Agenda 04/11/2023 Item #16B 1 (Sell a vacant lot in the Immokalee Community redevelopment Area to further implement the redevelopment plan)04/11/2023
EXECUTIVE SUMMARY
Recommendation that the Board of County Commissioners, acting as the Community Redevelopment
Agency Board (CRA), approve a Purchase Agreement with Catholic Charities Diocese of Venice, Inc., to
convey 1.96 acres of CRA owned property in the Immokalee Community Redevelopment Area. Purchase
Price is $600,000.
OBJECTIVE: To sell of a vacant lot in the Immokalee Community Redevelopment Area (ICRA) to further
implement the redevelopment plan.
CONSIDERATIONS: On March 23, 2010, Item No. 14 B, the Board of County Commissioners acting as the
Collier County Community Redevelopment Agency Board (CRA), approved the purchase of a 1.96 acre vacant lot
at the comer of South 9' Street and Boston Avenue to create the 9' Street Plaza as identified in the 2010 Public
Realm Plan. The lot does not have a site address but is identified as Folio No. 00122840009. This lot is no longer
needed by the CRA.
On May 24, 2022, the CRA directed staff to give at least 30 days public notice of its intent to sell, lease, or
otherwise transfer approximately 1.96 acres of CRA-owned property at the comer of South 9th Street and W. Main
Street in the Immokalee Community Redevelopment Area in accordance with Section 163.380, Florida Statutes.
The notice soliciting proposals from any party/parties interested in the purchase and development of the 1.96 parcel
was published on May 27, 2022. The deadline to submit proposals was June 27, 2022. No additional proposals were
received.
On July 12, 2022, the Board authorized staff to obtain an appraisal and to negotiate a Purchase Agreement with
Catholic Charities of Venice, Inc (Purchaser). The proposed Purchase Agreement will, at a minimum, determine
final purchase price, milestones related to development, and the reverter clause.
On August 22, 2022, the County received the appraisal from Carlson Norris with an appraised value of $640,000.
The Purchaser provided an updated appraisal dated August 13, 2022 completed by Carroll & Carroll with an
appraised value of $545,000. Collier County Division of Real Property reviewed the two appraisals and provided
two options: taking the average of the two appraisals - $593,000 or disposing the property according to 163.380(2)
Florida Statute:
Such real property or interest shall be sold, leased, otherwise transferred, or retained at a value
determined to be in the public interestfor uses in accordance with the community redevelopment plan
and in accordance with such reasonable disposal procedures as any county, municipality, or
community redevelopment agency may prescribe. In determining the value of realproperty as being in
the public interest for uses in accordance with the community redevelopment plan, the county,
municipality, or community redevelopment agency shall take into account and give consideration to
the long-term benefits to be achieved by the county, municipality, or community redevelopment agency
resulting ftom incurring short-term losses or costs in the disposal of such real property; the uses
provided in such plan; the restrictions upon, and the covenants, conditions, and obligations assumed
by, the purchaser or lessee or by the county, municipality, or community redevelopment agency
retaining the property and the objectives of such plan for the prevention of the recurrence of slum or
blighted areas. In the event the value of such real property being disposed of is for less than the fair
value, such disposition shall require the approval of the governing body, which approval may only be
givenfollowing a duly noticedpublic hearing. The county, municipality, or community redevelopment
agency may provide in any instrument of conveyance to a private purchaser or lessee that such
purchaser or lessee is without power to sell, lease, or otherwise transfer the real property without the
prior written consent of the county, municipality, or community redevelopment agency until the
purchaser or lessee has completed the construction of any or all improvements which he or she has
I Packet Pg. 712
04/11/2023
obligated himsetf or hersetf to construct thereon. Real property acquired by the county, municipality,
or community redevelopment agency which, in accordance with the provisions of the community
redevelopment plan, is to be transferred shall be transferred as rapidly as feasible in the public
interest, consistent with the carrying out of the provisions of the community redevelopment plan. Any
contract for such transfer and the community redevelopment plan, or such part or parts of such
contract orplan as the county, municipality, or community redevelopment agency may determine, may
be recorded in the land records of the clerk of the circuit court in such manner as to afford actual or
constructive notice thereof
The Purchase Agreement was negotiated using the average of the two appraisals and includes the following terms:
Purchase Price - $600,000 plus closing costs
Closing Date - 45 Days after inspection Period can be extended if both parties agree.
Inspection Period - 90 days. Opportunity to cure the issue or cancel the agreement
Conditions to closing:
Clear Title
Milestones:
• Within 180 days from closing - purchaser to file rezone petition for the 1.96 acres - to include construction
of Catholic Community Center, Catholic Clinic and related medical offices, retail and/or commercial space.
Consistent with concept plan.
• Within 30 days of effective date. Provide timeline for each Phase of the construction project.
• Within 6 years of the approved zoning - the development on the 1.96 acres will be substantially completed.
(Certificate of Occupancy received for all buildings).
• Purchaser can request in writing extension to deadline. County Manager can grant extensions up to 180
days. After the 180 days cumulative extensions, it would require CRA approval. CRA could impose
penalty of $200 per day for each missed deadline in excess of 6 months.
Reverter:
Failure to meet deadlines. Seller shall provide written notice of failure to meet the deadlines. CRA may purchase
the property back for purchase price ($600,000) plus the cost of improvements at the fair market price of the
improvements as determined by independent appraiser. Or the fair market price of land and improvements as
determined by independent appraiser.
Total cost to remove an existing tower and fence and maintain the property over the past 12 years is estimated at
$73,640.
FISCAL IMPACT: The site was purchased in 2010 for $232,500 plus closing cost. Demolition and maintenance
costs for the property since acquisition have totaled approximately $73,640. The disposition of the site would
provide additional revenue to the Immokalee CRA Capital Fund (786) to fund other priorities and eliminate the
need for ongoing maintenance of the property.
GROWTH MANAGEMENT IMPACT: The property may need to be rezoned to a Planned Unit Development to
accommodate the proposed development.
ADVISORY COMMITTEE RECOMMENDATIONS: At the March 23, 2022, Advisory Board meeting, the
Advisory Board voted 8-0 to recommend acceptance of the Letter of Intent. The Advisory Board met on June 30,
2022 to review the outcome of the notice and voted 8-0 to recommend to accept the proposal and negotiate the
purchase agreement.
LEGAL CONSIDERATIONS: This item is approved as to form and legality and requires majority vote for
approval. - RTT
Packet Pg. 713
04/11/2023
RECOMMENDATION: The Board of County Commissioners, acting as the Community Redevelopment
Agency Board (CRA), approve a Purchase Agreement with Catholic Charities Diocese of Venice, Inc., to convey
1.96 acres of CRA owned property in the Immokalee Community Redevelopment Area.
Prepared by: Debrah Forester, CRA Director
I Packet Pg. 714
04/11/2023
ATTACHMENT(S)
1. Catholic Charities Conceptual Master Plan (PDF)
2. Purchase Agreement CAO Approved CC signed (PDF)
3. Location Map (PDF)
4. [Linked] Carlson Norris Appraisal for Collier County August 22-2022 (PDF)
5. [Linked] Carroll and Carroll Appraisal for Catholic Charities August 30 2022 (PDF)
I Packet Pg. 715
04/11/2023
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.13.1
Doe ID: 25059
Item Summary: Recommendation that the Board of County Commissioners, acting as the Community
Redevelopment Agency Board (CRA), approve a Purchase Agreement with Catholic Charities Diocese of Venice,
Inc., to convey 1.96 acres of CRA owned property in the Immokalee Community Redevelopment Area. Purchase
Price is $600,000.
Meeting Date: 04/11/2023
Prepared by:
Title: CRA Division Director — Corporate Business Operations
Name: Debrah Forester
03/28/2023 9:30 AM
Submitted by:
Title: CRA Division Director — Corporate Business Operations
Name: Debrah Forester
03/28/2023 9:30 AM
Approved By:
Review:
Corporate Business Operations
Jennifer Reynolds
Stage I Review
Tourism
Debrah Forester
Stage 1 Review
Corporate Business Operations
Debrah Forester
Director - CRAs
Facilities Management
Jennifer Belpedio
Additional Reviewer
County Attorney's Office
Ronald Tomasko
Level 2 Attorney of Record Review
Office of Management and Budget
Debra Windsor
Level 3 OMB Gatekeeper Review
Corporate Compliance and Continuous Improvement
Megan Gaillard
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review
Office of Management and Budget Christopher Johnson Additional Reviewer
County Manager's Office Dan Rodriguez Level 4 County Manager Review
Board of County Commissioners Geoffrey Willig Meeting Pending
Completed
03/28/2023 9:48 AM
Skipped
03/28/2023 9:59 AM
Completed
03/28/2023 10:04 AM
Completed
03/29/2023 12:17 PM
Completed
03/30/2023 11:01 AM
Completed
03/30/2023 12:38 PM
Additional Reviewer
Completed
04/01/2023 7:44 PM
Completed
04/03/2023 9:01 AM
Completed
04/03/2023 4:13 PM
Completed
04/04/2023 9:52 AM
04/11/2023 9:00 AM
I Packet Pg. 716 1
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IMMOKALEE CRA
Folio Number: 00122840009
AGREEMENT FOR SALE AND PURCHASE
THIS AGREEMENT is made and entered into by and between COLLIER COUNTY
COMMUNITY REDEVELOPMENT AGENCY, its successors and assigns, whose mailing
address is 3299 Tamiami Trail E., Naples, FL 34112 (hereinafter referred to as "Seller"),
and CATHOLIC CHARITIES OF DIOCESE OF VENICE, INC., a non-profit Florida
corporation, its successors and assigns, whose mailing address is 1000 Pinebrook Road,
Venice, Florida 34285, (hereinafter referred to as "Purchaser").
