Agenda 10/25/2022 Item #16C5 (To purchase a 1.14 acre parcel near the Conservation Collier Panther Walk Preserve within the Horsepen Strand in North Golden Gate Estates)10/25/2022
EXECUTIVE SUMMARY
Recommendation to approve an Agreement for Sale and Purchase with Isabel Gonzalez for a 1.14-acre
parcel under the Conservation Collier Land Acquisition Program, at a cost not to exceed $50,750.
OBJECTIVE: To purchase a 1.14-acre parcel near the Conservation Collier Panther Walk Preserve within the
Horsepen Strand in North Golden Gate Estates.
CONSIDERATIONS: On January 25, 2022, Agenda Item #11A, the Board approved a Conservation Collier Land
Acquisition Advisory Committee (CCLAAC) recommended Cycle 10 Active Acquisition List (AAL), with
changes, and directed staff to actively pursue acquisition of the properties under the Conservation Collier Program.
The Seller’s property contains 1.14 acres and is located within is located within Section 30, Township 47 South,
Range 28 East near the Conservation Collier’s Panther Walk Preserve. The Panther Walk Preserve is located within
the Horsepen Strand in North Golden Gate Estates, and acquisition of this parcel serves to further complete the
protection of environmentally sensitive lands within the Horsepen Strand. The Seller's property was determined to
include approximately 25% wetlands on the northern (front) portion according to a November 2005 FDEP Informal
Wetland Determination. Additionally, Conservation Collier staff confirmed these findings.
The approved Conservation Collier Purchasing Policy (Resolution 2007-300) requires if the estimated value of the
property is less than $500,000, one appraisal report will be obtained, and the Offer Amount will be equal to the
appraised value. In accordance with the Purchasing Policy, the purchase price of $50,000 was based upon one (1)
independent, state-certified general real estate appraisal firm. The total cost to obtain appraisals for twent y-one (21)
parcels in this area was $3,700.
The CCLAAC approved this transaction on September 7, 2022 and voted to recommend Board approval and
execution of the attached Agreement.
Pursuant to Ordinance 2007-65, Section 13(8), a Project Design Report for the property is provided herewith.
FISCAL IMPACT: The total cost of acquisition will not exceed $50,750 ($50,000 for the property, and
approximately $750 for the title commitment, title policy, and recording of documents). The funds will be
withdrawn from the Conservation Collier Trust Fund (172). As of October 11, 2022, property costs for
Conservation Collier properties, including this property and those under contract, total $111,994,447. Estimated
costs of maintenance in perpetuity for this and all Cycle 10 A-list properties have been considered by the CCLAAC
and have been incorporated into the Conservation Collier Long Term Financial Management Plan that will ensure
management of all Conservation Collier Preserves in perpetuity. The Initial costs of maintenance have been
provided in the Project Design Report (PDR) attached. The average annual per acre maintenance cost for the first 5
years (initial maintenance costs) is $245/acre including exotic vegetation removal. The FY23 maintenance costs for
the subject property are estimated at $542 and include exotic vegetation removal and signage. After initial
restoration, the average maintenance costs by Conservation Collier are approximately $150 per acre.
GROWTH MANAGEMENT IMPACT: Fee simple acquisition of conservation lands is consistent with and
supports Policy 1.3.1(e) in the Conservation and Coastal Management Element of the Collier County Growth
Management Plan.
LEGAL CONSIDERATIONS: This item is approved as to form and legality and requires majority vote for
approval. -RTT
RECOMMENDATION: That the Board of County Commissioners:
1) Approves the attached Agreement and accepts the Warranty Deed once it has been received and approved by the
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10/25/2022
County Attorney’s Office; 2) Authorizes the Chairman to execute the Agreement and any and all other County
Attorney’s Office approved documents related to this transaction; 3) Authorizes the County Manager or his
designee to prepare related vouchers and Warrants for payment; and 4) Directs the County Manager or his designee
to proceed to acquire this parcel, to follow all appropriate closing procedures, to record the deed and any and all
necessary documents to obtain clear title to this parcel, and to take all reasonable steps necessary to ensure
performance under the Agreement.
Prepared by: Cindy M. Erb, Senior Property Acquisition Specialist, Facilities Management Division
ATTACHMENT(S)
1. Scanned Agreement - Gonzalez (PDF)
2. Gonzalez-PDR-PWP (PDF)
3. Appraisal Report Gonzalez (PDF)
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10/25/2022
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.C.5
Doc ID: 23260
Item Summary: Recommendation to approve an Agreement for Sale and Purchase with Isabel Gonzalez for a
1.14-acre parcel under the Conservation Collier Land Acquisition Program, at a cost not to exceed $50,750.
Meeting Date: 10/25/2022
Prepared by:
Title: Property Acquisition Specialist, Senior – Facilities Management
Name: Cindy Erb
09/08/2022 2:16 PM
Submitted by:
Title: Director - Facilities Maangement – County Manager's Office
Name: Ed Finn
09/08/2022 2:16 PM
Approved By:
Review:
Facilities Management John McCormick Director - Facilities Completed 09/09/2022 8:31 AM
Public Services Department Melissa Hennig Additional Reviewer Completed 09/12/2022 7:55 AM
Parks & Recreation Summer BrownAraque Additional Reviewer Completed 09/12/2022 8:12 AM
Parks & Recreation Cindy Erb Additional Reviewer Skipped 09/13/2022 1:18 PM
Public Services Department Todd Henry Additional Reviewer Completed 09/13/2022 3:30 PM
Facilities Management Jennifer Belpedio Manager - Real Property Completed 09/13/2022 4:04 PM
Public Utilities Operations Support AmiaMarie Curry Additional Reviewer Completed 10/11/2022 4:23 PM
Public Utilities Department Drew Cody Level 1 Division Reviewer Completed 10/12/2022 1:01 PM
Public Utilities Department George Yilmaz Level 2 Division Administrator Review Skipped 10/12/2022 1:04 PM
Public Services Department Tanya Williams Additional Reviewer Completed 10/18/2022 11:26 AM
County Attorney's Office Ronald Tomasko Additional Reviewer Completed 10/18/2022 11:41 AM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 10/18/2022 12:49 PM
Office of Management and Budget Christopher Johnson Additional Reviewer Completed 10/18/2022 1:17 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 10/18/2022 3:21 PM
County Manager's Office Dan Rodriguez Level 4 County Manager Review Completed 10/18/2022 4:42 PM
Board of County Commissioners Geoffrey Willig Meeting Pending 10/25/2022 9:00 AM
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Packet Pg. 803 Attachment: Scanned Agreement - Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
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Packet Pg. 804 Attachment: Scanned Agreement - Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
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Packet Pg. 805 Attachment: Scanned Agreement - Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
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Packet Pg. 806 Attachment: Scanned Agreement - Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
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Packet Pg. 807 Attachment: Scanned Agreement - Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
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Packet Pg. 808 Attachment: Scanned Agreement - Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
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Packet Pg. 809 Attachment: Scanned Agreement - Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
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Packet Pg. 810 Attachment: Scanned Agreement - Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
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Packet Pg. 811 Attachment: Scanned Agreement - Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
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Packet Pg. 812 Attachment: Scanned Agreement - Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
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Packet Pg. 813 Attachment: Scanned Agreement - Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
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Packet Pg. 814 Attachment: Scanned Agreement - Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
1
Conservation Collier Land Acquisition Program
Project Design Report
Gonzalez Property
Date: September 2022
Property Owner: Isabel Gonzalez
Folio(s): 38846840001
Location: GOLDEN GATE EST UNIT 42 W 75FT OF E 150FT OF TR 81
Size: 1.14 acres
Appraised Value: $50,000
History of Project:
Purpose of Project: Environmental Conservation – Conservation Collier Program
Program Qualifications:
This parcel is located in the southern section of the Horsepen Strand south of the Panther Walk
Preserve. The Gonzalez parcel met the Initial Screening Criteria identified in the Conservation
Collier Ordinance, No. 2007-65, as amended, including presence of native habitat, potential for
nature-based recreational and educational opportunities, protection of water resource values and
wetland dependent species habitat, presence of significant biological/ecological values, listed
species habitat, connectivity, and restoration potential.
