The URL can be used to link to this page

Agenda 07/12/2022 Item #16C 7 (Advertise sale County-owned property located at 343 Saint Andrews Blvd.)07/12/2022 EXECUTIVE SUMMARY Recommendation to authorize staff to advertise for sale County -owned property located at 343 Saint Andrews Boulevard, pursuant to the provisions outlined in Section 125.35(l)(c), Florida Statutes, including a minimum bid of $250,400 and to bring the bids to the Board for future consideration. OBJECTIVE: To establish a current market value minimum bid for the dispose of surplus County - owned property located at 343 Saint Andrews Boulevard ("Property"). CONSIDERATIONS: On January 14, 2020, Agenda Item 16C4, the Board authorized the surplus of the Property and set a minimum bid of $111,500. The sole bid, in the amount of $180,000 was withdrawn and therefore not taken to the Board for consideration. As further background, on July 24, 2012, Agenda Item 16.C.7, the Board approved the purchase of the Property for the purposes of future infrastructure improvements and the relocation of sub -master pumping station 300.06. In 2018 and 2019, County staff met with the Lely Homeowners Association (HOA) and community leaders regarding their concerns about the utility infrastructure project. On April 23, 2019, Agenda Item 16.C.8, the Board authorized sale of the Property to the HOA at a price at or near market value, but not less than $67,500, the original purchase price. During negotiations, the HOA requested an "assignment clause" be added to the Real Estates Sales Agreement to allow a designee cash buyer, to buy the property, rather than the HOA. This request was inconsistent with previous Board direction and therefore the sale was not pursued, and the Board authorized that the property be surplused. Currently, Collier County Water Sewer District is paying $235.00 monthly for mowing, weeding and pest control and $ 100 annually for an assessment to the Lely Civic Association. The minimum bid price represents the independent State certified in-house valuation by Roosevelt Leonard at $250,400. Copies of the valuation and the Collier County Property Appraiser data sheet is attached for reference. The valuation approach used is consistent with the policies and procedures set forth in Ordinance No. 2007-28. A Location Map is attached as the first page of the appraisal for reference. FISCAL IMPACT: If the Property is sold, historical cost as well as advertisement cost will be reimbursed into Wastewater User Fee Capital Fund 414. GROWTH MANAGEMENT IMPACT: There is no impact to the Growth Management Plan at this time. LEGAL CONSIDERATION: This item has been reviewed by the County Attorney, is approved as to form and legality and requires majority vote for approval. -JAK RECOMMENDATION: To authorize staff to advertise for sale County -owned property located at 343 Saint Andrews Boulevard, pursuant to the provisions outlined in Section 125.35(l)(c), Florida Statutes, including a minimum bid of $250,400 and to bring the bids to the Board for future consideration. Packet Pg. 1165 07/12/2022 Prepared by: Jennifer A. Belpedio, Real Property Manager, Facilities Division ATTACHMENT(S) 1. Vacant Land Appraisal Report (PDF) I Packet Pg. 1166 1 07/12/2022 COLLIER COUNTY Board of County Commissioners Item Number: 16.C.7 Doc ID: 22630 Item Summary: Recommendation to authorize staff to advertise for sale County -owned property located at 343 Saint Andrews Boulevard, pursuant to the provisions outlined in Section 125.35(l)(c), Florida Statutes, including a minimum bid of $250,400 and to bring the bids to the Board for future consideration. Meeting Date: 07/12/2022 Prepared by: Title: — Facilities Management Name: Paula Brethauer 06/27/2022 1:00 PM Submitted by: Title: Director - Facilities Maangement — Facilities Management Name: Ed Finn 06/27/2022 1:00 PM Approved By: Review: Facilities Management Facilities Management Public Utilities Department Public Utilities Department Office of Management and Budget County Attorney's Office Office of Management and Budget Office of Management and Budget County Managers Office Board of County Commissioners Jennifer Belpedio Manager - Real Property Ed Finn Director - Facilities Drew Cody Level 1 Division Reviewer George Yilmaz Level 2 Division Administrator Review Debra Windsor Level 3 OMB Gatekeeper Review Jeffrey A. KI atzkow Level 3 County Attorney's Office Review Christopher Johnson Additional Reviewer Susan Usher Additional Reviewer Dan Rodriguez Level 4 County Manager Review Geoffrey Willig Meeting Pending Completed 06/28/2022 9:24 AM Completed 06/28/2022 10:26 PM Completed 06/29/2022 2:23 PM Completed 06/29/2022 6:26 PM Completed 06/30/2022 8:18 AM Completed 06/30/2022 1:39 PM Completed 06/3012022 2:33 PM Completed 07/01/2022 12:06 PM Completed 07/06/2022 12:44 PM 07/12/2022 9:00 AM I Packet Pg. 1167 1 VACANT LAND APPRAISAL REPORT 343 Saint Andrews Blvd Naples, FL 34113 I Packet Pg. 1168 Subject Property Legal Description and Assessed Value Site Site Site P ar c c I N o 11!