WITNESSETH
WHEREAS, Seller is the owner of a certain parcel of real property (hereinafter referred to
as "Property"), located in Collier County, State of Florida, and being more particularly
described in Exhibit "A", attached hereto and made a part hereof by reference.
WHEREAS, Purchaser is desirous of purchasing the Property, subject to the conditions
and other agreements hereinafter set forth, and Seller is agreeable to such sale and to
such conditions and agreements. Property is being sold "as is".
WHEREAS, Purchaser desires to construct a Catholic community center, a Catholic clinic
and related medical offices, and/or retail/commercial space on the Property ("Project") on
the Property to benefit the community.
NOW, THEREFORE, and for and in consideration of the premises and the respective
undertakings of the parties hereinafter set forth and the sum of Ten Dollars ($10.00), the
receipt and sufficiency of which is hereby acknowledged, it is agreed as follows:
FWATC] V 0 21 TA 10 z I I
1.01 In consideration of the purchase price and upon the terms and conditions
hereinafter set forth, Seller shall sell to Purchaser and Purchaser shall purchase from
Seller the Property, described in Exhibit "A". Property is being sold "as is".
11. PAYMENT OF PURCHASE PRICE
2.01 The purchase price (the "Purchase Price") for the Property shall be SIX
HUNDRED THOUSAND and no/100 Dollars ($600,000), (U.S. Currency) payable
by wire transfer (said transaction hereinafter referred to as the "Closing"). Said
payment shall be full compensation for the Property conveyed. This is a cash
transaction with no contingencies for financing.
2.02 Purchaser shall deliver a deposit of FOUR THOUSAND FIVE HUNDRED and
no/100 Dollars ($4,500) together with this Agreement signed by Purchaser. The
deposit will be held in escrow by The Clerk of the Circuit Court and Comptroller
Collier County, Florida as the Clerk to the Board ("Escrow Agent") subject to
clearance. Escrow Agent's address is 3315 Tamiami Trail East, Naples, FL 34112-
5324; Phone: (239) 252-2646.
I Packet Pg. 718 1
111. CLOSING
3.01 The Closing (THE "CLOSING DATE", "DATE OF CLOSING", OR "CLOSING")
of the transaction shall be held on or before forty-five (45) days following expiration
of the Inspection Period, as hereinafter set forth, unless extended by the parties
hereto in writing. The procedure to be followed by the parties in connection with the
Closing shall be as follows:
3.011 Seller shall convey a marketable title free of any liens, encumbrances,
exceptions, or qualifications. Marketable title shall be determined according to
applicable title standards adopted by the Florida Bar and in accordance with law.
At the Closing, the Seller shall cause to be delivered to the Purchaser the items
specified herein and the following documents and instruments duly executed
and acknowledged, in recordable form:
3.0111 Statutory Deed in favor of Purchaser conveying title to the
Property, free and clear of all liens and encumbrances other than:
(a) The lien for current taxes and assessments.
(b) Such other easements, restrictions, or conditions of record.
3.0112 Combined Purchaser -Seller closing statement.
3.0113 A "Gap," Tax Proration, Owner's and Non -Foreign Affidavit," as
required by Section 1445 of the Internal Revenue Code and as required
by the title insurance underwriter in order to insure the "gap" and issue the
policy contemplated by the title insurance commitment.
3.012 At the Closing, the Purchaser, or its assignee, shall cause to be delivered
to the Seller the following.-
3.0121 A negotiable instrument, by the way of a wire transfer, in an
amount equal to the Purchase Price. No funds shall be disbursed to Seller
until the Title Company verifies that the state of the title to the Property
has not changed adversely since the date of the last endorsement to the
commitment, referenced in Section 4.011 thereto, and the Title Company
is irrevocably committed to pay the Purchase Price to Seller and to issue
the Owner's title policy to Purchaser in accordance with the commitment
immediately after the recording of the deed.
3.0122 Funds payable to the Seller representing the cash payment due at
Closing in accordance with Article III hereof, shall be subject to adjustment
for prorations as hereinafter set forth.
3.02 The cost of the Owner's Form B Title Policy, issued pursuant to the
Commitment provided for in Section 4.011 below, shall be paid by Purchaser. The
cost of the title commitment shall also be paid by Purchaser.
I Packet Pg. 719 1
3.03 Purchaser at its sole cost and expense, shall pay at Closing all documentary
stamp taxes due relating to the recording of the Statutory Deed, in accordance with
Chapter 201.01, Florida Statutes.
3.04 Purchaser shall pay for the cost of recording the Statutory Deed and
Agreement.
3.05 The cost of recording any instruments necessary to clear Seller's title to the
Property will be paid by Seller.
3.06 Each party shall be responsible for payment of its own attorney's fees, if any
IV. REQUIREMENTS AND CONDITIONS
4.01 Upon execution of this Agreement by both parties or at such other time as
specified within this Article, Purchaser and/or Seller, as the case may be, shall
perform the following within the times stated, which shall be conditions precedent to
the Closing-,
4.011 Within fifteen (15) days after the date hereof, Purchaser shall obtain as
evidence of title an ALTA Commitment for an Owner's Title Insurance Policy
(ALTA Form B-1970) covering the Property, together with hard copies of all
exceptions shown thereon. Purchaser shall have thirty (30) days, following
receipt of the title insurance commitment, to notify Seller in writing of any
objection to title other than liens evidencing monetary obligations, if any, which
obligations shall be paid at closing. If the title commitment contains exceptions
that make the title unmarketable, Purchaser shall deliver to the Seller written
notice of its intention to waive the applicable contingencies or to terminate this
Agreement.
4.012 If Purchaser shall fail to advise the Seller in writing of any such objections
in Seller's title in the manner herein required by this Agreement, the title shall
be deemed acceptable. Upon notification of Purchaser's objection to title,
Seller shall have thirty (30) days to remedy any defects in order to convey good
and marketable title, except for liens or monetary obligations which will be
satisfied at Closing. Seller, at its sole expense, shall use its best efforts to
make such title good and marketable. In the event Seller is unable to cure said
objections within said time period, Purchaser, by providing written notice to
Seller within seven (7) days after expiration of said thirty (30) day period, may
accept title as it then is, waiving any objection; or Purchaser may terminate the
Agreement. A failure by Purchaser to give such written notice of termination
within the time period provided herein shall be deemed an election by
Purchaser to accept the exceptions to title as shown in the title commitment.
4.013 Purchaser shall have the option, at its own expense, to obtain a current
survey of the Property prepared by a surveyor licensed by the State of Florida.
No adjustments to the Purchase Price shall be made based upon any change
to the total acreage referenced in Exhibit "A", if any. Seller agrees to furnish
any existing surveys of the Property, if any, to Purchaser within five (5) days of
execution of this Agreement.
I Packet Pg. 720 1
V. INSPECTION PERIOD
5.01 Purchaser shall have ninety (90) days from the date of this Agreement,
("Inspection Period"), to determine through appropriate investigation that.-
1 . Soil tests and engineering studies indicate that the Property can be developed
without any abnormal demucking, soil stabilization or foundations.
2. There are no abnormal drainage or environmental requirements to the
development of the Property.
3. The Property is in compliance with all applicable State and Federal
environmental laws and the Property is free from any pollution or contamination.
4. The Property can be utilized for its intended purpose.
5.02 If Purchaser is not satisfied, for any reason whatsoever, with the results of any
investigation, Purchaser shall deliverto Seller priorto the expiration of the Inspection
Period, written notice of its intention to waive the applicable contingencies or to
terminate this Agreement. If Purchaser fails to notify the Seller in writing of its
specific objections as provided herein within the Inspection Period, it shall be
deemed that the Purchaser is satisfied with the results of its investigations and the
contingencies of this Article V shall be deemed waived. In the event Purchaser elects
to terminate this Agreement because of the right of inspection, Purchaser shall
deliver to Seller copies of all engineering reports and environmental and soil testing
results commissioned by Purchaser with respect to the Property.
5.03 Purchaser and its agents, employees and servants shall, at their own risk and
expense, have the right to go upon the Property for the purpose of surveying and
conducting site analyses, soil borings and all other necessary investigation.
Purchaser shall, in performing such tests, use due care and shall indemnify Seller
on account of any loss or damages occasioned thereby and against any claim made
against Seller as a result of Purchaser's entry. Seller shall be notified by Purchaser
no less than twenty four (24) hours prior to said inspection of the Property.
