions,
drainage characteristics, threatened or endangered plant and animal species on the
property and the extent and density of covering vegetation.
• None of the comparable sales required adjustment in this category.
RECAPITULATION OF DATA
After making the adjustments discussed above, the comparable sales indicated the
following unit values:
Comparables
Price Per Upland Acre
of Land Area
1
$37,242
2
$36,330
3
$33,830
4
$29,014
5
$23,778
Carroll & Carroll 59
5556B Report Sales Comparison Approach
RECON MENTION OF DATA
To arrive at a conclusion regarding the value of the subject, the comparable sales and their
indications of value should be weighted according to the quality of each as a value
indicator.
Comparables 1, 2, and 3 are the strongest indicators of value. They are all recent sales and
very similar to the subject. Comparables 1, 2, and 3 were weighted 25% each.
Comparables 4 and 5 are recent sales of canal front lots, but a substantial portion of land is
encumbered by drainage easements therefore reducing the upland portion of the lot.
Comparable 4 was weighted 15% and Comparable 5 was weighted 10%, due to its larger
size.
The range of unit value indications is from $23,778 to $40,704 per acre. The arithmetic mean
of the five comparables is $32,039 per acre and the median is $33,830 per acre. The
weighted average discussed above yields $33,580 per acre. The average of the three best
comparables is $35,801 per acre.
Based on the range of sales and giving strong consideration to Comparables 1, 2, and 3, I
settled on a unit value of $36,000 per acre.
ESTIMATE OF VALUE
$36,000 per gross acre results in an indication of value for the subject as of November 12,
2020 of $180,000 (5.00 acres x $36,000 per acre).
CARROLL & CARROLL
Timothy W. Sunyog, MAI
Cert Gen RZ3288
Carroll & Carroll 60
5556B Report
ADDENDA
(In Order of Appearance)
Page Topic Count Page(s)
Addenda
Page(s)
Assumptions and Limiting Conditions............................................................................ 2
Zoning.................................................................................................................................... 4
FutureLand Use................................................................................................................... 4
Qualifications of Appraiser................................................................................................. 2
Carroll 8v Carroll
5556B
Addenda
ASSUMPTIONS AND LIMITING CONDITIONS
The certification of the appraiser appearing in this report is subject to the following
assumptions and limiting conditions.
ACCEPTANCE OF AND/OR USE OF THIS APPRAISAL REPORT CONSTITUTES
ACCEPTANCE OF ALL GENERAL AND EXTRAORDINARY ASSUMPTIONS AND
LIMITING CONDITIONS.
None
None
EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS
HYPOTHETICAL CONDITIONS
GENERAL ASSUMPTIONS AND LIMITING CONDITIONS
1. No responsibility is assumed for the legal description or for matters including legal or title
considerations. Title to the property is assumed to be good and marketable.
2. The property is appraised free and clear of liens and encumbrances.
3. Responsible ownership and competent property management are assumed.
4. The information furnished by others is assumed to be true, correct and reliable. A
reasonable effort was made to verify such information, but the appraiser bears no
responsibility for its accuracy.
5. All engineering is assumed to be correct. The plot plans and illustrative material is
included only to assist the reader in visualizing the property.
6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or
structures that render it more or less valuable. No responsibility is assumed for such
conditions or for arranging for engineering studies that might be required to discover
them.
7. It is assumed that there is full compliance with all applicable federal, state, and local
environmental regulations and laws.
Carroll & Carroll
5556B
Addenda
8. It is assumed that the property is either in compliance with, or is "grandfathered" or
"bested" under, all applicable zoning, use regulations and restrictions.
9. It is assumed that all required licenses, certificates of occupancy, consents, or other
legislative or administrative authority from any local, state, or national government or
private entity or organization have been, or can be, obtained or renewed for any use on
which the value estimate is based.
10. It is assumed that the utilization of the land and improvements is within the boundaries or
property lines of the property described, and that there is no encroachment or trespass.