�5m 13- -6- 0-- 0 0 3 Address F"ALE City Zone 3411 *Disclaimer 13LVO *Note Name/ 4TY Address : !C/O REAL PROPERTY MANAGEMEN* F3335 TAMIAMI TR E, STE 1011 C State Zip F34j�l- Map No. Strap No. Section Township Range Acres *Estimated FSB2 �S8200 20 16SB26 1-2 2-6 OF. 375 ILELY GOLF EST ST ANDREWS EAST BLK 20 LOT 16 OR 1358 PG Legal 1181 Sub./Condo 458200 - LELY GOLF EST ST ANDREW �EAS* Use Code 0 86 - COUNTIES INCLUDING NON� MUNICIPAL 2021 Certified Tax Roll (Subject to Change) Land Value Improved Value Market Value 10% Cap Assessed Value School Taxable Value Taxable Value If all Values shown above equal 0 this parcel was created after the Final Tax Roll School Other Total $170,01 $0 $170,501 S82,079 S88,422 so so I Packet Pg. 1169 Vacant Land Appraisal Report Collier County Public Utilities / BCC 343 Saint Andrews Blvd. Naples, Florida, 34113 PREPARED FOR: Facilities Management RPM Collier County 3 3 3 5 Tamiami Trail E Ste. 10 1 Naples, Fl, 34112 EFFECTIVE DATE OF THE APPRAISAL: June 22, 2022 DATE OF THE REPORT: June 22, 2022 REPORT FORMAT / EST VALUE: Vacant Land "as is" / $250,400 PREPARED Bv: Raommit Ltmard, ILW-AC Su Re%ww App;xim C-- F&aTwin.Vm&&aww D&izim 3335 T—i-ni Trail E Ste- 101 Naplas, FL 34112 Ph- 239-232-2621 I Packet Pg. 1170 1 SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this appraisal assignment and the reporting requirements of this appraisal report form, including the following definition of market value, statement of assumptions and limiting conditions, and certifications. The appraiser must, at a minimum: (1) perform a complete visual inspection of the interior and exterior areas of the subject property, (2) inspect the neighborhood, (3) inspect each of the comparable sales from at least the street, (4) research, verify, and analyze data from reliable public and/or private sources, and (5) report his or her analysis, opinions, and conclusions in this appraisal report. INTENDED USE: The intended use of this appraisal report is for the BCC / Facilities Management to evaluate the property that is the subject of this appraisal for internal decision making. INTENDED USER: The intended user of this appraisal report is the BCC / Facilities Management. DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open market under all condition's requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. implicit in this definition is the consummation of a sale as on a specified date and the passing of title from seller to buyer under conditions whereby: ('I ) buyer and seller are typically motivated; (2) both parties are well informed or well advised, and each acting in what he or she considers his or her own best interest; (3) a reasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U. S. dollars or in terms of financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions* granted by anyone associated with the sale. 'Adjustments to the comparable's must be made for special or creative financing or sales concessions. No adjustments are necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are readily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can be made to the comparable property by comparisons to financing terms offered by a third -party institutional lender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical dollar for dollar cost of the financing or concessions, but the dollar amount of any adjustment should approximate the market's reaction to the financing or concessions based on the appraiser's judgment. Highest and best Use: The highest and best use for the 0.35acre parcel is residential use. I Packet Pg. 1171 1 Neighborhood Analysis South Naples / Lely Market Data aples Aaporl RW.. Ra N T 4 J*I r t f rA ow South Naples Housing Market Homes for Sale Trends In May 2022, South Naples home prices were up 45.8% compared to last year. sellinA for a median price of $450K- On average homes in South Naples sell after 6 days on [he market compared to 23 days last year. There