VI. INSPECTION
6.01 Seller acknowledges that the Purchaser, or its authorized agents, shall have
the right to inspect the Property at any time prior to the Closing.
VII. POSSESSION
7.01 Purchaser shall be entitled to full possession of the Property at Closing.
VIII, PRORATIONS
8.01 Ad valorem and Non -Ad Valorem property taxes shall be prorated between
Seller and Purchaser on a 365-day calendar or fiscal year, as appropriate, and shall
be based on the current year's tax. If Closing occurs at a date which the current
year's tax is not fixed, taxes will be prorated based upon such prior year's tax. In
determining prorations, the closing date shall be allocated to Purchaser. Since both
parties to this Agreement are not subject to taxes, prorations are not applicable at
Closing.
I Packet Pg. 721 1
IX, TERMINATION AND REMEDIES
9.01 If Seller shall have failed to perform any of the covenants and/or agreements
contained herein which are to be performed by Seller, within ten (10) days of written
notification of such failure, Purchaser may, at its option, terminate this Agreement
by giving written notice of termination to Seller and the deposit shall be refunded to
the Purchaser.
9.02 If the Purchaser has not terminated this Agreement pursuant to any of the
provisions authorizing such termination, and Purchaser fails to close the transaction
contemplated hereby or otherwise fails to perform any of the terms, covenants and
conditions of this Agreement as required on the part of Purchaser to be performed,
provided Seller is not in default, then as Seller's sole remedy the deposit shall
become non-refundable to the Purchaser. If Purchaser terminates for any reason
except where Seller is in default, the deposit shall become non-refundable to
Purchaser.
9.03 Should any litigation or other action be commenced between the parties
concerning the Property or this Agreement, the party prevailing in such litigation or
other action shall be entitled, in addition to such relief as may be granted, to a
reasonable sum for its attorney's fees, paralegal charges and all fees and costs for
appellate proceedings in such litigation or other action; which sum may be
determined by the court or in a separate action brought for that purpose.
9.04 The parties acknowledge that the remedies described herein and in the other
provisions of this Agreement provide mutually satisfactory and sufficient remedies
to each of the parties and take into account the peculiar risks and expenses of each
of the parties.
X. SELLER'S AND PURCHASER'S REPRESENTATIONS AND WARRANTIES
10.01 Seller and Purchaser represent and warrant the following:
10.011 Seller and Purchaser have full right and authority to enter into and to
execute this Agreement and to undertake all actions and to perform all tasks
required of each hereunder. Seller is not presently the subject of a pending,
threatened or contemplated bankruptcy proceeding.
10.012 Seller has full right, power, and authority to own and operate the
Property, and to execute, deliver, and perform its obligations under this
Agreement and the instruments executed in connection herewith, and to
consummate the transaction contemplated hereby. All necessary authorizations
and approvals have been obtained authorizing Seller and Purchaser to execute
and consummate the transaction contemplated hereby. At Closing, certified
copies of such approvals shall be delivered to Purchaser and/or Seller, if
necessary.
I Packet Pg. 722 1
10.013 The warranties set forth in this Article shall be true on the date of this
Agreement and as of the date of Closing. Purchaser's acceptance of a deed to
the said Property shall not be deemed to be full performance and discharge of
every agreement and obligation on the part of the Seller to be performed
pursuant to the provisions of this Agreement.
10.014 Seller represents that it has no knowledge of any actions, suits, claims,
proceedings, litigation or investigations pending or threatened against Seller, at
law, equity or in arbitration before or by any federal, state, municipal or other
governmental instrumentality that relate to this agreement or any other property
that could, if continued, adversely affect Seller's ability to sell the Property to
Purchaser according to the terms of this Agreement.
10.015 No party or person other than Purchaser has any right or option to
acquire the Property or any portion thereof.
10.016 Until the date fixed for Closing, so long as this Agreement remains in
force and effect, Seller shall not encumber or convey any portion of the Property
or any rights therein, nor enter into any agreements granting any person or entity
any rights with respect to the Property or any part thereof, without first obtaining
the written consent of Purchaser to such conveyance, encumbrance, or
agreement which consent may be withheld by Purchaser for any reason
whatsoever.
10.017 Seller represents that there are no incinerators, septic tanks or cesspools
on the Property; all waste, if any, is discharged into a public sanitary sewer
system-, Seller represents that they have (it has) no knowledge that any
pollutants are or have been discharged from the Property, directly or indirectly
into any body of water. Seller represents the Property has not been used for the
production, handling, storage, transportation, manufacture or disposal of
hazardous or toxic substances or wastes, as such terms are defined in
applicable laws and regulations, or any other activity that would have toxic
results, and no such hazardous or toxic substances are currently used in
connection with the operation of the Property, and there is no proceeding or
inquiry by any authority with respect thereto. Seller represents that they have (it
has) no knowledge that there is ground water contamination on the Property or
potential of ground water contamination from neighboring properties. Seller
represents no storage tanks for gasoline or any other substances are or were
located on the Property at any time during or prior to Seller's ownership thereof.
Seller represents none of the Property has been used as a sanitary landfill.
10.018 Seller has no knowledge that the Property and Seller's operations
concerning the Property are in violation of any applicable Federal, State or local
statute, law or regulation, or of any notice from any governmental body has been
served upon Seller claiming any violation of any law, ordinance, code or
regulation or requiring or calling attention to the need for any work, repairs,
construction, alterations or installation on or in connection with the Property in
order to comply with any laws, ordinances, codes or regulation with which Seller
has not complied.
I Packet Pg. 723 1
10.019 There are no unrecorded restrictions, easements or rights of way (other
than existing zoning regulations) that restrict or affect the use of the Property,
and there are no maintenance, construction, advertising, management, leasing,
employment, service or other contracts affecting the Property.
10.020 Seller has no knowledge that there are any suits, actions or arbitration,
bond issuances or proposals therefore, proposals for public improvement
assessments, pay -back agreements, paving agreements, road expansion or
improvement agreements, utility moratoriums, use moratoriums, improvement
moratoriums, administrative or other proceedings or governmental
investigations or requirements, formal or informal, existing or pending or
threatened which affects the Property or which adversely affects Seller's ability
to perform hereunder-, nor is there any other charge or expense upon or related
to the Property which has not been disclosed to Purchaser in writing prior to the
effective date of this Agreement.
10.021 Seller acknowledges and agrees that Purchaser is entering into this
Agreement based upon Seller's representations stated above and on the
understanding that Seller will not cause the zoning or physical condition of the
Property to change from its existing state on the effective date of this Agreement
up to and including the Date of Closing. Therefore, Seller agrees not to enter
into any contracts or agreements pertaining to or affecting the Property and not
to do any act or omit to perform any act which would change the zoning or
physical condition of the Property or the governmental ordinances or laws
governing same. Seller also agrees to notify Purchaser promptly of any change
in the facts contained in the foregoing representations and of any notice or
proposed change in the zoning, or any other action or notice, that may be
proposed or promulgated by any third parties or any governmental authorities
having jurisdiction of the development of the property which may restrict or
change any other condition of the Property.
10.022 At the Closing, Seller shall deliver to Purchaser a statement (hereinafter
called the "Closing Representative Statement") reasserting the foregoing
representations as of the Date of Closing, which provisions shall survive the
Closing.
10.023 Any loss and/or damage to the Property between the date of this
Agreement and the date of Closing shall be Seller's sole risk and expense.
QW01911111160K
11.01 Any notice, request, demand, instruction or other communication to be given
to either party hereunder shall be in writing, sent by registered, or certified mail,
return receipt requested, postage prepaid, addressed as follows:
If to Seller: Real Property Management
Facilities Management Building
3335 Tamiami Trail East, Suite 101
Naples, Florida 34112-5356
I Packet Pg. 724 1
With a copy to: Jeffrey A. Klatzkow, County Attorney
Office of the County Attorney
Administration Building
3299 Tamiami Trail East, Suite 800
Naples, Florida 34112-5749
If to Purchaser: Dr. Volodymyr Smeryk, Chancellor
Catholic Charities Diocese of Venice, Inc.
1000 Pinewood Road
Venice, Florida 34285
With a copy to'. Eduardo Gloria, CEO
Catholic Charities Diocese of Venice, Inc.
1000 Pinewood Road
Venice, Florida 34285
11.02 The addressees and addresses for the purpose of this Article may be
changed by either party by giving written notice of such change to the other party in
the manner provided herein. For the purpose of changing such addresses or
addressees only, unless and until such written notice is received, the last addressee
and respective address stated herein shall be deemed to continue in effect for all
purposes.
XII. REAL ESTATE BROKERS
12.01 Purchaser and Seller each warrant to the other that such party has not
engaged any broker or agent in regard to this Agreement. Each party agrees to
indemnify and hold harmless the other party against and from any liability, loss,
cost, damage or expense (including attorneys' fees and costs of litigation) that the
other shall suffer or incur as the result of any claim by any agent or broker, whether
or not meritorious, for any fee, commission or other compensation arising from his,
her or its actions with respect to this Agreement, the Property or the sale
contemplated hereby at Closing.