11. It is assumed that the subject site and improvements are not contaminated by any
hazardous material or toxic substance. During the property inspection we were sensitive
to obvious signs of contamination and we reported anything unusual. However, we are
not qualified to render professional opinions regarding the existence or the nature of
hazardous materials in or on the subject property. If a definitive opinion is desired, then
the client is urged to retain an expert in the field.
12. The distribution of the total value in this report, between land and improvements, applies
only under the stated program of utilization. The separate allocations for land and
buildings must not be used in conjunction with any other appraisal and are invalid if so
used.
13. Possession of this report, or a copy thereof, does not carry with it the right of publication.
14. Unless previous arrangements were made, the appraisers, by reason of this appraisal, are
not required to give further consultation, testimony, or to be in attendance in court.
Carroll & Carroll
5556B Report Addenda
B. Estate District (E). The purpose and intent of the estates district (E) is to provide lands for low density
residential development in a semi -rural to rural environment, with limited agricultural activities. In addition to
low density residential development with limited agricultural activities, the E district is also designed to
accommodate as conditional uses, development that provides services for and is compatible with the low
density residential, semi -rural and rural character of the E district. The E district corresponds to and
implements the estates land use designation on the future land use map of the Collier County GMP,
although, in limited instances, it may occur outside of the estates land use designation. The maximum
density permissible in the E district shall be consistent with and not exceed the density permissible or
permitted under the estates district of the future land use element of the Collier County GMP as provided
under the Golden Gate Master Plan.
1. The following subsections identify the uses that are permissible by right and the uses that are allowable
as accessory or conditional uses in the estates district (E).
a. Permitted uses.
1. Single-family dwelling.
2. Family care facilities, subject to section 5.05.04
3. Essential services, as set forth in section 2.01.03
4. Schools, public, including "Educational plants."
b. Accessory Uses.
1. Uses and structures that are accessory and incidental to uses permitted as of right in the (E)
district.
2. Fruits, vegetables, and nursery plants grown for both personal consumption and off -site retail
sale, such as farmer's markets. Farm operations that grow fruits, vegetables, and nursery
plants for off -site retail sale shall be subject to LDC section 5.02.00 Home Occupations, as
amended, and the following standards:
i. Farm operations shall not occupy more than 50 percent of the lot.
ii. Farm operations shall conform to minimum setbacks established in LDC sections 2.03.01
B.2 and 4.02.01 A. Table 2.1, however, no side, rear or front setbacks are required
greater than 30 feet.
iii. Vegetation removal for farm operations shall be subject to LDC section 3.05.05 F, as
amended.
3. Keeping of fowl or poultry, not to exceed 25 in total number, provided such fowl or poultry are
kept in an enclosure located a minimum of 30 feet from any lot line, and a minimum of 100
feet from any residence on an adjacent parcel of land.
4. Keeping of horses and livestock (except for hogs), not to exceed two such animals for each
acre, and with no open feedlots. Any roofed structure for the shelter and feeding of such
animals shall be a minimum of 30 feet from any lot line and a minimum of 100 feet from any
residence on an adjacent parcel of land.
Notwithstanding the above, hog(s) may be kept for a 16 week period in preparation for
showing and sale at the annual Collier County Fair and/or the Immokalee Livestock
show. The following standards shall apply:
a) One hog per child enrolled in a 4-H Youth Development Program, Collier County
Fair Program or similar program is permitted. In no case shall there be more than 2
hogs per acre.
b) Premises shall be fenced and maintained in a clean, healthful, and sanitary
condition.
c) Premises or roofed structure used for the sheltering, feeding, or confinement of
such animals shall be setback a minimum of 30 feet from lot lines and a minimum
of 100 feet from any dwelling unit on an adjacent parcel of land.
d) Hog(s) shall not be returned to the property once removed for showing and/or sale.