Potential access for nature-based recreation, and enhancement of the aesthetic setting of Collier
County
This parcel offers access from 58th Ave NE off of Everglades Blvd – a paved public road. This
property could accommodate seasonal outdoor recreation, particularly due to the proximity to the
Panther Walk Preserve.
Opportunities for protection of water resource values, including aquifer recharge, water quality
enhancement, protection of wetland dependent species habitat, and flood control
The parcel is part of the greater Horsepen Strand flow way and contains a portion of a freshwater
marsh. This parcel is home to many wetland dependent species of flora and fauna.
Property enhances and/or protect the environmental value of current conservation lands
through function as a buffer, ecological link, or habitat corridor
Selected for the “A” category,
#1 priority, on the Active
Acquisition List (AAL) by
CCLAAC
Selected for the “A”
category, #1 priority,
on AAL by BCC
Purchase
offer made to
owners
Offer Accepted
12/9/22 1/25/2022 6/22/2022 8/3/2022
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Packet Pg. 815 Attachment: Gonzalez-PDR-PWP (23260 : Conservation Collier - Panther Walk - Gonzalez)
2
This parcel, when joined with many others, can protect the flow of both wildlife and water through
the Horsepen Strand.
Zoning, Growth Management and Land Use Overlays: The Panther Walk and Horsepen
Strand project parcels are entirely within the Northern Golden Gate Estates. The zoning
classification for all the parcels is Estates (E), a rural residential classification. There are no
additional land use overlays applicable.
Projected Management Activities: No hydrologic changes are necessary to maintain wetland
characteristics on the project site. Projected management activities include the removal of invasive
plants, the development of a Land Management Plan, and continued development of public access
to selected portions of the preserve.
Estimated Management Costs:
Management
Element 2023 2024 2025 2026
2027
Exotics $342 $228 $228 $228 $171
Signage $200
Total $542 $228 $228 $228 $171
SEE PAGES 3 AND 4 FOR AERIAL MAPS OF THE PARCEL.
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Packet Pg. 816 Attachment: Gonzalez-PDR-PWP (23260 : Conservation Collier - Panther Walk - Gonzalez)
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Packet Pg. 817 Attachment: Gonzalez-PDR-PWP (23260 : Conservation Collier - Panther Walk - Gonzalez)
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Packet Pg. 818 Attachment: Gonzalez-PDR-PWP (23260 : Conservation Collier - Panther Walk - Gonzalez)
4500 Executive Drive, Suite 230
Naples, FL 34119-8908
Phone: 239-596-0800
www.rklac.com
REAL ESTATE APPRAISAL REPORT
PANTHER WALK PARCELS
Residential Land
58th Avenue NE
Naples, Collier County, Florida, 34120
PREPARED FOR:
Mr. Roosevelt Leonard
Real Property Management
Collier County
3335 Tamiami Trail East, Suite 101
Naples, FL 34112
Client File: PO Number 4500216604
EFFECTIVE DATE OF THE APPRAISAL:
June 5, 2022
DATE OF THE REPORT:
June 10, 2022
REPORT FORMAT:
Appraisal Report
PREPARED BY:
RKL Appraisal and Consulting, PLC
RKL File Number: 2022-152
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Packet Pg. 819 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
4500 Executive Drive, Suite 230
Naples, FL 34119-8908
Phone: 239-596-0800
www.rklac.com
June 10, 2022
Mr. Roosevelt Leonard
Collier County
3335 Tamiami Trail East, Suite 101
Naples, FL 34112
Re: Real Estate Appraisal
Panther Walk Parcels
58th Avenue NE, Naples,
Collier County, Florida, 34120
Client File: PO Number 4500216604
RKL File Number: 2022-152
Dear Mr. Leonard:
At your request, RKL Appraisal and Consulting, PLC has prepared the accompanying
appraisal for the above referenced property. The purpose of the appraisal is to estimate
the market value of the fee simple interest in the subject property. The intended users for
the assignment are Collier County Real Property Management (Conservation Collier
Program), and the intended use of the appraisal is to assist Collier County in its
determination of market value for the potential acquisition through the Conservation
Collier Program.. We use the appraisal report option of Standards Rule 2-2 of USPAP to
report the assignment results.
Please reference the appraisal scope section of this report for important information
regarding the scope of research and analysis for this appraisal, including property
identification, inspection, highest and best use analysis, and valuation methodology.
The accompanying appraisal conforms with the Uniform Standards of Professional
Appraisal Practice (USPAP), the Code of Professional Ethics and Standards of
Professional Appraisal Practice of the Appraisal Institute, and the appraisal guidelines of
Collier County. The appraisal also conforms with the appraisal regulations issued in
connection with the Financial Institutions Reform, Recovery and Enforcement Act
(FIRREA).
The subject is a vacant residential land parcel of land containing an area of 1.14 acres, or
49,500 square feet. Low density residential with limited agricultural uses are permitted
under the present Estates (E) zoning designation. According to Collier County the site
was determined to be wetlands on October 31, 2005. The site was also determined to be
wetlands according to a March 2016 FDEP Informal Wetland Determination. According
to the FDEP Geographic Information Systems (GIS), the northern (front) approximately
25% consists of Freshwater Emergent Wetland.
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Packet Pg. 820 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
Mr. Roosevelt Leonard
Collier County
June 10, 2022
Page 2
4500 Executive Drive, Suite 230
Naples, FL 34119-8908
Phone: 239-596-0800
www.rklac.com
Based on the appraisal described in the accompanying report, subject to the Limiting
Conditions and Assumptions, Extraordinary Assumptions and Hypothetical Conditions
(if any), I have made the following value conclusion(s):
VALUE CONCLUSIONS
Appraisal Premise Interest Appraised Date of Value Value Conclusion
Market Value, As Is Fee Simple June 5, 2022 $50,000
The value conclusion(s) are subject to the following hypothetical conditions and extraordinary
conditions. These conditions may affect the assignment results.
Hypothetical Conditions: None.
Extraordinary Assumptions: None.