XIII MILESTONES FOR CONSTRUCTION AND REVERTER
13.01 Purchaser shall perform the following within the times stated, which shall be
conditions that survive after the Closing.-
13.011 Within 180 days of Closing, Purchaser will file with the County an application to
rezone the Property to allow for Purchaser's intended use of the Property, which
at least will include construction of a Catholic community center, a Catholic clinic
and related medical offices, and/or retail/commercial space on the Property in
accordance with The Conceptual Master Plan set forth in Exhibit "B". Services will
be provided to persons of all faiths. Within 30 days of the Effective Date,
Developer agrees to provide a timeline of the anticipated schedule for each Phase
of construction of the Project and will provide the Seller with any significant
changes to such schedule. Purchaser shall diligently pursue said construction of
the Project to completion subject to delays beyond the exclusive control of the
Purchaser such as hurricanes, industry wide workforce/supply limitations, global
Packet Pg. 725
pandernics, failure of local utility provider to work cooperatively with Purchaser to
timely relocate power lines and utility lines to accommodate the Project.
13.012 Within 6 years of approval of the rezone application by the Board of
County Commissioners and adoption of the rezone ordinance, the Purchaser
shall substantially complete construction of the Project. For purposes of this
Agreement, substantial completion means all of the Project's principal buildings
on Property that have received a certificate of occupancy.
13.02 The County Manager or designee is authorized to grant extensions to
deadlines as set forth above in 13.01 for up to 180 days cumulative. Thereafter, the
Board of County Commissioners may grant additional extensions in their discretion.
In order to be eligible for an extension of a deadline, Purchaser shall submit a
written request to the County's Real Property Manager prior to the expiration of the
subject deadline. The written request must include the deadline Purchaser is
seeking to extend, the cause(s) of the delay, the reason(s) needed for the
extension, and a proposed new deadline date along with back-up materials or
documents supporting the request. The Board of County Commissioners may
impose a contractual penalty of $200per day for each missed deadline as set forth
in this Agreement in excess of 6 months.
13.03 Upon request by Purchaser, Seller hereby agrees to consent to and join in if
such joinder is required, on to any application or applicable documentation required
to be submitted to the appropriate governmental authorities or other third parties in
connection with the Property and the Project, provided that all out-of-pocket costs,
expenses and/or fees associated with obtaining approvals necessary for the full
development of the Property, shall be borne by the Purchaser.
13.04 If Purchaser fails to meet the timeline set forth 13.012 above including any
extensions, the Seller shall provide written notice to the Purchaser of the failure to
meet the timeline. If the timeline is not cured within 60 days, the Seller at its option
may elect to purchase the Property at the lesser of (1) the Purchase Price set forth
in Paragraph 2.01 plus the cost of the improvements at the fair market of the
improvements as determined by an independent appraiser agreed to by the Parties,
or (2) the fair market value of the land and improvements determined by an
independent appraiser agreed to by the Parties. Neither Party may unreasonably
withhold consent to the selection of an independent appraiser. The option to
Purchase may be exercised by Seller by providing a second written notice to
Purchaser of such election. Closing will occur within 90 days of the date of
Purchaser's receipt of the second written notice. Conveyance will be by Warranty
Deed free and clear of all liens and encumbrances.
13.05 If Purchaser elects to sell any parcels within the Project at any time after
Closing, the County will have the right of first refusal to purchase the parcels on
the same terms and conditions as a third party purchaser.
13.06 Notwithstanding anything stated herein to the contrary, this Section XIII does
not apply to any other real property owned by Purchaser and located in Collier
County, Florida.
I Packet Pg. 726 1
XIV. MISCELLANEOUS
14.01 This Agreement may be executed in any manner of counterparts which
together shall constitute the agreement of the parties.
14.02 This Agreement and the terms and provisions hereof shall be effective as of
the date this Agreement is executed by both parties and shall inure to the benefit of
and be binding upon the parties hereto and their respective heirs, executors,
personal representatives, successors, successor trustee, and assignees whenever
the context so requires or admits.
14.03 Any amendment to this Agreement shall not bind any of the parties hereof
unless such amendment is in writing and executed and dated by Purchaser and
Seller. Any amendment to this Agreement shall be binding upon Purchaser and
Seller as soon as it has been executed by both parties.
14.04 Captions and section headings contained in this Agreement are for
convenience and reference only; in no way do they define, describe, extend or limit
the scope or intent of this Agreement or any provisions hereof.
14.05 All terms and words used in this Agreement, regardless of the number and
gender in which used, shall be deemed to include any other gender or number as
the context or the use thereof may require.
14.06 No waiver of any provision of this Agreement shall be effective unless it is in
writing signed by the party against whom it is asserted, and any waiver of any
provision of this Agreement shall be applicable only to the specific instance to which
it is related and shall not be deemed to be a continuing or future waiver as to such
provision or a waiver as to any other provision.
14.07 If any date specified in this Agreement falls on a Saturday, Sunday or legal
holiday, then the date to which such reference is made shall be extended to the next
succeeding business day.
14.08 Purchaser is aware of and understands that the "offer" to sell represented by
this Agreement is subject to acceptance and approval by the Board of County
Commissioners of Collier County, Florida.
14.09 Purchaser acknowledges that there shall be covenants that run with the lands
of the Property that will be fully binding on any successors, heirs, and assigns of
Purchaser who may acquire any right, title, or interest in or to the property. Such
covenants include the requirements set forth in Section XIII, Milestones for
Development and Reverter, which shall be incorporated into the Statutory Deed at
Closing.
14.10 This Agreement is governed and construed in accordance with the laws of
the State of Florida.
I Packet Pg. 727 1
XV. ENTIRE AGREEMENT
15.01 This Agreement and the exhibits attached hereto contain the entire
agreement between the parties, and no promise, representation, warranty or
covenant not included in this Agreement or any such referenced agreements has
been or is being relied upon by either party. No modification or amendment of this
Agreement shall be of any force or effect unless made in writing and executed and
dated by both Purchaser and Seller. Time is of the essence of this Agreement.
This paragraph should not be necessary as the Property is subject to the County's
zoning, use restrictions and comprehensive land development/redevelopment plan.
IN WITNESS WHEREOF, the parties hereto have signed below.
Date Property conveyance approved by BCC/CRA:
AS TO SELLER:
ATTEST:
CRYSTAL K. KINZEL, Clerk
, Deputy Clerk
AS TO PURCHASER:
DATED: 03/2 ?_0 2 ;�
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Name: C i il+ BV-OA OLM
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Name: "RC�-6 UJ �I&VVO-U%
(Print or Type)
Approved as to form and legality.
Ronald T. Tomasko,
Assistant County Attorney
COLLIER COUNTY COMMUNITY
REDEVELOPMENT AGENCY
M
, Chairman
CATHOLIC CHARITIES DIOCESE OF
VENICE, INC., a non-profit Florida
corporation
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Packet Pg. 728
EXHIBIT "A"
LEGAL DESCRIPTION
The South 122 feet of the East half (E 1/2) of the Northeast
quarter (NE 1/4) of the Northeast Quarter (NE 1/4) of the
Southwest Quarter (SW 1/4) of Section 4, Township 47
South, range 29 East, and
The East half (E 1/2) of the East half (E 1/2) of the North 538
feet of the East half (E 1/2) of the Northeast quarter (NE 1/4)
of the Northeast quarter (NE 1/4) of the Southwest quarter
(SW 1/4) of Section 4, Township 47 South, Range 29 East,
except 50 feet of the North end thereof for State Road No.
164; and
The West one-half of the East one-half of the North 538 feet
of the East one-half of the Northeast one -quarter of the
Northeast one -quarter of the Southwest one -quarter of
Section 4, Township 47 South, Range 29 East, except
50 feet off the North end thereof for State Road No. 164,
Collier County, Florida.
I Packet Pg. 729 1
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Location Map
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I Packet Pg. 731
1919 Courtney Drive, Suite 14 | Fort Myers, FL 33901 | Phone 239.936.1991 | www.carlsonnorris.com
August 22, 2022
Collier County Board of County Commissioners
Facilities Management/Real Property
Attention: Roosevelt Leonard, R/W-AC, Senior Review Appraiser
3335 Tamiami Trail East, Suite 101
Immokalee, Florida 34112
Re: Vacant 1.96 Acre Parcel
107 South 9th Street
Immokalee, Florida 34142
Our File No. 22-195
Purchase Order No. 4500218817
Dear Mr. Leonard:
At your request and authorization, Carlson, Norris and Associates has prepared an appraisal
presented in an Appraisal Report of the market value for the above referenced real property. Per
the request of the client, we have provided the market value for the subject on an “as is” basis.
Per the request of our client the subject property is being valued in fee simple ownership as if it
were vacant and available to be developed to its highest and best use. The interest appraised
includes the fee simple estate.
The subject property is vacant commercial land located at 107 South 9th Street, in Immokalee,
Florida. The subject parcel is L-shaped with 85,378 square feet or 1.96 acres and located at the
SW corner of the intersection of South 9th Street and West Main Street. The site is vacant and
mostly cleared with frontage and access along both roadways. The site will be more fully
described within the body of the attached report.