Carroll 8v Carroll
5556B Report Addenda
5. One guesthouse, subject to section 5.03.03
6. Recreational facilities that serve as an integral part of a residential development and have
been designated, reviewed and approved on a site development plan or preliminary
subdivision plat for that development. Recreational facilities may include but are not limited
to golf course, clubhouse, community center building and tennis facilities, parks, playgrounds
and playfields.
7. Excavation and related processing and production subject to the following criteria:
These activities are incidental to the permitted used onsite.
ii. The amount of excavated material to be removed from the site cannot exceed 4,000
cubic yards total. Amounts in excess of 4,000 cubic yards shall require conditional use
approval for earth mining, pursuant to the procedures and conditions set forth in section
10.08.00
C. Conditional uses. For Estates zoning within the Golden Gate Estates subdivision, the Golden
Gate Area Master Plan in the GMP restricts the location of conditional uses. The following uses
are permissible as conditional uses in the estates district (E), subject to the standards and
procedures established in section 10.08.00
Churches.
2. Social and fraternal organizations.
3. Child care centers and adult day care centers.
4. Schools, private.
5. Group care facilities (category 1); care units, subject to the provisions of subsection 2.03.01
B.3.f; nursing homes; assisted living facilities pursuant to § 400.402 F.S. and ch. 58A-5
F.A.C.; and continuing care retirement communities pursuant to § 651 F.S. and ch. 4-193
F.A.C.; all subject to section 5.05.04.
6. Group care facilities (category 11) care units subject to section 5.05.04 only when tenancy of
the person or persons under care would not:
Constitute a direct threat to the health or safety of other individuals;
ii. Result in substantial physical damage to the property of others; or
iii. Result in the housing of individuals who are engaged in the current, illegal use of or
addiction to a controlled substance, as defined in section 802 of title 21, U.S. Code.
7. Extraction or earthmining, and related processing and production not incidental to the
development of the property subject to the following criterion and subsection 4.02.02 C.
The site area shall not exceed 20 acres
8. Essential services, as set forth in subsection 2.01.03 G.
9. Model homes and model sales centers, subject to compliance with all other LDC
requirements, to include but not limited to section 5.04.04
10. Ancillary plants.
d. Prohibited uses.
Owning, maintaining or operating any facility or part thereof for the following purposes is
prohibited:
i. Fighting or baiting any animal by the owner of such facility or any other person or entity.
ii. Raising any animal or animals intended to be ultimately used or used for fighting or
baiting purposes.
iii. For purposes of this subsection, the term baiting is defined as set forth in F.S. §
828.122(2)(a), as it may be amended from time to time.
Carroll 8v Carroll
5556B Report
Addenda
2. Minimum yard Requirements. See subsection 4.02.01 A. Table 2.1 for the general requirements. The
following are exceptions to those requirements:
a. Conforming Corner lots. Conforming corner lots, in which only one full depth setback shall be
required along the shorter lot line along the street. The setback along the longer lot line may be
reduced to 37.5 feet, so long as no right-of-way or right-of-way easement is included within the
reduced front yard. (See Exhibit A)
ESTATES: CONFORMING CORNER LOT
R.O.W
A P/L
R.O.W
P/L
180' 75'
LOT <FULL FRONT
WIDTH SETBACK
*
R
R.O. W
FRONT SETBACK
37.5' REDUCED BY
50%
PIL
30' Q
SIDE> Z
ETBACK t
x
w
* Example -lot width
may vary, but never
less than 150'
R.O.W SETBACKS MEASURED FROM R.O.W. LINE
WIDTH MEASURED BETWEEN PROPERTY LINES
R.O.W. LINE PROPERTY LINE -
b. Nonconforming Corner lots. Nonconforming corner lots of record, in which only one full depth
setback shall be required along the shorter lot line along the street. The setback along the longer
lot line may be reduced to 15 feet, so long as no right-of-way or right-of-way easement is included
within the reduced front yard. (See Exhibit B)
Carroll 8v Carroll
5556B Report
Addenda
ESTATES: NON -CONFORMING CORNER LOT
R.O.W
-R'L-- -- -- -- --
R.O.W REDUCED
5
I
FRONT SETBACK
I
105
LOT
< > 10% LOT 10 .