Respectfully submitted,
RKL APPRAISAL AND CONSULTING, PLC
Rachel M. Zucchi, MAI, CCIM
Florida State-Certified General Real Estate Appraiser RZ2984
rzucchi@rklac.com; Phone 239-596-0801
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Packet Pg. 821 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS TABLE OF CONTENTS
TABLE OF CONTENTS
Summary of Important Facts and Conclusions ................................................................... 1
Introduction Information ..................................................................................................... 2
Subject Identification ...................................................................................................... 2
Current Ownership and Property History ....................................................................... 2
Appraisal Scope .............................................................................................................. 2
Client, Intended User, and Intended Use ........................................................................ 3
Definition of Market Value ............................................................................................. 3
Definition of Property Rights Appraised ........................................................................ 3
Purpose of Appraisal, Property Rights Appraised, and Dates ........................................ 3
Scope of Work ................................................................................................................ 4
Property Description and Analysis ..................................................................................... 5
Site Analysis ................................................................................................................... 5
Real Estate Taxes and Assessments .............................................................................. 10
Highest and Best Use .................................................................................................... 11
Sales Comparison Approach ......................................................................................... 12
Reconciliation ............................................................................................................... 17
Final Value Conclusion................................................................................................. 17
Certification ...................................................................................................................... 18
Assumptions and Limiting Conditions ............................................................................. 20
Addenda
Appraiser Qualifications ....................................................................................... Addendum A
Property Information ............................................................................................ Addendum B
Comparable Data .................................................................................................. Addendum C
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Packet Pg. 822 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS
Page 1
SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS
GENERAL
Subject:
Panther Walk Parcels
58th Avenue NE, Naples,
Collier County, Florida, 34120
Owner: Isabel Gonzalez
Legal Description: Legal description shown in addenda of this report.
Tax Identification: 38846840001
Intended Use: The intended use is to assist Collier County in its determination
of market value for the potential acquisition through the
Conservation Collier Program..
Intended User(s): Collier County Real Property Management (Conservation Collier
Program)
PROPERTY
Land Area: Total: 1.14 acres; 49,500 square feet
Flood Zone: Zone AH
Zoning: E - Estates
Highest and Best Use
As Vacant
Conservation or single-family development
Exposure Time 6-12 months
Marketing Period 6-12 months
VALUE INDICATIONS
Value Range of Comparables: $24,939 to $88,544 per acre
Reconciled Value(s): As Is
Value Conclusion(s) $50,000
Effective Date(s) June 5, 2022
Property Rights Fee Simple
The value conclusion(s) are subject to the following hypothetical conditions and extraordinary
conditions. These conditions may affect the assignment results.
Hypothetical Conditions: None.
Extraordinary Assumptions: None.
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Packet Pg. 823 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS INTRODUCTION INFORMATION
Page 2
INTRODUCTION INFORMATION
SUBJECT IDENTIFICATION
Subject:
Panther Walk Parcels
58th Avenue NE, Naples,
Collier County, Florida, 34120
Legal Description: Legal description shown in addenda of this report.
Tax Identification: 38846840001
The subject is a vacant residential land parcel of land containing an area of 1.14 acres, or
49,500 square feet. Low density residential with limited agricultural uses are permitted
under the present Estates (E) zoning designation. According to Collier County the site
was determined to be wetlands on October 31, 2005. The site was also determined to be
wetlands according to a March 2016 FDEP Informal Wetland Determination. According
to the FDEP Geographic Information Systems (GIS), the northern (front) approximately
25% consists of Freshwater Emergent Wetland.
CURRENT OWNERSHIP AND PROPERTY HISTORY
Owner
The owner of the property is Isabel Gonzalez.
Sale History
According to public records, the subject has not sold in the last three years.
Current Listing/Contract(s):
The subject is not currently listed for sale, or under contract.
To the best of our knowledge, no other sale or transfer of ownership has occurred within
the past three years, and as of the effective date of this appraisal, the property is not
subject to an agreement of sale or option to buy, nor is it listed for sale.
APPRAISAL SCOPE
According to the Uniform Standards of Professional Appraisal Practice, it is the
appraiser’s responsibility to develop and report a scope of work that results in credible
results that are appropriate for the appraisal problem and intended user(s). Therefore, the
appraiser must identify and consider:
● the client and any other intended users;
● the intended use of the appraiser’s opinions and conclusions;
● the type and definition of value;
● the effective date of the appraiser’s opinions and conclusions;
● subject of the assignment and its relevant characteristics
● assignment conditions
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Packet Pg. 824 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS INTRODUCTION INFORMATION
Page 3
● the expectations of parties who are regularly intended users for similar
assignments; and
● what an appraiser’s peer’s actions would be in performing the same or a similar
assignment.
CLIENT, INTENDED USER, AND INTENDED USE
The client and the intended user of the appraisal are Collier County Real Property
Management (Conservation Collier Program). The intended use is for is to assist Collier
County in its determination of market value for the potential acquisition through the
Conservation Collier Program.. The appraisal is not intended for any other use or user.
DEFINITION OF MARKET VALUE
Market value definition used by agencies that regulate federally insured financial
institutions in the United States is defined by The Dictionary of Real Estate Appraisal,
7th ed. (Chicago: Appraisal Institute, 2022) as:
The most probable price that a property should bring in a competitive and open market
under all conditions requisite to a fair sale, the buyer and seller each acting prudently
and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit
in this definition is the consummation of a sale as of a specified date and the passing
of title from seller to buyer under conditions whereby:
▪ Buyer and seller are typically motivated;
▪ Both parties are well informed or well advised, and acting in what they consider
their best interests;
▪ A reasonable time is allowed for exposure in the open market;
▪ Payment is made in terms of cash in United States dollars or in terms of
financial arrangements comparable thereto; and
▪ 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.” (Source: 12 C.F.R. Part 34.42(g); 55 Federal Register
34696, August 24, 1990, as amended at 57 Federal Register 12202, April 9,
1992; 59 Federal Register 29499, June 7, 1994)
DEFINITION OF PROPERTY RIGHTS APPRAISED
Fee simple estate is defined as an: “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.” (Source: The Dictionary of Real
Estate Appraisal, 7th ed. (Chicago: Appraisal Institute, 2022)
PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES
The purpose of the appraisal is to estimate the market value of the fee simple interest in
the subject property. The effective date of the subject appraisal is June 5, 2022. The date
of inspection was June 5, 2022. The date of the report is June 10, 2022.
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Packet Pg. 825 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS
Page 4
SCOPE OF WORK
The problem to be solved is to estimate the market value of the fee simple interest in the
subject property.
SCOPE OF WORK
Report Type: This is an Appraisal Report as defined by Uniform
Standards of Professional Appraisal Practice under
Standards Rule 2-2(a). This format provides a summary or
description of the appraisal process, subject and market
data and valuation analyses.
Property Identification: The subject has been identified by the legal description and
the assessors' parcel number.
Inspection: A limited on site inspection was made and photographs
were taken.
Market Area and Analysis of
Market Conditions:
A complete analysis of market conditions has been made.
The appraiser maintains and has access to comprehensive
databases for this market area and has reviewed the market
for sales and listings relevant to this analysis.
Highest and Best Use Analysis:
A complete as vacant highest and best use analysis for the
subject has been made. Physically possible, legally
permissible, and financially feasible uses were considered,
and the maximally productive use was concluded.
Valuation Analyses
Cost Approach:
A cost approach was not applied as there are no
improvements that contribute value to the property.
Sales Comparison Approach:
A sales approach was applied as typically this is the most
appropriate approach for the valuation of vacant land. This
approach is applicable to the subject because there is an
active market for similar properties and sufficient sales data
is available for analysis.