Data, information, and calculations leading to the value conclusion are incorporated in the report
following this letter. The report, in its entirety, including all assumptions and limiting conditions, is
an integral part of, and inseparable from, this letter. Any special assumptions and limiting
considerations were especially noted in Section 7 of this report. Your attention is directed to these
General Assumptions and Limiting Conditions which are part of this report.
The following appraisal sets forth the most pertinent data gathered, the techniques employed, and
the reasoning leading to the opinion of value. The analyses, opinions and conclusions were
developed based on, and this report has been prepared in conformance with, our interpretation of
the guidelines and recommendations set forth in the Uniform Standards of Professional Appraisal
Practice (USPAP) of the Appraisal Foundation, the requirements of the Code of Professional
Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute.
1919 Courtney Drive, Suite 14 | Fort Myers, FL 33901 | Phone 239.936.1991 | www.carlsonnorris.com
Roosevelt Leonard
August 22, 2022
Page 2
Carlson, Norris and Associates does not authorize the out-of-context quoting from or partial
reprinting of this appraisal report. Further, neither all nor any part of this appraisal report shall be
disseminated to the general public by the use of media for public communication without the prior
written consent of the appraiser signing this report.
Based upon the results of the investigation and analyses, the market value of the fee simple
interest of the subject property “as is”, under the extraordinary assumptions noted and market
conditions existing on August 8, 2022 is:
SIX HUNDRED FORTY THOUSAND DOLLARS ...................................................... ($640,000.00).
PLEASE NOTE: The Novel Coronavirus (COVID-19) outbreak, declared by the World Health
Organization as a global health emergency on 1-30-2020, is causing heightening uncertainty in local,
national and global markets. This outbreak was identified as a pandemic on 3-11-2020 and further
classified as a National Emergency on 3-13-2020. Worldwide cases of COVID-19 have been identified
and the scope of this crisis has expanded. Travel and “shelter in place” restrictions have been
implemented to “blunt the curve” of infections and stem the scale and longevity of this outbreak. A
prolonged medical and economic crisis may have a significant, yet unquantifiable impact on real estate
markets. The information provided within this appraisal is based on market data available at this
juncture (date of value and date of the report). However, due to the significant uncertainty in property
and capital markets, as well as the rapid unfolding of this event, it is indeterminable for the appraiser to
quantify and assess the impact that this outbreak has had/or will have on real estate property values.
Values and incomes may change more quickly and significantly than during more typical market
conditions.
It should be emphasized that the results of this appraisal analysis and the value conclusions reported
herein are based on the effective date of the appraisal and the appraiser makes no representation as to
the effect on the subject property of any unforeseen event subsequent to the effective date.
Please refer to the attached appraisal report, plus exhibits, for documentation of the value estimates
contained herein. It has been a pleasure to assist you in this assignment. If you have any questions
concerning the analysis, or if Carlson, Norris and Associates can be of further service, please contact
us.
Respectfully submitted,
CARLSON, NORRIS & ASSOCIATES
Michael Jonas, MAI, AI-GRS, CCIM
State-Certified General Real Estate Appraiser RZ2623
Richard C. Tyler
State-Certified General Real Estate Appraiser RZ3136
C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
C A R L S O N , N O R R I S A N D A S S O C I A T E S
1
SUBJECT AERIAL PHOTOGRAPH
VACANT 1.96 ACRE PARCEL
107 SOUTH 9TH STREET
IMMOKALEE, FLORIDA 34142
C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
C A R L S O N , N O R R I S A N D A S S O C I A T E S
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TABLE OF CONTENTS
SUBJECT AERIAL PHOTOGRAPH ......................................................................... 1
SECTION 1 - SUMMARY OF SALIENT FACTS ....................................................... 4
SECTION 2 – PREMISES OF THE APPRAISAL ...................................................... 7
PURPOSE OF APPRAISAL ..................................................................................................................... 7
INTENDED USE AND USERS OF APPRAISAL .......................................................................................... 7
INTENDED CLIENT ................................................................................................................................ 7
SCOPE OF WORK ................................................................................................................................ 8
IDENTIFICATION OF THE PROPERTY .................................................................................................... 11
SALES HISTORY ................................................................................................................................ 11
VALUATION HISTORY ......................................................................................................................... 12
APPRAISAL ANALYSIS AND REPORT TYPE ......................................................................................... 12
EXPOSURE TIME ................................................................................................................................ 12
MARKETING TIME .............................................................................................................................. 13
SECTION 3 – DESCRIPTION OF REAL ESTATE APPRAISED .............................. 15
COLLIER COUNTY AREA ANALYSIS .................................................................................................... 15
MARKET AREA MAP .......................................................................................................................... 34
MARKET AREA DESCRIPTION ............................................................................................................ 34
LEGAL DESCRIPTION ......................................................................................................................... 40
OWNER OF RECORD ......................................................................................................................... 40
ASSESSED VALUE AND TAXES ........................................................................................................... 41
DELINQUENT TAXES .......................................................................................................................... 42
SITE DESCRIPTION............................................................................................................................. 42
PLAT MAP ......................................................................................................................................... 43
LAND USE PLAN CLASSIFICATION ..................................................................................................... 45
ZONING DESIGNATION ....................................................................................................................... 46
SUBJECT PROPERTY PHOTOGRAPHS ................................................................................................ 50
SECTION 4 – HIGHEST AND BEST USE ANALYSIS ............................................ 53
SECTION 5 – VALUATION OF THE SUBJECT ..................................................... 55
VALUE ESTIMATE BY THE COST APPROACH ...................................................................................... 55
VALUE ESTIMATE BY THE INCOME APPROACH .................................................................................. 55
VALUE ESTIMATE BY THE SALES COMPARISON APPROACH .............................................................. 56
LAND SALES LOCATION MAP ............................................................................................................ 58
LAND SALES DATA SHEETS .............................................................................................................. 59
LAND SALES ADJUSTMENT ANALYSIS - QUALITATIVE ........................................................................ 86
C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
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SECTION 6 – RECONCILIATION OF VALUE ........................................................ 92
SUMMARY OF VALUE CONCLUSIONS ................................................................................................. 92
SECTION 7 – CERTIFICATION AND LIMITING CONDITIONS ............................. 94
CERTIFICATION OF MICHAEL JONAS, MAI, AI-GRS ........................................................................... 94
CERTIFICATION OF RICHARD C TYLER .............................................................................................. 96
GENERAL ASSUMPTIONS & LIMITING CONDITIONS ............................................................................. 98
SECTION 8 – ADDENDA ..................................................................................... 103
ZONING/LAND USE .......................................................................................................................... 104
FLOOD MAP .................................................................................................................................... 124
WETLANDS MAP .............................................................................................................................. 125
SOIL MAP ........................................................................................................................................ 126
APPRAISERS LICENSES ................................................................................................................... 129
QUALIFICATIONS OF MICHAEL JONAS, MAI, AI-GRS ....................................................................... 130
QUALIFICATIONS OF RICHARD C. TYLER .......................................................................................... 132
C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
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Section 1 - Summary of Salient Facts
Property Reference: 00122840009 (1.69 acres)
Property Type: Vacant land
Property Addresses: 107 South 9th Street
Immokalee, Florida 34142
Report Format: Appraisal Report
Date Of Inspection: August 8, 2022
Date Of Value: August 8, 2022
Date Of Report: August 22, 2022
Real Estate Interest
Appraised:
Fee Simple
Purpose of the Appraisal: The purpose of this appraisal is to estimate the market value of
the subject property in its “as is” condition as of the effective date
of appraisal, (August 8, 2022), under the reporting requirements
of the Uniform Standards of Professional Appraisal Practice
(USPAP), as defined, by the Appraisal Foundation and the Code
of Professional Ethics and Standards of Professional Practice of
the Appraisal Institute. This report is subject to the extraordinary
assumptions noted later in this analysis.
Intended Use of the
Appraisal:
The intended use of this appraisal is to aid our client with a value
indication for the subject property “as is” under market conditions
existing as of the effective date of value subject to the
extraordinary assumptions noted later in this analysis. The client
intends to use this analysis for possible negotiations and sale of
the asset.
Intended User of the
Appraisal:
The intended user of this appraisal is the Community
Redevelopment Agency / Collier County Board of County
Commissioners.
Appraisal Client: The client for this appraisal assignment is Collier County Board
of County Commissioners, Facilities Management/Real
Property.
Location: The subject property is located at the SW corner of the
intersection of 9th Street S and West Main Street in Immokalee,
Florida 34142. The property is also identified as being in
Section 4, Township 47 South, Range 29 East, Collier County,
Florida.
C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
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Site Description:
The subject property is identified by the Collier County Property
Appraiser’s office as one parcel containing 1.96 acres or 85,378
square feet. The site is L-shaped with approximately 575 feet
frontage along 9th Street S and 115 linear feet frontage along W
Main Street.
The parcel is vacant and unimproved containing vegetation and
soils consistent with upland characteristics. A more complete
description of the property will be provided in a later portion of
the analysis.
Improvements Description:
The property is vacant and unimproved.