W IDTH
FULLFRONT FRONT WIDTH
P!L
SETBACK
I
10% LOT
WIDTH P(L
V
1as
-
n wL
R.O.W
R.O.W
SETBACKS MEASURED FROM R.O.W. LINE
WIDTH MEASURED BETWEEN PROPERTY LINES
R.O.W. LINE PROPERTY LINE - -
c. Nonconforming through lots, i.e. double frontage lots, nonconforming lots of record with
double road frontage, which are nonconforming due to inadequate lot depth, in which case, the
front yard along the local road portion shall be computed at the rate of 15 percent of the depth of
the lot, as measured from edge of the right-of-way.
i. The nonconforming through lot utilizing the reduced frontage shall establish the lot
frontage along the local road only. Reduced frontage along a collector or arterial roadway to
serve such lots is prohibited. Front yards along the local road shall be developed with
structures having an average front yard with a variation of not more than six feet; no
building thereafter erected shall project beyond the average line so established.
d. Nonconforming lots of record, which are nonconforming due to inadequate lot width, in which
case the required side yard shall be computed at the rate of ten (10) percent of the width of the lot.
(Ord. No. 06-63, § 3.C; Ord. No. 07-67, § 3.C; Ord. No. 08-11, § 3.D; Ord. No. 08-63, § 3.C; Ord. No. 10-23,
§ 3.E; Ord. No. 12-38, § 3.13; Ord. No. 13-56, § 3.13; Ord. No. 14-40, § 2.A)
Carroll 8v Carroll
5556B Report
Addenda
Golden Gate Area Master Plan as of Ordinance No. 2017-23 adapted June 13, 2017
A. All development and redevelopment within this Subdistrict shall include:
1. Provisions for bicycle and pedestrian travel.
2. An emphasis on building aesthetics.
3. Emphasis on the orderly circulation of vehicular, bicycle and pedestrian traffic.
4. Provision for adequate ingress and egress, which may include local street vacation
or relocation if alternative access is provided.
5. Provision for broad sidewalks or pathways.
6. Enhanced streetscaping.
7. Shared parking and/or property interconnections, where possible and feasible.
8. Quality designs for building facades, including lighting, uniform signage and
landscaping.
2. ESTATES DESIGNATION
(x) This designation is characterized by low density semi -rural residential lots with limited
opportunities for other land uses. Typical lots are 2.25 acres in size. However, there are some
legal non -conforming lots as small as 1.14 acres_ Residential density is limited to a maximum of
one unit per 2.25 gross acres, or one unit per legal non -conforming lot of record, exclusive of
guesthouses. Multiple family dwelling units, duplexes, and other structures containing two or
more principal dwellings, are prohibited in all Districts and Subdistricts in this Designation.
(XVI) Generally, the Estates Designation also accommodates future non-residential uses, including:
• Conditional uses and essential services as defined in the Land Development Code,
except as prohibited in the Neighborhood Center Subdistrict. Also, refer to the
Conditional Uses Subdistrict.
• Parks, open space and recreational uses.
(XVI) • Group Housing shall be permitted subject to the definitions and regulations as outlined in
the Collier County Land Development Code (Ordinance No. 04-41, adopted June 22,
2004, effective October 18, 2004) and consistent with locational requirements in Florida
Statutes (Chapter 419.001 F.S.).
(Ij • Schools and school facilities in the Estates Designation north of 1-75, and where feasible
and mutually acceptable, co -locate schools with other public facilities, such as parks,
libraries and community centers to the extent possible.
Group Housing includes the following type facilities:
• Family Care Facility if occupied by not more than six (6) persons shall be permitted in
residential areas.
+ Group Care Facility,
+ Care Units,
• Adult Congregate Living Facilities, and
• Nursing Homes.