ere 416 homes sold in May this year. down from 654 last year. "T,I NAFIL S South Naples Housing Market Trends it C., t Median Sale Price oi Homes Sold Median Days on Market $450,000 416 6 ..elm -364�lcy�ar-rjvor-yoor -17yejr�,vi-veor Mww Walk AIIHomeTypes 1 year 3 years 5 years I Pg b S450K ',400K S350K CIA" S250K + S20OK 4) 4) -j CI) to C14 C%4 0 CL 4) M 24 M 16- CL CL 'D a M -j M 4) E I Packet Pg. 1172 1 Naples Overview Active Homes 31769 See Active Homes New Homes 294 See New Homes Open Houses 113 See Open Houses Price Reduced 756 See Pl Reduced Naples, FL Market Trends & Statistics last updated on June 20, 2022 In May 2022, Naples homes were selling for a median price of $745,995, Naples homes on average sell after 47 days on the market compared to 38 days last year. There were 3681 homes sold in Naples for May this year, up from 1047 last year. Today I Month Ago 1 Year Ago Median List Price $739,450 $745,995 $649,000 Median Home Size 1,921 SqfT 1,915 Sqft 2,080 Scift Median $/Sqft $380 $380 $316 Naples Market Trends Median List Price Median WWI: Hornes F., Sale Median Hon�e size Stitt Median Days on Makt $745,995 $380/Sqft 3,681 1,915 47 The rnecLla� pr— P� square foot of hornei In Naples, FL � 360 In May 2022, cc�npwed to 316 in 2021 Tivne Period 6 MWths I Yaw 2 Yews 5 Yews Sm L394 S342 SAO 83711 $376 $374 $377 6370 AM J. A.. F02wl W. !U2 AM A2-1 Z' M U) I- 0 to C14 0 CL W W CL M E 0 Packet Pg. 1173 1 2 3 4 5 6 7 10 11 12 13 14 SHORT FORM REPORT VACANT LAND APPRAISAL Foli—No. 55051-46000-11 P-p.rty Addi-eiii, 1343 SAINTAN-DREAVS BLA-D NAPLIES, FL 34113 Ci.—N.— COLLEERCOVXTY Addim-es 3334 T.jafLAIG T]LAM F _T CUT N.U-LES $oat* IFIL I zip I 3411-1 L*601 LELY GOLF EST STAN-TiRM"S LAST BLK 20 LOT 16 OR 1358 PG 1181 S.Cti.. T.�vhip RAnge I A:—:�:::�[ 3.1ap No. Sim'p NO. 20 50 :6 1 0.3; 1 15 TYPE. A C20T�� 16 ' L1. cod. 17 1B SUBJEC7PROPERTY COMPARABLE NO I COMPARABLE NO 2 COMPARABLE NO. 3 COMPARABLE NO- 4 19 343 ST ANOMYS BLVD 419 FOREST HILLS BLVD 193 PALMETTO DUNES CIR SM LELY ISLAND CIR 8915 LELY ISLAND CIR 20 Proximity to Sut)ect TX ID $5052760000 TX 0 55253880006 TX 10 55412502303 TX ID 554125067S2 21 Sales Price 1 $29�,000 W7.500 529C�Clc 1 $298,000 22 Unit Price F 25 _08.f 14 24 sf 24 6F sf 1 29.74 Sf 23 Data Source PROPERr( APPR REC property Appraiser Sales Data Property Appre er S&Ls Data Property Appraiser Sales Date Property Appraiser Sales Date 24 Date c I Sale &Time Adjustment 25 DESCRJprnoN 44-S AdFustment_ DESCRIFTION .4-S Adjustment DESCRIPWN `_5 Adjustmant DESCRrP`nON 44 Adjustrr*nt 02109r22 so _ G& 1 &121 INFERIOR _ 07/27121 INFERIOR 0413,22 so 26 Location LELY GOLF EST LELY GOLF EST so LELY CC SIMILAR LELY ESTATES SUPERIOR LELY ESTATES SUPERIOR 27 LOT UTLrT-Y I VACANT LAND EO so EQ $0 ED $0 EQ so 28 SiZE IPAFtENT TRACT 0 35 so 0.27 ac FiFERIOR 017ac INFERIOR 0.27 so INFERIOR 0.23 so INFERIOR 29 ROAD FRONTAGE CORtIER INTERIOR so INTERIOR so INTERIOR so INTERIOR so 30 vEw NO GOLF I NO LAKE GOLFILAKE SUPERIOR SIMILAR $0 GOLF SUPERIOR LAKE SUPERJOR 31 CLEARED ACCESS CLEARED CLEARED so TREED INFERIOR Fr TREED INFERIOR CLEARED sc 32 Sales or Financing CASH SC CASH CASH CASH 34 Concessions 35 'Not Adj. 7oter) LESSTHAN MORE THAN I LESS THAN LESS THAN 36 indicated Value of 25 08 SF 14 24 SF 24 66 SF 29-74 SF 37jSubject I Comments on Market Data Considering the subject property have no similar comparables. a range of value is established being $14.24sf to $29.74st for the subject property. Comparable number two is used for adjusmnets due to proximity and the stimWir view. $14-24sf plus If% for sme results in 39 316 52sf. The $16.52 st is within the established morkLI: range of value. lCorriments Mg Condition af Appraint The interest being appraised is fee simple. and the highest and best use of the Parcel is considered vacant 'The 4 elements of H & B use are considered, and the sales approach is considered moist reliable. The appraisers decWons and scope of work are relevant to any characteristics applicable to extraordinary assumptions or hypothetcal conditions The three approaches to value are considered 40 however, only ]be sales approach applies to the appraisal scope of the assignment Ekal Reconciliation. All three wrosches were considered in the valuation of this parcel. The sales approach meffiod is given most weight. The 41 value ofthe opinions and conclusions may be affected dike to later known or unknown advem condilions, that exist with the subject property. 