Income Approach:
An income approach was not applied as the subject is not
likely to generate rental income as vacant land.
Hypothetical Conditions: None.
Extraordinary Assumptions: None.
Comments
The individual sections of the report detail the additional research, confirmation, and
analysis of relevant data.
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Packet Pg. 826 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS SITE ANALYSIS
Page 5
PROPERTY DESCRIPTION AND ANALYSIS
SITE ANALYSIS
The following description is based on our property inspection and public records.
Parcel ID Gross Land Area
(Acres)
Gross Land Area
(Sq Ft)
38846840001 1.14 49,500
Land Summary
SITE
Location: The subject is located within Golden Gate Estates Unit No. 42 in an
area known as Panther Walk Preserve.
Current Use of the Property: Vacant residential parcel
Shape: The site is roughly rectangular.
Road Frontage/Access:
The subject property has average access with frontage as follows:
• 58th Avenue NE: 75 feet
The site has an average depth of 660 feet. It is not a corner lot.
Topography: The Panther Walk Preserve area contains high quality cypress
wetlands and is part of the Horsepen Slough.
Soil Conditions: We were not provided with a soils report for the purpose of this
appraisal. We are not experts in soils analysis; however, the soil
conditions observed at the subject appear to be typical of the region
and adequate to support development.
Utilities:
Electricity: FP&L
Sewer: None
Water: None
Adequacy: The subject's utilities are typical and adequate for the
market area.
Flood Zone: The subject is located in FEMA flood zone AH, which is classified
as a flood hazard area.
FEMA Map Number: 12021C 0235H
FEMA Map Date: May 16, 2012
The subject is in a flood zone. The appraiser is not an expert in this
matter and is reporting data from FEMA maps.
Environmental Issues: According to Collier County the site was determined to be wetlands
on October 31, 2005. The site was also determined to be wetlands
according to a March 2016 FDEP Informal Wetland Determination.
According to the FDEP Geographic Information Systems (GIS), the
northern (front) approximately 25% consists of Freshwater Emergent
Wetland.
Encumbrance / Easements: A current title report was not provided for the purpose of this
appraisal. We are not aware of any easement, restrictions, or
encumbrances that would adversely affect value. Therefore, our
valuation assumes the subject has a clear and marketable title with
no adverse easement, restrictions, or encumbrances.
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Packet Pg. 827 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS SITE ANALYSIS
Page 6
ZONING
Zoning Code E - Estates
Zoning Authority Collier County
Permitted Uses Includes single-family dwellings, family care facilities
(subject to section 5.05.04), essential services (as set forth
in section 2.01.03), and schools, public, including
educational plants.
Current Use Legally Conforming The subject is legally non-conforming in terms of size.
Minimum Lot Area (SF) 2.25 acres
Minimum Floor Area (SF) 1,000
Minimum Street Frontage (Feet) 150
Front Set Back Distance (Feet) 75
Rear Set Back Distance (Feet) 75
Side Yard Distance (Feet) 30 feet; 37.5 feet for corner lots along longest side
Maximum Density/FAR One dwelling units per 2.25 acres
Maximum Building Height (Feet) 30
Aerial
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Packet Pg. 828 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS SITE ANALYSIS
Page 7
FDEP Map Direct GIS
Subject
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Packet Pg. 829 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS SITE ANALYSIS
Page 8
Site Photographs
58th Avenue NE – Easterly
(Photo Taken on June 5, 2022)
58th Avenue NE – Westerly
(Photo Taken on June 5, 2022)
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Packet Pg. 830 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS SITE ANALYSIS
Page 9
Site Photographs
Typical Site View from 58th Avenue NE – Southerly
(Photo Taken on June 5, 2022)
Typical Site View from 58th Avenue NE – Southeasterly
(Photo Taken on June 5, 2022)
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Packet Pg. 831 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS REAL ESTATE TAXES AND ASSESSMENTS
Page 10
REAL ESTATE TAXES AND ASSESSMENTS
The property tax identification number and assessed value of the property for tax year
2021 are as follows:
ASSESSED VALUES
Tax Identification Number 38846840001
Land Assessed Value $14,051
Building Assessed Value $0
10% Assessment Cap -$8,432
Total Assessed Value $5,619
Total Assessment per Land Acre $4,945
Rates, Taxes, More
Tax Rate 1.37%
Ad Valorem Tax Amount $118
Special Assessment Amount $0
Special Assessment Comments None
Total Tax Liability $118
Property Tax Comments The 2020 and 2021 taxes have been paid. The
School Board millage is applied to the uncapped
assessed value.
The tax assessment for subject property is currently $4,945 per acre, or $12,365 per acre
excluding the assessment cap. Based on our valuation analysis, the subject’s assessment
appears low.
16.C.5.c
Packet Pg. 832 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS HIGHEST AND BEST USE
Page 11
HIGHEST AND BEST USE
Highest and Best Use As Vacant
Conservation or single-family development is concluded to be the maximally productive
and highest and best use of the site.
Highest and Best Use as Improved
No improvements are situated on the site. Therefore, a highest and best analysis as
improved is not applicable.
Most Probable Buyer
Considering the size and location of the property, the most probable buyer of an
individual parcel is an owner-user or builder for single-family development or wetland
mitigation.
16.C.5.c
Packet Pg. 833 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS SALES COMPARISON APPROACH
Page 12
SALES COMPARISON APPROACH
I have researched six comparables for this analysis; these are documented on the
following pages followed by a location map and analysis grid. All sales have been
researched through numerous sources, inspected and verified by a party to the
transaction. For this analysis, we use the price per acre as the appropriate unit of
comparison because market participants typically compare sale prices and property
values on this basis.
Comparables Map
3
16.C.5.c
Packet Pg. 834 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS SALES COMPARISON APPROACH
Page 13
Name
Address
City
Date
Price
Acres
Acre Unit Price
Property Rights Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%
Financing Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%
Conditions of Sale Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%
Market Trends Through 6/5/2022 30.0%
Location
% Adjustment
$ Adjustment
Acres
% Adjustment
$ Adjustment
Environmental Issues
% Adjustment
$ Adjustment
Shape
% Adjustment
$ Adjustment
Zoning
% Adjustment
$ Adjustment
Net Adjustments
Gross Adjustments 0.0%15.0%
5/3/20226/5/2022 5/9/2022
$133,000
15.0%
0%
$46,422
0%
$0
Rectangular
$0
0%
$1,084
$0
0%
$0
$37,736
Similar
$37,736
$43,860
1.59
0%
$40,374
Similar
0%
0%
$0
$21,686
1.59
$20,167
2.73
7.0%
3/3/2022
52nd Ave NE
Comp 6
7.5%
$55,000
Naples
1.14
57% wetlands
(Middle)
66th Ave NE
Residential
66th Ave NE3275 68th Ave NE
$43,860
2/24/2022
$20,167
5.8%
$60,000
52nd Ave NE
$50,000
Naples
3/18/2022
0%
Approx 30%
wetlands (Front)
0%
$0
0%
Naples
1.14
Similar
$0
0%
$4,642
100% Uplands
-$4,994
$0
Rectangular
$0
10%0%-10%
Comp 3
Similar
0%
100% Uplands
$0
$0
Residential
0%
Residential
$0
$0
Residential
$41,780
1.14
0%
$48,768
Panther Walk Parcels
Land Analysis Grid Comp 1 Comp 4
3275 68th Ave NE
Comp 5
58th Ave NE
Naples
45th Ave NE 43rd Ave NE
45th Ave NE
Comp 2
Naples
58th Avenue NE 43rd Ave NE
NaplesNaples
$39,474
1.14
58th Ave NE
1.14
3/18/2022
$45,000$110,000
1.14
$96,491
2.73
$48,768
Fee Simple
Transaction Adjustments
Adjusted Acre Unit Price $96,491 $39,474
1.14
$0
5%
2.0%
$0
1.14
0%
Similar
2.4%
$49,939
0%
Adjusted Acre Unit Price $98,382
Average Similar
Approximately 25%
(Front)
2.73
$2,497
$0
Rectangular Rectangular
-10%
-$9,838
Rectangular
Residential
$0
0%
$0
Adjusted Acre Unit Price
0.0%
10.0%0.0%
-5.0%
$0
$0
10%0%
35% wetlands
(Middle)
$0
Rectangular
Residential
0%
Rectangular
Residential
$0$0
$0
2.73
5%
0%
45% wetlands
(Front)
$2,169
0%
5.8%
0%0%
15.0%
$88,544 $24,939$51,065$41,780
0.0%
$40,374
-10.0%
$47,442
10.0%
10.0%
16.C.5.c
Packet Pg. 835 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS SALES COMPARISON APPROACH
Page 14
Comparable Land Sale Adjustments
Property Rights
All of the comparables transferred in fee simple interest; therefore, no adjustments for
property rights are required.