All of the above uses shall be consistent with all of the Goals, Objectives and Policies of the
Golden Gate Area Master Plan.
(XVI) = Plan Amendment by Ordinance No. 2008-59 on October 14, 2008
21
Carroll 8v Carroll
5556B Report
Addenda
A. Estates — Mixed Use District
Golden Gate Area Master Plan as of Ordinance No. 2017-23 adapted June 13, 2017
(VIII)(x) 1. Residential Estates Subdistrict
Single-family residential development is allowed within this Subdistrict at a maximum density
of one unit per 2.25 gross acres, or one unit per legal non -conforming lot of record, exclusive
of guesthouses.
(VI)(X) 2. Neighborhood Center Subdistrict
Recognizing the need to provide basic goods, services and amenities to Estates residents,
Neighborhood Centers have been designated on the Golden Gate Area Future Land Use Map.
The Neighborhood Center designation does not guarantee that commercial zoning will be
granted. The designation only provides the opportunity to request commercial zoning.
(VI) a) The Collier County Land Development Code shall be amended to provide rural
design criteria to regulate all new commercial development within Neighborhood
Centers.
(III)(VI)(XVI) b) Locations
Neighborhood Centers are located along major roadways and are distributed within
Golden Gate Estates according to commercial demand estimates. (See Golden Gate
Estates Neighborhood Centers Map). The centers are designed to concentrate all
new commercial zoning, and conditional uses, as allowed in the Estates Zoning
District, in locations where traffic impacts can be readily accommodated and to avoid
strip and disorganized patterns of commercial and conditional use development.
Four Neighborhood Centers are established as follows:
(vi)(m)(xvipix) • Wilson Boulevard and Golden Gate Boulevard Center.
This center consists of three quadrants at the intersection of Wilson and Golden
Gate Boulevards (See Map 10). The NE and SE quadrants of the Center consist
of Tract 1 and 2, Unit 14, Tract 17, Unit 13 and the western half of Tract 18, Unit
13 Golden Gate Estates. The NE quadrant of Wilson and Golden Gate Boulevards
is approximately 8.45 acres. The parcels within the NE quadrant shall be
interconnected and share access to Golden Gate Boulevard and Wilson Boulevard
to minimize connections to these two major roadways. The SE quadrant of Wilson
and Golden Gate Boulevards is 7.15 acres, allows 5.00 acres of commercial
development, and allocates 2.15 acres to project buffering and right-of-way for
Golden Gate Boulevard and Wilson Boulevard. The SW quadrant of the Center is
approximately 4.86 acres in size and consists of Tract 125, Unit 12 of Golden Gate
Estates.
(V)(VI)MI) • Collier Boulevard and Pine Ridge Road Center.
The center at Collier Boulevard and Pine Ridge Road is located on both sides of
the intersection. Tracts 109-114, Unit 26, Golden Gate Estates are included in this
center as eligible for commercial development. (See Collier Boulevard/Pine Ridge
Road Center Map). The E112 of Tract 107, Unit 26 is also included within this
center but is only to be used for buffer, water management and open space.
(vlgxvl) • Everglades Boulevard and Golden Gate Boulevard Center.
This Center consists of all four quadrants at the intersection of Everglades and
Golden Gate Boulevards (See Golden Gate Boulevard/Everglades Boulevard
Center Map)_ The NE quadrant of the Center is approximately 5.46 acres in size
(XIX) = Plan Amendment by Ordinance No. 2011-29 on September 14, 2011
P4►A
Carroll 8v Carroll
5556B Report
Addenda
Golden Gate Area Master Plan as of ordinance No. 2017-23 adapted June 13, 2017
a. Commercial uses shall be limited to the following:
1. medical offices and clinics and professional offices, except surveyors; and,
2. medical related uses, such as a wellness center.
b. The ordinance rezoning this property to allow commercial uses shall include
the following requirements:
1. no less than sixty percent (60%) of the gross square footage shall be
designated for medical offices and clinics; and,
2. parking for the entire project shall be that required for medical office or clinic
use by the Land Development Code (Ordinance No. 04-41, as amended),
so as to allow 100 percent medical office use.
c. Parking lot lighting shall be restricted to bollards except as may be required to
comply with lighting standards in the Land Development Code (Ordinance No.