42 43, 45 AAWem-caltl "as is- Subject property sizv 15,246sf ir S16.42sf - $250,339 roundeirf to $250.400 4" "_ Appraiser 6/22J2022 49 Rooseveft Leonard Sol U) 2 0 _J C14 (14 r_ 0 CL A M CL _J a E 0 I Packet Pg. 1174 1 Comparable Pictures Parcel No 55052760000 Site Add— 419 FOREST HILLS BLVD Site City NAPLES *Disclai-mer 2arcel No SS2S3880006 Site Addrew 183PALMETTO DUNES *Dixtal CIR Site City NAPLES COMP I Comp 2 I Packet Pg. 1175 1 Comparable Pictures Parcel No SS412502303 -"W400rof 894BLELY ISLAND CIR Site City NAPLES *Disclaimer Parcel No SS4125067S2 -ne"Oarn 891S LELY ISLAND CIR Site City NAPLES 5 *Disdaimw Comp 3 Comp 4 I Packet Pg. 1176 1 STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS: The appraiser's certification in this report is subject to the following assumptions and limiting conditions: I The appraiser will not be responsib4e for matters of a legal nature that affect either the property being appraised or the btle to it. except for information that he or she became aware of during the research involved in performing this appraisal. The appraiw assumes that the title is good and marketable and will not render any opinions about the title. 2 The appraiser has proviided a sketch in this appraisal report to show the approximate dimensions of the improvements, The sketch is included only to assist the reader in visualizing the property and understanding the appraiser's determination of irts size- 3- The appraiser has examined the available flood maps that are provided by the Federal Eoergency Management Agency (or other data sources) and has noted in this appraisal report whether any portion of the subiect site rs located in an idenfift,d Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees. express or implied, regarding this determination 4- The appraiser will not give testimony or appear in court because he or She made an appraisal of the prop" in question, unless spiecific arrangements to do w have been made beforehand, or as otherwise required by law 5. The appraiser has noted in this appraisal report any adverse conditions (such as needed repairs, deterioration, the presence of hazardous wastes, toxic substances, etc ) observed during the inspection of the subject property or that he or she became aware of during the research involved in performing this appraisal, Unless otherwise stated in this appraisal report, the appraiser has no knoWedge of any hidden or unapparent physical def ciencies or adverse conditions of the property (such as, but not limited to, needed repairs. deterioration. the presence of hazardous wastes, toxic substances. adverse environmental conditions, etc ) that would make the property less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist Because the appraiser is not an expert in the field of environmental hazards, this appraisal report must not be considered as an environmental assessment of the property 6 The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory completion, repairs, or alterations on the assumption that the complebon, repairs, or alterations of the subject property Vdill be performed in a professional manner V- 0 0- W W -Fa M CL CU L) M Q E I Packet Pg. 1177 1 APPRAISER'S CERTIFICATION. The Appraiser certifies and agrees that 1 1 have- at a minimum, dervetoped and reported this appraisal in accordance with the e=ope of work requirements stated in this appraisal report 2 1 performed a complete visual Inspection of the interi� and exterior areas of the subject property I reported the condition of the Improvements in fac�tual, specific terms. I identified and reported the physical dellciencles that could! affect the livab4ity, soundneSS, or structural integrity of the property 3 1 performed this appraisal in accordance with the requirements or the Uniform Standards of Professional Appraisal PrectIce that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundatlon and that were In place at the time this appraisal report was prepared 4 1 developed my opinion of U-m market value of the real property that is the subject of this report based on the "lea comparison approach to value I have adequate comparable market data to develop a reliable sales comparison approach for this appraisal aseignment. I further certify that I considered ttle coal and income approaches to value but did not develop them. unless othervAse indicated in this report 5 1 reseatchad, venried. analyzed. and reported rrl arly --�Ljrrent agreement for sale for the subject property, any offering for sale of the subject propefty in the twvIvw rno�nths prior lo It e effetcbve date of this appraisal, and the pnor sales of the subject properryt For a minimurn of thirtm years pnor to the effectiv� date of this appraisal- unless c)therwise indicated In this reporl 6 1 researched. veri%ed, analyzed, and reported on the prior sales of the comparable sales for a minimum of one year prior to the dole of sale of the comparabie sale unless olharwse indicated in this report. 