Comprehensive Land Use
Plan Classification:
Commercial Mixed-Use Subdistrict (CMU)
Zoning Classification
Existing:
Approx. 25%: C-4 General Commercial District with Main Street
Overlay Subdistrict
Approx. 75%: RMF-6 Residential Multi-family
Highest And Best Use as
Vacant:
Based on the extraordinary assumptions contained in this report,
the land use plan classification, zoning classification and overlay
impacting the subject property and in consideration of the
surrounding land uses, the highest and best use for the subject
property is for commercial use.
Highest And Best Use as
Improved:
As the subject is being valued as if vacant and unimproved, an
analysis of the site as improved is not appropriate.
Market Value Indications as
of August 8, 2022:
Cost Approach: Not Applicable
Income Capitalization Approach: Not Applicable
Sales Comparison Approach: $640,000
Final Opinion of Market
Value as of August 8, 2022:
$640,000
Extraordinary Assumptions: We invite your attention to the body of the report where all of the
extraordinary assumptions are located.
COVID-19 Virus Statement:
The Novel Coronavirus (COVID-19) outbreak, declared by the
World Health Organization as a global health emergency on
January 30, 2020 is causing heightening uncertainty in local,
national and global markets. This outbreak was identified as a
pandemic on March 11, 2020 and further classified as a national
emergency on March 13, 2020. Worldwide cases of COVID-19
have been identified in the scope of this appraisal and has
expanded. Travel and (Shelter in Place) restrictions have been
implemented to “blunt the curve” of infections and stem the sale
and longevity of this outbreak. A prolonged medical and
economic crisis may have a significant yet, unquantifiable impact
on real estate markets.
C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
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The information provided within this appraisal is based on
market data available at this juncture (date of value and date of
the report). However, due to a significant uncertainty in property
and capital markets as well as a rapid unfolding of this event, it
is undeterminable for the appraiser to quantify and access the
impact that this outbreak had, or will have on real estate values.
Values and incomes may change more quickly and significantly
than during more typical market conditions. It should be
emphasized that the results of this appraisal analysis and
the value conclusions reported herein are based on the
effective date of the appraisal and the appraiser makes no
representation as to the effect on the property of any
unforeseen event subsequent to the effective date.
Appraisal Firm: Carlson, Norris and Associates
Appraiser’s Completing
Report:
Richard C. Tyler
State-certified general real estate appraiser RZ3136
Michael Jonas, MAI, AI-GRS, CCIM
State-certified general real estate appraiser RZ2623
C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
C A R L S O N , N O R R I S A N D A S S O C I A T E S
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Section 2 – Premise of the Appraisal
Purpose of Appraisal: The purpose of this appraisal is to estimate the market value of the fee
simple interest of the subject property described “as is” under market conditions existing as of the
effective date of value, under the reporting requirements of the Uniform Standards of Professional
Appraisal Practice (USPAP), as defined by the Appraisal Foundation and the Code of Professional
Ethics and Standards of Professional Practice of the Appraisal Institute subject to the extraordinary
assumptions noted later in this analysis.
Intended Use of the Appraisal: The intended use of the appraisal is to provide our client, the
Collier County Board of County Commissioners, with a value estimate for the subject property as if
it were vacant and unimproved under market conditions existing as of the effective date of value
subject to the extraordinary assumptions noted later in the analysis. The client intends to use this
analysis for possible negotiations and sale of the asset.
Intended Users of the Appraisal: The intended user of this appraisal is the Community
Redevelopment Agency / Collier County Board of County Commissioners.
Intended Client: The client for this appraisal assignment is the Collier County Board of County
Commissioners.
Competency of Appraiser: The appraisers' specific qualifications are included within this report.
These qualifications serve as evidence of their competence for the completion of this appraisal
assignment in compliance with the competency provision contained within the Uniform Standards
of Professional Appraisal Practice as promulgated by the Appraisal Standards Board of the
Appraisal Foundation. The appraisers' knowledge and experience, combined with their
professional qualifications, are commensurate with the complexity of this assignment based on the
following:
Professional experience
Educational background and training
Business, professional, academic affiliations and activities
The appraiser has previously provided value estimates for commercial, industrial and professional
office properties as well as vacant land located throughout Southwest Florida. The analyst has
C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
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prepared analysis of large vacant tracts, conservation easements, and partial interests. The scope
of the work performed indicates the analyst is qualified for the appraisal of the subject property.
Scope of Work: The Uniform Standards of Professional Appraisal Practice (USPAP) define the
scope of work as: “the type and extent of research and analyses in an assignment”. “The scope of
work includes, but is not limited to: the extent to which the property is identified, the extent to which
tangible property is inspected, the type and extent of market research and the type and extent of
analysis applied to arrive at opinions or conclusions.”
The scope of this appraisal has been to collect, confirm, and report data. Other general market
data and conditions have been considered. Consideration has been given the property’s future
land use, zoning and surrounding improvements and neighborhood. The work performed for this
assignment included but is not limited to the following:
Extent to which the property was identified
o The property was identified by parcel numbers as provided by our client as well as
an aerial map showing the location, size and configuration of the subject property.
o The analyst researched the Collier County Property Clerk’s office and found a
deed recording the last transaction affecting the subject parcel and the legal
descriptions were obtained from this document.
o The value estimate is contingent on receipt by our office of a survey and legal
description for the property. If this information is substantially different from that as
utilized in the analysis, the appraisal value may be impacted.
Extent to which the property was inspected
o The appraiser inspected the property on August 8, 2022. We were able to access
all of the site.
o Additional information was obtained from the Collier County Property Appraiser’s
office, Charlotte County, review of aerials and information obtained from the
Natural Resources Conservation Service Web Soil Survey and the U.S. Fish and
Wildlife Services National Wetlands Survey.
C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
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9
Type and extent of the market researched
o Investigation of public records for the property’s zoning, land use, flood hazard
area classification, property tax assessor’s records, for attributes of the property.
o Collection and analysis of comparable land sales in order to form an opinion of the
value of the underlying land.
Sales were selected based on physical and location characteristics and on
having a similar highest and best use as the subject.
The data was verified with the buyer, seller or representative of the
comparable as well as the public records.
Type and extent of analysis applied
o The value opinions presented in this report are based upon review and analysis of
the market conditions affecting real property value, including land values and sales
data for similar properties.
o Three approaches were considered to be utilized in determining value. 1) Cost
Approach – either replacement or reproduction cost is used to develop a value
indication for the subject property. 2) Income Approach – valued on the ability of a
property generating a cash stream. 3) Sales Comparison Approach – value
indication is derived by comparing sales of similar properties. It is the most
common and preferred method of land valuation when an appropriate supply of
comparable sales are available.
o In the Cost Approach either replacement or reproduction cost is used to develop a
value indication for the subject property. These costs can be estimated via a cost
estimating service technique, in this case the Marshall Valuation Service, adjusted
for local costs. The subject site is vacant and unimproved; therefore, the Cost
Approach is not considered to be applicable in the analysis of the subject property.
o The subject property is being valued as a vacant unimproved parcel; therefore, the
Income Approach is not typically utilized in the valuation of the property similar to
the subject.
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o The analyst will utilize the Sales Comparison Approach exclusively in estimating
the market value for the subject property.
o Collection and analysis of comparable land sales in order to perform an opinion of
value for the underlying land and an estimate of the contributory value of the
primary improvements was completed.
An investigation of comparable land sales for similar unimproved properties
was conducted. The analyst considered sales of commercial properties
located in the immediate vicinity of the subject. In this analysis five sales
were considered in order to make a comparative analysis which would lead
to the completion of the Sales Comparison Approach.
As stated previously the analyst was asked to estimate the market value of
the subject property in its “as is” condition as of the effective date of value.
o The value opinion presented in this report is based upon review and analysis of
the market conditions affecting real property value, including land values.
o Reconciling the value indications from the appropriate approaches to value into a
final value opinion for the subject property; all as of the effective date of this report.
o Preparation of a written report.
To develop the opinion of value, Carlson, Norris and Associates performed an appraisal as defined
by the Uniform Standards of Professional Appraisal Practice (USPAP) and the Code of
Professional Ethics and Standards of Professional Practice of the Appraisal Institute. In this
appraisal, Carlson, Norris and Associates used the Sales Comparison Approach to develop a
reliable value indication.
Furthermore, the value conclusion reflects information about the subject and market conditions.
This appraisal of the subject has been presented in the form of an Appraisal Report, which is
intended to comply with the reporting requirements set forth under Standards Rule 2-2(a) of the
USPAP.
Property Rights Appraised: The property ownership rights valued in this appraisal are those
known as fee simple
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Fee Simple Estate is defined as: “Absolute ownership unencumbered by any other interest or
estate, subject only to the limitations imposed by the governmental powers of taxation, eminent
domain, police power, and escheat.”