04-41, as amended) and other governing regulations.
d. The Neighborhood Center boundaries of this quadrant shall not be further
expanded-
(VI)(x) 3. Conditional Uses Subdistrict
Various types of conditional uses are permitted in the Estates zoning district within the Golden
Gate Estates area. In order to control the location and spacing of new conditional uses, one
of the following four sets of criteria shall be met:
(VI)WO a) Essential Services Conditional Use Provisions:
Those Essential Services Conditional Uses, as identified within Section 2.01.03 G. of
the Collier County Land Development Code, may be allowed anywhere within the
Estates Zoning District, except as prohibited in certain Neighborhood Centers, and are
defined as:
• electric or gas generating plants,
• effluent tanks,
• major re -pump stations,
• sewage treatment plants, including percolation ponds,
• hospitals and hospices,
• water aeration or treatment plants,
(XVI) . governmental facilities (except for those Permitted Uses identified in Section
2.01.03 of the Land Development Code),
• public water supply acquisition, withdrawal, or extraction facilities, and
• public safely service facilities, and other similar facilities.
(VI)(VIII) b) Golden Gate Parkway and Collier Boulevard Special Provisions:
(XVI) • Conditional uses shall not be permitted on those parcels immediately adjacent to
the west side of Collier Boulevard within the Estates Designated Area except
where the parcel is directly bounded by conditional uses on two (2) or more side
yards with no intervening rights -of -ways or waterways; and, except as provided in
subparagraph 2., below; and, except for essential services, as described in
paragraph a), above.
(XVI) = Plan Amendment by Ordinance No. 2008-59 on October 14, 2008
Prof
Carroll 8v Carroll
5556B Report
Addenda
Golden Gate Area Master Plan as of Ordinance No. 2017-23 adapted June 13, 2017
(xn)(w)(mil)
• Recognizing the existing residential nature of the land uses surrounding the 1-75
interchange at Golden Gate Parkway, there shall be no further conditional uses for
properties abutting Golden Gate Parkway, between Livingston Road and Santa
Barbara Boulevard, except as permitted within the Golden Gate Parkway
Institutional Subdistrict; except as provided in paragraph 3.b)3_, below; and, except
as provided in subparagraph 1., below; and, except for essential services, as
described in paragraph a), above.
(XVI) • Further, no properties abutting streets accessing Golden Gate Parkway, between
Livingston Road and Santa Barbara Boulevard, shall be approved for conditional
uses except as permitted within the Golden Gate Parkway Institutional
Subdistrict; and, except as provided in subparagraph 1., below; and, except for
essential services, as described in paragraph a), above. This provision shall not
be construed to affect the area described in Paragraph a), above.
(VIII)(m) 1. In consideration of the improvements associated with the interchange at
Interstate 75 and Golden Gate Parkway, the existing conditional use (church
and related facilities) located at the southeast corner of Golden Gate Parkway
and 661h Street S.W. may be expanded in acreage and intensity along the
south side of Golden Gate Parkway to the east of 661 Street S.W., but the
total project area shall not exceed approximately 9.22 acres (see Golden
Gate Parkway Interchange Conditional Uses Area Map).
2. The parcel located immediately south of the Commercial Western Estates Infill
Subdistrict, on the west side of Collier Boulevard, and at the southwest
quadrant of the intersection of Vanderbilt Beach Road and Collier Boulevard,
shall be eligible for a transitional conditional use designation.