Financing
All of the comparable sales had market orientated financing or were cash transactions;
therefore, no adjustments for financing are required.
Conditions of Sale
All of the comparable sales were arm’s length transactions; therefore, no adjustments for
conditions of sale are required.
Economic Trends
The following graph shows comparable residential land sales within the surrounding
market area within the past six months.
The graph indicates a significant upward trend in sales prices since December 2021
through the current date. However, it is noted this is unadjusted raw data and does not
relate directly to the subject.
The following table summarizes single family metrics within the subject's East Naples
market area. East Naples is defined by NABOR as Zip Codes 34114, 34117, 34120,
34137 which consists generally of properties east of Collier Boulevard.
16.C.5.c
Packet Pg. 836 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS SALES COMPARISON APPROACH
Page 15
As shown, the median closed price has increased 29.6% April 2022 year to date. The
average sales price increased 44.0% year to date. However, it is noted this is unadjusted
raw data and does not relate directly to the subject.
Based on the previous analysis and considering the increased demand for residential
property in Southwest Florida, we have applied a 30.0% annual adjustment.
Location
The comparable sales are located within the immediate vicinity of Golden Gate Estates.
No adjustments for location area required.
Size
Size and price per acre are typically inversely related; therefore Comparables 2 and 6 are
adjusted upward for their larger size.
Environmental Issues
The subject parcel is located within the Panther Walk Preserve area. According to Collier
County the site was determined to be wetlands on October 31, 2005. The site was also
determined to be wetlands according to a March 2016 FDEP Informal Wetland
Determination. According to the FDEP Geographic Information Systems (GIS), the
northern (front) approximately 25% consists of Freshwater Emergent Wetland.
Comparables 3, 4, 5, and 6 are all impacted by wetlands to varying degrees and adjusted
appropriately. Comparables 1 and 2 are both 100% uplands and are adjusted downward
accordingly.
Configuration
All of the comparables are relatively similar in terms of configuration; therefore, no
adjustments are required.
16.C.5.c
Packet Pg. 837 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS SALES COMPARISON APPROACH
Page 16
Zoning
All of the comparables are similar in terms of zoning; therefore, no adjustments are
required.
Sales Comparison Approach Conclusion
All of the value indications have been considered, and in the final analysis, Comparables
3 and 5 have been given most weight in arriving at my final reconciled per acre value of
$45,000.
6 % Δ
23.66%
-8.24%
2.67%
Reconciled Final Value:
Reconciled Value/Unit Value:
Indicated Value:
$45,000
1.136
$51,136
$50,000
Land Value Ranges & Reconciled Values
Subject Size:
High:
Average:
Low:
Number of Comparables:Unadjusted Adjusted
$24,939
$88,544
$49,024
$96,491
$47,749
$20,167
16.C.5.c
Packet Pg. 838 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS RECONCILIATION
Page 17
RECONCILIATION
The process of reconciliation involves the analysis of each approach to value. The
quantity and quality of data applied the significance of each approach as it relates to
market behavior and defensibility of each approach are considered and weighed. Finally,
each is considered separately and comparatively with each other. As discussed
previously, we use only the sales comparison approach in developing an opinion of value
for the subject. The cost and income approaches are not applicable, and are not used.
FINAL VALUE CONCLUSION
Based on the data and analyses developed in this appraisal, I have reconciled to the
following value conclusion(s), as of June 5, 2022, subject to the Limiting Conditions and
Assumptions of this appraisal.
VALUE CONCLUSIONS
Appraisal Premise Interest Appraised Date of Value Value Conclusion
Market Value, As Is Fee Simple June 5, 2022 $50,000
The value conclusion(s) are subject to the following hypothetical conditions and extraordinary
conditions. These conditions may affect the assignment results.
Hypothetical Conditions: None.
Extraordinary Assumptions: None.
Exposure and Marketing Times
Exposure time is always presumed to precede the effective date of the appraisal and is the
length of time the subject property would have been exposed for sale in the market had it
sold on the effective valuation date at the concluded market value. Marketing time is an
estimate of the amount of time it might take to sell a property at the estimated market
value immediately following the effective date of value.
Based on our review of recent sales transactions for similar properties and our analysis of
supply and demand in the local market it is our opinion that the probable marketing and
exposure time for the property is 6-12 months.
16.C.5.c
Packet Pg. 839 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS CERTIFICATION
Page 18
CERTIFICATION
I certify that, to the best of my knowledge and belief:
1. The statements of fact contained in this report are true and correct.
2. The reported analyses, opinions and conclusions are limited only by the reported
assumptions and limiting conditions, and are my personal, unbiased professional
analyses, opinions and conclusions.
3. I have no present or prospective interest in the property that is the subject of this
report, and have no personal interest with respect to the parties involved.
4. I have no bias with respect to the property that is the subject of this report or to the
parties involved with this assignment.
5. Our engagement in this assignment was not contingent upon developing or
reporting predetermined results.
6. Our 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.
7. The reported analyses, opinions, and conclusions were developed, and this report
has been prepared, in conformity with the requirements of the Code of Professional
Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute.
8. My reported analyses, opinions, and conclusions were developed, and this report
has been prepared, in conformity with the Uniform Standards of Professional
Appraisal Practice
9. The use of this report is subject to the requirements of the Appraisal Institute
relating to review by its duly authorized representatives.
10. Rachel M. Zucchi, MAI, CCIM has made an inspection of the subject property.
11. No one provided significant real property appraisal assistance to the person signing
this certification.
12. We have experience in appraising properties similar to the subject and are in
compliance with the Competency Rule of USPAP.
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Packet Pg. 840 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS
Page 19
13. This appraisal is not based on a requested minimum valuation, a specific valuation,
or the approval of a loan.