Market Value Definition: As defined in the Agencies’ appraisal regulations, “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 are 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 U.S. 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: Interagency Appraisal and Evaluation Guidelines; December 10, 2010, Federal
Register, Volume 75, Number 237, Page 77472)
Identification of the Property:
Reference: Parcel # 00122840009
Vacant Commercial Land
Street addresses: 107 S 9th Street, Immokalee,
Florida 34142
County: Collier
Sales History: The Uniform Standards of Professional Appraisal Practice requires a statement of
the listings, purchase contracts and sales history of the subject property for the five years prior to
the appraisal date. Based on information obtained from the Collier County Property Appraiser’s
office there have been no arm’s length transactions or transactions of any kind impacting the
subject property in the last five years. The appraiser found no active listings for the subject
property.
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Valuation History: The Uniform Standards of Professional Appraisal Practice requires the
appraiser to divulge any services provided on the subject property during the preceding three
years. Carlson Norris and Associates, Michael Jonas, or Richard have not previously appraised
the subject property; nor has they performed any other services related to the subject property in
the past three years.
Appraisal Analysis and Report Type: The Appraisal Standards Board controls the process of
making an appraisal of a parcel of real estate. The Board issues rules and guidelines from which
all appraisals and resulting reports are made. The process of administration of those rules and
guidelines is addressed to the Real Estate Appraiser Commission of each respective state. The
Appraisal Standards Board issues the rules and guidelines in the form of a document update
published each year by The Appraisal Foundation. That document is entitled “The Uniform
Standards of Professional Appraisal Practice” (USPAP).
As of January 1, 2016, the two types of appraisal types are; Appraisal Report and Restricted
Appraisal Report. The appraisers have used the Appraisal Report option. The following
definitions have been adopted for each type of report:
An Appraisal Report: A written report prepared under Standards Rule 2-2(a).
Restricted Appraisal Report: A written report prepared under Standards Rule 2-
2(b).
The appraisal format utilized for the subject’s value will be prepared and presented in an appraisal
report prepared under Standards Rule 2-2(a).
Exposure Time is defined as: “The estimated length of time that the property interest being
appraised would have been offered on the market prior to the hypothetical consummation of a sale
at market value on the effective date of appraisal. Exposure time is a retrospective opinion based
on an analysis of past events assuming a competitive and open market.” Exposure time is
therefore interrelated with appraisal conclusion of value.
An estimate of exposure time is not intended to be a prediction of a date of sale or a simple one-
line statement. Instead, it is an integral part of the appraisal analysis and is based on one or more
of the following:
statistical information about days on the market
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information gathered through sales verification
interviews of market participants.
The reasonable exposure period is a function of price, time, and use. It is not an isolated estimate
of time alone. Exposure time is different for various types of real estate and under various market
conditions.
In consideration of these factors, we may have analyzed the following:
Exposure periods of comparable sales revealed during the course of this appraisal;
Knowledgeable real estate professionals.
An exposure time of nine to twelve months appears to be reasonable and appropriate based on
conversations with real estate professionals familiar with this market as well as information
obtained in the confirmation of the land sales utilized in a later portion of this analysis. This
exposure time assumes the subject property would have been competitively priced and
aggressively promoted.
Marketing Time is defined as: “An opinion of the amount of time it might take to sell a real or
personal property interest at the concluded market value level during the period immediately after
the effective date of an appraisal. Marketing time differs from exposure time, which is always
presumed to precede the effective date of an appraisal.”
Based on the premise that present market conditions are the best indicators of future performance,
a prudent investor will forecast that, under the conditions described above, the subject will require
a marketing time of twelve to eighteen months.
Interview with market participants: The appraiser had discussions with owners, leasing agents
and real estate brokers who are knowledgeable of the market area. They have indicated that there
is an increase in demand for renting and buying commercial and industrial property in the Collier
County market area. This has caused an increase in pricing in the last couple of years. An
increase in rental rates for commercial and industrial property was also reported. This can be
noted in the steady reduction of vacancy rates as reported later in the report. Specific names and
phone numbers of the individuals contacted were found by using the services of CoStar and
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internet search engines. For the benefit of the reader, we have listed the names, contact
information on the rental and sales exhibits found later in this report.
Strengths and Weaknesses: For the most part, listing agents and brokers contacted considered
the retail/office and residential markets overall in Collier County to be improving. Vacancy rates
have been falling for residential, commercial and industrial properties. This, along with the
improving regional economy, has led to rising values and lowering of capitalization rates. Many
real estate professionals are guardedly optimistic about the future of the real estate market.
Summary of the Appraisal Problem: The analyst has been asked to estimate the market value
of the fee simple interest of the subject property as if vacant and unimproved as of the effective
date of appraisal which was the last date of a physical inspection of the property.
In order to estimate the value of the subject property the analyst first considered sales of properties
located within close proximity to the subject. Due to the relatively limited sales of similar properties
in the immediate area the analyst enlarged the market research area to include portions of Lee
Hendry and Collier County as well as sales located in surrounding and other nearby counties. The
sales utilized in this report are considered to be the best and most appropriate in estimating the
value for the subject property.
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Section 3 – Description of Real Estate Appraised
COLLIER COUNTY AREA ANALYSIS
Collier County is located on the extreme southwestern portion of the state of Florida. Collier
County was created in 1923 and was separated out from what was a larger Lee County. Collier
County is named for Barron Collier, a New York City advertising mogul and real estate developer
who had moved to southwest Florida and established himself as prominent business man and
land owner. By the end of the decade railroads and Tamiami Trail were in-place which opened the
area to agricultural and resort development. Florida’s first commercial oil well was drilled in 1943,
and the county’s pine and cypress logging industry flourished into the 1950s. The county’s
economy boomed along with its population shortly after World War II. In a short span of 30 years
the population increased from 6,500 to 86,000 by 1980. The economy was sustained from
agribusiness, tourism and real estate. This turned the county into one of the fastest growing areas
in the country.
PHYSICAL FACTORS
It is the largest county in the state in terms of land area with 1,998 square miles which includes
821,600 acres of preserves, parks, and refuges. Along with the land area Collier County also has
307 square miles of water to give Collier County a total size of 2,305 square miles. The most
highly developed areas within the county are west of Interstate 75 and along the coastline of the
Gulf of Mexico. Development becomes increasingly sparse the more easterly the location in the
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county; and these easterly areas of the county contain a considerable amount of preserved land.
There are three incorporated cities within the county; namely City of Naples, City of Marco Island,
and Everglades City. The county is famous for its subtropical climate with average high
temperatures ranging from 78o Fahrenheit in January to 92o Fahrenheit in August. The average
annual precipitation for the county is 56 inches. This area is also subject to tropical storms and
hurricanes. The hurricane season runs from June through November.
ECONOMIC-FINANCIAL FACTORS
There are numerous economic factors that impact the supply and demand for all types of real
estate and housing in any given area. These factors will be considered and discussed in the
following paragraphs. Although these factors are considered individually, they do not act as
independent agents in the marketplace. They interact and effect, one another. Therefore, the
economic-financial factors considered, should be considered in totality, as a part of the economic
framework.
Population: Collier County has 375,752 people living there according to recent 2020 Census
data, making Collier County Florida’s 17th most populous county. Collier County had a population
of 321,520 in 2010 and they have experienced a 54,232 person increase over 10 years or 16.9%
growth. Additional population estimates reflect population projections from 2020 to the year 2045
and compare the three coastal counties in the southwest Florida area. The counties include;
Charlotte, Collier and Lee. The population estimate for the year 2020 for Collier County was
387,000, coming in higher than the actual number. However, Collier County’s population is
predicted to increase to around 517,000 in year 2045. This would represent a 1.064% per year or
26.6% increase in population over the entire period.
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Demographics within Collier County are predominately White at 89.3%, followed by Black or
African American at 7.3%, Asian at 1.6%, American Indian and Alaska Native at 0.5%, Native
Hawaiian and Other Pacific Islander at 0.1% and then two or more races filling out the remaining
1.2%.
Tourism: Tourism is important business for Naples, Marco Island and the Everglades. As the
leading employer and the primary economic engine for the region, the tourism industry is
responsible for over 34,400 jobs in Collier County in 2020. Just under 1.5 million visitors in 2020
spent over $1 billion dollars, resulting in a total economic impact of over $1.5 billion dollars to
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Collier County. Collier County enacts a 5% tax on all hotel, campground and vacation rental stays
of less than six months.
The distribution of tourist development tax dollars is set according to Collier County ordinance.
The funds are dispersed as follows; beach related projects with 42.56% of the total Tourist Tax,
tourism promotion with 47.85%, and museums with 9.59. Of the 42.56% for beach related
projects, 3.58% is allocated for beach park facilities and the remaining 39.98% is used for
nourishment, pass & inlet management. Of the 47.85% for tourism promotion, 33.57% is used for
destination promotion and administration and the remaining 14.28% is used for amateur sports
complex/debt. Lastly, of the 9.59% allocated for museums, 7.68% is used for county museum
operations, and the remaining 1.91% is used for non-county museum grants.