(XXIII) 3. Conditional use for expansion of the existing educational and charitable social
organization (Naples Bridge Center) is allowed on the east 150 feet of Tract 75
and the west 150 feet of Tract 82, Unit 30, Golden Gate Estates. The maximum
building area permitted on the two parcels shall be limited to 15,000 square
feet. Use of Tract 82 shall be limited to parking, water management and open
space uses. See Conditional Uses Subdistrict Golden Gate Parkway Special
Provisions map.
(VI) c) Neighborhood Center Transitional Conditional Use Provisions:
Conditional uses shall be allowed immediately adjacent to designated Neighborhood
Centers subject to the following criteria:
1. Properties eligible for conditional uses shall abut the arterial or collector road
serving the Neighborhood Center,
2. Such uses shall be limited to transitional conditional uses that are compatible with
both residential and commercial such as churches, social or fraternal
organizations, childcare centers, schools, and group care facilities,
3. All conditional uses shall make provisions for shared parking arrangements with
adjoining developments whenever possible,
4. Conditional uses abutting Estates zoned property shall provide, at a minimum, a
75-foot buffer of native vegetation in which no parking or water management uses
are permitted,
(XXIII) = Plan Amendment by Ordinance No. 2016-12 on May 10, 2016
27
Carroll 8v Carroll
5556B Report
Addenda
%oO Carroll & Carroll
Real Estate Appraisers & Consultants
Timothy W. Su nyog, MAI
CERTGEN RZ3288
PROFESSIONAL RECOGNITION
State -Certified General Real Estate Appraiser RZ3288
Earned 12-15-08
MAI Designation Appraisal Institute
Earned 06-24-15
PROFESSIONAL EXPERIENCE
Carroll & Carroll Appraisers & Consultants, LLC, Naples, FL — Principal/Full Time Commercial Real Estate Appraiser,
January 2018 - Present
Carroll & Carroll, Inc., Naples, FL, Full Time Commercial Real Estate Appraiser,
August 2005 -August 2006 & July 2007— December 2017
Realvest Appraisal Services, Inc., Maitland, FL, Associate Appraiser, September 2006 - June 2007
UBS Financial Services Inc., Orlando, FL., Investments intern, Fall 2003
Florida Real Estate Sales Associate - February 2014 — Present
EDUCATION
Rollins College, Bachelor of Arts — Economics - May 2004
Argus Valuation — DCF Training, February 2012
Continuing Education —Tim Sunyog has met the continuing education requirements of the State of Florida and the
Appraisal Institute
PROFESSIONAL ASSOCIATIONS
Appraisa# Institute — Florida Gulf Coast Chapter (Secretary)
Appraisal Institute — Leadership Development & Advisory Council (LDAC)
Naples Area Board of Realtors
CIVIC INVOLVEMENT
Education Foundation —Connect Now Initiative
Relay for Life
Naples Junior Chamber
PRACTICE INCLUDES ASSIGNMENTS INVOLVING
Vacant Land
Agricultural Properties
Multifamily Properties
Commercial Condos
Office Buildings
Retail Centers
Subdivisions
Buy/Sell Decisions
Ad Valorem Tax Analysis
Litigation
Churches
Industrial Buildings
Restaurants
Self -Storage Facilities
Estate Settlement
Carroll && Carroll
5556B
Addenda
Ron DeSantis, Governor
Halsey Beshears, Secretary
STATE OF FLORIDA dbplr
DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION
FLORIDA REAL ESTATE APPRAISAL BD
THE CERTIFIED GENERAL APPRAISER HEREIN IS CERTIFIED UNDER THE
PROVISIONS OF CHAPTER 475, FLORIDA STATUTES
SUNYOG, TIMOTHY WILLIAM
2805 HORSESHOE DRIVE SOUTH
SUITE 100
i NAPLES FL 34104
LICENSE NUMBER: RZ3288
EXPIRATION DATE: NOVEMBER 30, 2022
Always verify licenses online at MyFloridaLicense.com
Do not alter this document in any form.
This is your license. It is unlawful for anyone other than the licensee to use this document.
Carroll & Carroll