14. We have not relied on unsupported conclusions relating to characteristics such as
race, color, religion, national origin, gender, marital status, familial status, age,
receipt of public assistance income, handicap, or an unsupported conclusion that
homogeneity of such characteristics is necessary to maximize value.
15. Rachel M. Zucchi, MAI, CCIM has not performed any services, as an appraiser or
in any other capacity, regarding the property that is the subject of this report within
the three-year period immediately preceding acceptance of this assignment.
16. As of the date of this report, Rachel M. Zucchi, MAI, CCIM has completed the
continuing education program for Designated Members of the Appraisal Institute.
Rachel M. Zucchi, MAI, CCIM
Florida State-Certified General Real Estate Appraiser RZ2984
rzucchi@rklac.com; Phone 239-596-0801
16.C.5.c
Packet Pg. 841 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS ASSUMPTIONS AND LIMITING CONDITIONS
Page 20
ASSUMPTIONS AND LIMITING CONDITIONS
This appraisal is based on the following assumptions, except as otherwise noted in the
report.
1. The title is marketable and free and clear of all liens, encumbrances,
encroachments, easements and restrictions. The property is under responsible
ownership and competent management and is available for its highest and best
use.
2. There are no existing judgments or pending or threatened litigation that could
affect the value of the property.
3. There are no hidden or undisclosed conditions of the land or of the improvements
that would render the property more or less valuable. Furthermore, there is no
asbestos in the property.
4. The revenue stamps placed on any deed referenced herein to indicate the sale
price are in correct relation to the actual dollar amount of the transaction.
5. The property is in compliance with all applicable building, environmental, zoning,
and other federal, state and local laws, regulations and codes.
6. The information furnished by others is believed to be reliable, but no warranty is
given for its accuracy.
This appraisal is subject to the following limiting conditions, except as otherwise
noted in the report.
1. An appraisal is inherently subjective and represents our opinion as to the value of
the property appraised.
2. The conclusions stated in our appraisal apply only as of the effective date of the
appraisal, and no representation is made as to the effect of subsequent events.
3. No changes in any federal, state or local laws, regulations or codes (including,
without limitation, the Internal Revenue Code) are anticipated.
4. No environmental impact studies were either requested or made in conjunction
with this appraisal, and we reserve the right to revise or rescind any of the value
opinions based upon any subsequent environmental impact studies. If any
environmental impact statement is required by law, the appraisal assumes that
such statement will be favorable and will be approved by the appropriate
regulatory bodies.
5. Unless otherwise agreed to in writing, we are not required to give testimony,
respond to any subpoena or attend any court, governmental or other hearing with
reference to the property without compensation relative to such additional
employment.
6. We have made no survey of the property and assume no responsibilit y in
connection with such matters. Any sketch or survey of the property included in
this report is for illustrative purposes only and should not be considered to be
16.C.5.c
Packet Pg. 842 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS ASSUMPTIONS AND LIMITING CONDITIONS
Page 21
scaled accurately for size. The appraisal covers the property as described in this
report, and the areas and dimensions set forth are assumed to be correct.
7. No opinion is expressed as to the value of subsurface oil, gas or mineral rights, if
any, and we have assumed that the property is not subject to surface entry for the
exploration or removal of such materials, unless otherwise noted in our appraisal.
8. We accept no responsibility for considerations requiring expertise in other fields.
Such considerations include, but are not limited to, legal descriptions and other
legal matters such as legal title, geologic considerations such as soils and seismic
stability, and civil, mechanical, electrical, structural and other engineering and
environmental matters.
9. The distribution of the total valuation in the report between land and
improvements applies only under the reported highest and best use of the
property. The allocations of value for land and improvements must not be used in
conjunction with any other appraisal and are invalid if so used. The appraisal
report shall be considered only in its entirety. No part of the appraisal report shall
be utilized separately or out of context.
10. Neither all nor any part of the contents of this report (especially any conclusions
as to value, the identity of the appraisers, or any reference to the Appraisal
Institute) shall be disseminated through advertising media, public relations media,
news media or any other means of communication (including without limitation
prospectuses, private offering memoranda and other offering material provided to
prospective investors) without the prior written consent of the person signing the
report.
11. Information, estimates and opinions contained in the report, obtained from third-
party sources are assumed to be reliable and have not been independently verified.
12. Any income and expense estimates contained in the appraisal report are used only
for the purpose of estimating value and do not constitute predictions of future
operating results.
13. If the property is subject to one or more leases, any estimate of residual value
contained in the appraisal may be particularly affected by significant changes in
the condition of the economy, of the real estate industry, or of the appraised
property at the time these leases expire or otherwise terminate.
14. No consideration has been given to personal property located on the premises or
to the cost of moving or relocating such personal property; only the real property
has been considered.
15. The current purchasing power of the dollar is the basis for the value stated in our
appraisal; we have assumed that no extreme fluctuations in economic cycles will
occur.
16. The value found herein is subject to these and to any other assumptions or
conditions set forth in the body of this report but which may have been omitted
from this list of Assumptions and Limiting Conditions.
16.C.5.c
Packet Pg. 843 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS ASSUMPTIONS AND LIMITING CONDITIONS
Page 22
17. The analyses contained in the report necessarily incorporate numerous estimates
and assumptions regarding property performance, general and local business and
economic conditions, the absence of material changes in the competitive
environment and other matters. Some estimates or assumptions, however,
inevitably will not materialize, and unanticipated events and circumstances may
occur; therefore, actual results achieved during the period covered by our analysis
will vary from our estimates, and the variations may be material.
18. The Americans with Disabilities Act (ADA) became effective January 26, 1992.
We have not made a specific survey or analysis of any property to determine
whether the physical aspects of the improvements meet the ADA accessibility
guidelines. In as much as compliance matches each owner’s financial ability with
the cost to cure the non-conforming physical characteristics of a property, we
cannot comment on compliance to ADA. Given that compliance can change with
each owner’s financial ability to cure non-accessibility, the value of the subject
does not consider possible non-compliance. A specific study of both the owner’s
financial ability and the cost to cure any deficiencies would be needed for the
Department of Justice to determine compliance.
19. The appraisal report is prepared for the exclusive benefit of the Client, its
subsidiaries and/or affiliates. It may not be used or relied upon by any other party.
All parties who use or rely upon any information in the report without our written
consent do so at their own risk.
20. No studies have been provided to us indicating the presence or absence of
hazardous materials on the subject property or in the improvements, and our
valuation is predicated upon the assumption that the subject property is free and
clear of any environment hazards including, without limitation, hazardous wastes,
toxic substances and mold. No representations or warranties are made regarding
the environmental condition of the subject property and the person signing the
report shall not be responsible for any such environmental conditions that do exist
or for any engineering or testing that might be required to discover whether such
conditions exist. Because we are not experts in the field of environmental
conditions, the appraisal report cannot be considered as an environmental
assessment of the subject property.
21. The person signing the report may have reviewed available flood maps and may
have noted in the appraisal report whether the subject property is located in an
identified Special Flood Hazard Area. We are not qualified to detect such areas
and therefore do not guarantee such determinations. The presence of flood plain
areas and/or wetlands may affect the value of the property, and the value
conclusion is predicated on the assumption that wetlands are non-existent or
minimal.