7 1 selected and used comparable sales Mat are locaborially. physically. and funcboruilly the imost similar to the subject property 8 1 have not used comparable salles that were the result ofcombining a Land sale with Me contracm purchase pnce ofa home that has been built or wil I be bu iii. on the land Q I have reported adjus;trr*nt3 to the compareb4e sales that reflect the market's reaction to the differences between Me subject prop" and the comparable sales 10 1 verti'led. from a disinterested source. all informabon in this report that was provided by partles who have a finarical interest in the sale or I'l naincing of the &u bject property 11 1 have knovAedge and experience in appraising this" of property in this irriarket area� 12 1 am aware of, and have access. to, the necessary and appropriate publican4i privare aaw sources. such as multiple listing services, tax assessment reccwds, public Land records and other m�h dni�� LK�.�S fo the areha in which the property ts located. 13r I obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report from reliable sources that I believe to be true and correct 14 1 have taken into conaideratlon the factors that have an Impact on value with respect to the subject neighborhood, subject properlyr, and the proximity of the subject property to adverse influences in the devisiopment of my opinion of market value. I have noted in this appraisal report any adverse conditions (suc-h a3. but not limited to, needed repairs, deterioration, the presence of hazardous vmstes. toxic substances, advorse environmental conditions, etc ) observed during the inspection of the subject property or that I becarne aware of during the research involved in perlofming fte appraisal I have considered fthese adverse conditions in my analysis of the oroperty value. and have reported on me effect of the condrbons on " value and marketobility of the subject property 15. 1 have not knowingly YAMheld any significant information from this appraisal report and, to the best of my knowledge, all statemirits and inforTLation in this appraisal report are true and conrect- 16 1 stated In this appraisal report my own personal, unbiased, and professional analysis, Opinions. and conclusions, whilch are subject only to the assumptions and limiting C0ndIt0nS it) this appraisal report 17 1 haw no present or prospective interest in the property that is the subject of this repW. and I have no present or pmspecbve personal interest or blas with respect to tr* participants in the trwsacbon, I did not base, eittler partially or completely, my analMs and/or opinion of market vailue in this appraisal report on the race, color, relVion, till age, M2ntal status, handicap, familial stabis, or national origin of either the prospective owners or occupents of the subject properly or of the pre3ent owners or occupants of the properties in re vicinity of the subject property or on any other basis prohd)ited by law 18 My employment and/or compensation for performing this appraisal or any future or anticipated appr2is2ls was not conditioned on any agreement or understanding, written or otherwise. that I would report (or present analysis supporting) a predetermined specift value, a predetermined minimum value. a range or direction in value, a value that favors the cause of any party. or ft attainment of a specific result or occurrence of a specific subseilquent event (such as approval of a pending mortgage loan application). 19 1 personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report If I relied or significant real property appraisal assistance from any individual or individuals in the performance of this appraisal or the preparation of this appraisal report, I have named such ndmdual(s) and disclosed the specific Wks peftmed in this appraisal report I certify that any individual so named is qualified to perform the tasks- I have not authorized anyone to make a change to any itern in this appraisal report� therefore, any change made to this appraisal is unauthorized and I wili take no responsibility for it I Packet Pg. 1178 1