22. RKL Appraisal and Consulting, PLC is not a building or environmental inspector.
RKL Appraisal and Consulting, PLC does not guarantee that the subject property
is free of defects or environmental problems. Mold may be present in the subject
property and a professional inspection is recommended.
16.C.5.c
Packet Pg. 844 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS ASSUMPTIONS AND LIMITING CONDITIONS
Page 23
23. The appraisal report and value conclusion for an appraisal assumes the
satisfactory completion of construction, repairs or alterations in a workmanlike
manner.
24. The intended use of the appraisal is stated in the General Information section of
the report. The use of the appraisal report by anyone other than the Client is
prohibited except as otherwise provided. Accordingly, the appraisal report is
addressed to and shall be solely for the Client’s use and benefit unless we provide
our prior written consent. We expressly reserve the unrestricted right to withhold
our consent to your disclosure of the appraisal report (or any part thereof
including, without limitation, conclusions of value and our identity), to any third
parties. Stated again for clarification, unless our prior written consent is obtained,
no third party may rely on the appraisal report (even if their reliance was
foreseeable).
25. All prospective value estimates presented in this report are estimates and forecasts
which are prospective in nature and are subject to considerable risk and
uncertainty. In addition to the contingencies noted in the preceding paragraph,
several events may occur that could substantially alter the outcome of our
estimates such as, but not limited to changes in the economy, interest rates, and
capitalization rates, behavior of consumers, investors and lenders, fire and other
physical destruction, changes in title or conveyances of easements and deed
restrictions, etc. It is assumed that conditions reasonably foreseeable at the present
time are consistent or similar with the future.
16.C.5.c
Packet Pg. 845 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS ADDENDA - APPRAISER QUALIFICATIONS
ADDENDA
16.C.5.c
Packet Pg. 846 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS ADDENDUM A - APPRAISER QUALIFICATIONS
ADDENDUM A
APPRAISER QUALIFICATIONS
16.C.5.c
Packet Pg. 847 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS ADDENDUM A - APPRAISER QUALIFICATIONS
4500 Executive Drive, Suite 230
Naples, FL 34119-8908
Phone: 239-596-0800
www.rklac.com
RKL Appraisal and Consulting, PLC
COMPANY PROFILE:
RKL Appraisal and Consulting, PLC was founded in 2009 by three designated Members
of the Appraisal Institute. It is our mission to maximize our combined appraisal
experience to provide our clients with the highest quality of Real Estate Appraisal and
Consulting Services.
Rachel M. Zucchi, MAI, CCIM K.C. Lowry, MAI, CPA Louis C. Bobbitt, MAI
Partner / Managing Director Partner Senior Partner (Retired)
rzucchi@rklac.com klowry@rklac.com lbobbitt@rklac.com
BUSINESS FOCUS:
Practice is focused on community/neighborhood shopping centers, retail and office
buildings, industrial warehouse/distribution buildings, residential and commercial
condominium and subdivision projects, hotels and motels, vacant land and special
purpose properties. Specialized services include appraisal review, business valuations,
market feasibility studies, acquisition/disposition counseling, and litigation support in
connection with real estate transactions including bankruptcy, eminent domain, estate
valuations, and matrimonial and equitable distribution. Clients served include banks and
financial institutions, developers and investors, law firms, government, and property
owners.
16.C.5.c
Packet Pg. 848 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS ADDENDUM A - APPRAISER QUALIFICATIONS
PROFESSIONAL QUALIFICATIONS OF
Rachel M. Zucchi, MAI, CCIM
EXPERIENCE: Partner / Managing Director of RKL Appraisal and Consulting, PLC
Naples, FL (2009 – Present)
President of D&R Realty Group, Inc.
Naples, FL (2009 – Present)
Senior Real Estate Analyst, Integra Realty Resources – Southwest Florida
Naples, FL (2003 – 2009)
Research Associate, Integra Realty Resources – Southwest Florida
Naples, FL (2002-2003)
PROFESSIONAL
ACTIVITIES:
Member:
President:
VP/Secretary/Treasurer:
Region X Representative:
Board of Directors:
Gov. Relations Committee:
LDAC Attendee:
Member:
Member:
Licensed:
Licensed:
Appraisal Institute – MAI Certificate Number 451177
Appraisal Institute Florida Gulf Coast Chapter (2020)
Appraisal Institute Florida Gulf Coast Chapter (2017 - 2019)
Appraisal Institute Florida Gulf Coast Chapter (2017 - 2021)
Appraisal Institute Florida Gulf Coast Chapter (2015 - 2021)
Appraisal Institute National (2022)
Leadership Development & Advisory Council
Appraisal Institute - Washington, D.C. (2016, 2017, 2018)
CCIM Institute - CCIM Designation Pin Number 21042
Naples Area Board of REALTORS
Florida State Certified General Real Estate Appraiser
License No. RZ 2984
Real Estate Broker (Florida)
License No. BK3077672
EXPERT WITNESS: Qualified as an expert witness in the Twentieth Judicial Circuit Court of Collier County
and Lee County
EDUCATION: Bachelor of Arts, Major in Economics
Florida Gulf Coast University, 2002
Graduated Magna Cum Laude
Presented at Eastern Economic Association Conference
Successfully completed real estate and valuation courses and seminars sponsored by the
Appraisal Institute and others.
BUSINESS FOCUS: Actively engaged in real estate valuation and consulting since 2003. Practice is focused on
community/neighborhood shopping centers, retail and office buildings, industrial
warehouse/distribution, multi-family and single-family subdivisions, condominium
developments, hotels/motels, vacant land and special purpose properties. Specialized
services include market feasibility studies and litigation support in connection with real
estate transactions. Clients served include banks and financial institutions, developers and
investors, law firms, government, and property owners. Valuations have been performed for
eminent domain, bankruptcy, estate, matrimonial/equitable distribution, financing, and due
diligence support.
16.C.5.c
Packet Pg. 849 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS ADDENDUM A - APPRAISER QUALIFICATIONS
16.C.5.c
Packet Pg. 850 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS ADDENDUM B - PROPERTY INFORMATION
ADDENDUM B
PROPERTY INFORMATION
16.C.5.c
Packet Pg. 851 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
$ 91,000
$ 13,000
$ 3,000
$ 0
$ 14,051
$ 0
$ 14,051
$ 8,432
$ 5,619
$ 14,051
$ 5,619
Collier County Proper ty AppraiserProperty Summar y
Parcel No 38846840001 SiteAddress*Disclaimer Site City NAPLES Site Zone*Note 34120
Name / Address GONZALEZ, ISABEL
9773 SW 93RD TER
City MIAMI State FL Zip 33176-1818
Map No.Strap No.Section Township Range Acres *Estimated
2D31 340000 81 12D31 31 47 28 1.14
Legal GOLDEN GATE EST UNIT 42 W 75FT OF E 150FT OF TR 81 OR 1849 PG 23
Millage Area 17 Millage Rates *Calculations
Sub./Condo 340000 - GOLDEN GATE EST UNIT 42 School Other Total
Use Code 0 - VACANT RESIDENTIAL 4.889 8.7793 13.6683
Latest Sales Histor y
(Not all Sales are listed due to Confidentiality)
Date Book-Page Amount
07/22/05 3850-4100
07/26/93 1849-23
02/16/93 1797-975
12/01/73 564-930
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 theFinal Tax Roll
16.C.5.c
Packet Pg. 852 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
Collier County Proper ty AppraiserProperty Detail
Parcel No 38846840001 SiteAddress*Disclaimer Site City NAPLES Site Zone*Note 34120
Name / Address GONZALEZ, ISABEL
9773 SW 93RD TER
City MIAMI State FL Zip 33176-1818
Permits (Provided for reference purposes only. *Full Disclaimer. )
TaxYr Issuer Permit #CO Date Tmp CO Final Bldg Type
Land
#Calc Code Units
10 ACREAGE 1.14
Building/Extra Features
#YearBuilt Description Area AdjArea
16.C.5.c
Packet Pg. 853 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
16.C.5.c
Packet Pg. 854 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS ADDENDUM C - COMPARABLE DATA
ADDENDUM C
COMPARABLE DATA
16.C.5.c
Packet Pg. 855 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS ADDENDUM C - COMPARABLE DATA
ID 6332 Date 5/9/2022
Address 45th Ave NE Price $110,000
City Naples Price per Acre $96,491
State Florida Financing Cash to seller
Tax ID 39773240003 Property Rights Fee Simple
Grantor Royal Home Builders, LLC Days on Market 29 days
Grantee Ivis Alvarez Verification Source Nick Villamizar; Starlink
Realty
Legal Description
Acres 1.14 Utilities Well, Septic
Land SF 49,500 Topography Treed
Road Frontage 75 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues 100% Uplands
Golden Gate Estates Unit No. 62, West 75' of Tract 29
Land Comparable 1
Transaction
Site
75' x 660' treed lot located along south side of 45th Avenue NE. November 2021 letter from Ramsey Inc.
states there are no jurisdictional wetlands on the property. Listed in April 2022 for $119,900.
Comments
16.C.5.c
Packet Pg. 856 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS ADDENDUM C - COMPARABLE DATA
ID 6333 Date 5/3/2022
Address 43rd Ave NE Price $133,000
City Naples Price per Acre $48,768
State Florida Financing Cash to seller
Tax ID 39835400008 Property Rights Fee Simple
Grantor SWFL Home Solutions
LLC and Equitable Land
Ventures, LLC
Days on Market 16 days
Grantee 4k Homes Group, Inc Verification Source Robert Draiss; Hamilton-
Franklin Realty
Legal Description
Acres 2.73 Utilities Well, Septic
Land SF 118,800 Topography Cleared
Road Frontage 180 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues 100% Uplands
Golden Gate Estates Unit No. 63, West 180' of Tract 51
180' x 660' cleared lot located along south side of 43rd Avenue NE. Feb. 2022 Informal wetland determination
reports the site is 100% uplands. Lot was purchased in Feb 2022 for $86,000 (not on MLS). Listed in March
2022 for $153,500 and reduced in April 2022 to $143,500.
Land Comparable 2
Comments
Site
Transaction
16.C.5.c
Packet Pg. 857 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS ADDENDUM C - COMPARABLE DATA
ID 6337 Date 3/18/2022
Address 58th Ave NE Price $45,000
City Naples Price per Acre $39,474
State Florida Financing Cash to seller
Tax ID 38848280009 Property Rights Fee Simple
Grantor Charles E. Anderson, Jr
and Linda Anderson
Days on Market 1 year
Grantee Jorge Armando Grizalez
Martinez and Fressia
Grizalez
Verification Source Liz Appling; Royal Shell
Real Estate
Legal Description
Acres 1.14 Utilities Well, Septic
Land SF 49,500 Topography Heavily Treed
Road Frontage 75 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues Approx 30% wetlands
Golden Gate Estates Unit No. 42, West 75' of Tract 95
Transaction
Land Comparable 3
75' x 660' heavily treed lot located along north side of 58th Avenue NE. Informal wetland determination dated
March 2021 shows approximately 30% wetlands in the southern (front) portion of the site. Listed in Feb 2021
for $49,000.
Site
Comments
16.C.5.c
Packet Pg. 858 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS ADDENDUM C - COMPARABLE DATA
ID 6338 Date 3/18/2022
Address 3275 68th Ave NE Price $50,000
City Naples Price per Acre $43,860
State Florida Financing Cash to seller
Tax ID 39083240007 Property Rights Fee Simple
Grantor Marla E. Hernandez Days on Market 7-8 months
Grantee Oscar Castro Verification Source Edis Arevalo; Domain
Realty
Legal Description
Acres 1.14 Utilities Well, Septic
Land SF 49,500 Topography Heavily Treed
Road Frontage 75 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues 57% wetlands (Middle)
Golden Gate Estates Unit No. 46, West 75' of East 180' of Tract 28
Comments
75' x 660' heavily treed lot located along north side of 68th Avenue NE. Informal wetland determination dated
July 2021 shows 0.65 acres of wetlands located in the central portion of the site approximately 100' north of
68th Ave NE. Listed in July 2021 for $62,700 and reduced in August 2021 to $59,900.
Site
Transaction
Land Comparable 4
16.C.5.c
Packet Pg. 859 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS ADDENDUM C - COMPARABLE DATA
ID 6339 Date 3/3/2022
Address 52nd Ave NE Price $60,000
City Naples Price per Acre $37,736
State Florida Financing Cash to seller
Tax ID 38961440001 Property Rights Fee Simple
Grantor Chris Krager and Julia
Bachand
Days on Market 8 days
Grantee Laurentiu and Michaela
Gherase
Verification Source Bill Duffy, Jr; Premier Plus
Realty
Legal Description
Acres 1.59 Utilities Well, Septic
Land SF 69,300 Topography Heavily Treed
Road Frontage 105 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues 35% wetlands (Middle)
Golden Gate Estates Unit No. 44, West 105' of Tract 19
Land Comparable 5
Transaction
Site
105' x 660' heavily treed lot located along south side of 52nd Avenue NE. Informal wetland determination
dated Jan 2022 shows 0.55 acres of wetlands located in the central portion of the site approximately 150'
south of 52nd Ave NE. Listed in Jan 2022 for $75,000.
Comments
16.C.5.c
Packet Pg. 860 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)
PANTHER WALK PARCELS ADDENDUM C - COMPARABLE DATA
ID 6341 Date 2/24/2022
Address 66th Ave NE Price $55,000
City Naples Price per Acre $20,167
State Florida Financing Cash to seller
Tax ID 39147120005 Property Rights Fee Simple
Grantor Durango Holding, LLC Days on Market 16 days
Grantee Julian Loredo Mancilla Verification Source Angel Herrero Fuentes;
Xclusive Homes LLC
Legal Description
Acres 2.73 Utilities Well, Septic
Land SF 118,800 Topography Heavily Treed
Road Frontage 180 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues 45% wetlands (Front)
Golden Gate Estates Unit No. 47, East 180' of Tract 63
180' x 660' heavily treed lot located along north side of 66th Avenue NE. Informal wetland determination
dated November 2018 shows 1.22 acres of wetlands located in the front portion of the site. Listed in Feb
2022 for $59,900.
Site
Comments
Land Comparable 6
Transaction
16.C.5.c
Packet Pg. 861 Attachment: Appraisal Report Gonzalez (23260 : Conservation Collier - Panther Walk - Gonzalez)