New Development: A relatively new town is developing in the eastern part of Collier County
known as Ave Maria. The town is located on what was once largely agricultural land is centered
around Ave Maria University, the country’s newest Catholic University. The university opened its
doors in 2007 and currently has about 1,120 students, including 35 in graduate programs. The
school has plans to keep growing and ultimately incorporate around 5,500 more undergraduate
and graduate students. The town is designed to be a compact, walk-able, self-sustaining town
that reflects the community’s rural roots while offering a full range of residential options and
commercial services to its residents. The Ave Maria community totals about 5,000 acres, of which
nearly 20% has designated as the University Campus. A Town Core anchored by the landmark
oratory that also incorporates retail, commercial, and residential living space, provides a central
connection between the town and the university. Business is expanding in Collier County as
evidenced by a surgical device company that recently opened its doors on a site near Ave Maria
University in the form of a $25 million manufacturing plant. This construction brought 500
construction jobs to the area and currently employs around 350 workers, with more being added
all the time. Ave Maria has experienced a sever mosquito problem and as a result they have been
sprayed more than 30 times by very safe pesticides in 2015 making it the most sprayed area in
southwest Florida.
A new town has also been proposed in Eastern Collier County. Collier Enterprises got the
Rivergrass project through the Collier County Commission on January 28th, allowing them to begin
planning to develop a 1,000-acre township in Eastern Collier County. The plans were stalled as
the project’s impact on approximately 700 acres of primary panther habitat is being heavily
opposed by wildlife organizations such as the Conservancy of Southwest Florida, among many
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others. However, a recent 2021 court ruling rejected the Conservancy groups’ challenge to the
development of Rivergrass. Furthermore, Collier County commissioners voted to approve Collier
Enterprises project plans for two additional villages and a town hub in Eastern Collier County
called Longwater, Bellmar, and Town of Big Cypress. These two additional villages along with
Rivergrass will encompass over 12,000 acres with the neighboring Town of Big Cypress, most of
which will be for environmental preservation. Each of the villages will be 1,000 acres, with the
Town of big Cypress acting as an anchor for all three. See site plan below for reference.
Employment & Income: The most recently reported median household income for Collier County
is at $69,653. Collier County’s unemployment rate rose from 3.1 percent in December 2019 to 5.2
percent in November 2020 and to 5.1 percent in December 2020. The overall trend of
unemployment has been trending downward. From January 2010 until March 2020, Collier County
had experienced downward trends in unemployment getting as low as almost 3%. Then in April
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2020, the effects of COVID-19 caused unemployment jumped to 13.4% from 4% the month prior.
Unemployment continued to hang around 10% for the following months. The most recent data
from 2021 shows that the unemployment rate has leveled back out around 4% and has stayed
consistent month to month. See the table below.
Collier County’s largest employment concentrations continue to be in industries that are fueled by
population growth. The Real Estate and Rental and Leasing Industry leads the pack with 25,516
industry jobs. Retail trade is in second with 24,064. Healthcare and Social Assistance is just
behind with 23,491. The rest of the top ten, in descending order are as follows: 21,926 / 20,269 /
16,708 / 15,776 / 14,328 / 13,752 / 13,734.
Major employers in Collier County include NCH Healthcare System with 7,017 employees, Collier
County School District with 5,604 employees, and Collier County Local Government with 5,119
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employees. As the Collier County population matures, employment in the healthcare industry will
continue to make up a larger part of overall employment. Collier’s top employers are listed below.
Taxes: Florida is one of the few remaining states without a personal income tax. The absence of
personal income taxes draws many people to Florida. Businesses enjoy additional incentive of
low corporate income taxes. The Florida’s tax rate of 6% is one of the lowest in the U.S. and far
below the 12% levied by some states. The largest share of households in Collier County pay
$3,000+ in property taxes.
The Florida statutes provide for the annual assessment and collection of property taxes on real
and personal property. Property taxes are assessed and collected at the county level as revenue
for counties, municipalities, school districts and special taxing districts. The tax rate is set by the
taxing authority. One mill is equal to $1 per $1,000 of property value. The total just value for all
real estate property types in Collier County for 2021 was $131,681,280,421.
Prices: A price index is a tool that simplifies the measurement of price movements in a numerical
series. Movements are measured with respect to the base period, when the index is set to 100.
The current cost of living index in Collier County is 113.4 meaning that generally speaking the cost
of living is more expensive in Collier County than the average cost of living throughout the United
States. Furthermore, Groceries are at 107.7, Housing is at 143 which is high, but down from 175 in
December of 2016, and Health is at 101 and below you can see the rest of the table and how it
compares to the United States.
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Banking/Interest Rates/Financing: As of August 9, 2022 the prime rate was reported at 5.50%.
Approximately one year ago the prime rate was 3.25%. The federal discount rate is most recently
reported to be 2.50%; a year ago was 0.25%. The federal funds rate is 2.50%, while a year ago it
was 0.25%. For today, Tuesday, August 09, 2022, the current average rate for the benchmark 30-
year fixed mortgage is 5.53%, increasing 26 basis points from a week ago. If you're looking to
refinance your current loan, the current average 30-year fixed refinance rate is 5.49%, rising 22
basis points from a week ago. Meanwhile, the national average 15-year fixed refinance is
4.78%, up 24 basis points compared to this time last week. The five-year adjustable arm rate was
at 4.18%, compared with 3.54% three months ago. Please see table below.
Financing both commercial and residential properties became difficult during the downturn in the
economy. Financing for vacant land is the most difficult. Vacant land is currently being purchased
by investors with cash and expectation of longer holding periods. Generally financing of improved
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properties requires loans of 60%-75% of commercial properties and 90%-95% financing available
for residential properties.
Real Estate and Housing: Collier County was spared from the national economic downturn
(2007-2009). Collier County experienced a significant increase in residential and commercial
property values from 2004 through 2006. Several news publications rated Naples as the most
over-valued area of the country with respect to residential housing values. The decline in
residential property values began in 2006. Inventory levels began to rise as investors and owners
positioned themselves to sell at a significant profit. However, buyers were reluctant to purchase
any property with a sense that the economy as a whole was headed for trouble. Many investors
were not able to meet their carrying costs and properties went into foreclosure. Southwest Florida
became the epicenter for residential property foreclosures with communities such as Golden Gate
at the forefront of the crisis in Collier County.
Residential construction projects in various stages of development were stopped as housing
inventories continued to rise and prices began to fall significantly. Southwest Florida thrived on the
residential construction industry; and with no homes to build, this industry was quickly decimated.
Contractors that supplied this industry typically ran their businesses from various industrial
locations in Collier and Lee Counties. This type of property was the first commercial property to be
adversely affected with retail and office properties following.
There are 24+/- industrial parks and parks of commerce located throughout Collier County. Each
park is proximate to Interstate-75 for connection to major air transportation and water ports. Collier
County’s zoning allows the flexibility of properties of 19 acres or more to be zoned as Research
and Technology Parks, which are based on commerce parks and offer advanced infrastructure to
attract technology-based businesses.
While real estate indicators have been a bright spot for the region over the past year, they showed
signs of leveling off in the latest report. Single-family home sales slipped 14 percent in December
2021 over December 2020, while median prices for all three counties rose between 25 to 32
percent during the same period. Realtor® Active listings for the coastal counties were also down in
December 2021, falling 61 percent from December 2020. The Southwest Florida coastal counties
issued 1,511 single-family building permits in March 2022, an increase of 143 permits (10 percent)
over March 2021 and up 64 permits (4 percent) from February 2022. Steady increase in
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discretionary spending associated with supply-chain disruptions have create some inflationary
pressure across the country and the region.
Single family permits identify houses under construction and therefore reflect jobs in the
construction industry. The data continues to show that, while the COVID-19 pandemic negatively
impacted the economy of Southwest Florida, there appears to be some optimism for the future
based upon the single-family building permit data of the last few months. In Collier County, 333
permits were issued in March 2022, a decrease of 53 permits (14 percent) from March 2021, but
up 116 permits (53 percent) from February 2022 (see Chart 15). Ch (see Chart 15).
The SWFL coastal counties had a total of 2,879 single-family home sales in March 2022, a
decrease of 16 percent from March 2021 and a 36 percent increase from February 2022. All three
counties continued to see increases in median prices over the past year, with increases ranging
between 24 and 38 percent. Collier County single-family home sales registered 656 units in March
2022, a decrease of 270 units (29 percent) compared to March 2021. The median price in Collier
County rose by $160,500 from $629,000 in March 2021 to $789,500 in March 2022 (see Chart
18). The estimated total value of all properties in Collier County is now over $185 billion dollars.
That is an increase of over 40% above last year (2021).
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Transportation: The infrastructure of the county continues to see improvements. Interstate 75
has been widened to six lanes from Fort Myers to Golden Gate Parkway in Naples. The County
recently widened several major corridors such as Immokalee Road, Collier Boulevard, Rattlesnake
Hammock Road and Goodlette-Frank Road. East Naples was not overlooked, with road widening
projects along Collier Boulevard, Santa Barbara Boulevard and Radio Road. Major north south
roads are: US 41, Interstate 75, Airport Pulling Road and Livingston Parkway. The Collier County
Government has worked diligently to develop an efficient road system that will accommodate
future growth; and it is likely to continue to develop the necessary road infrastructure in the years
to come.
Southwest Florida International Airport (RSW) in Fort Myers, Florida satisfies the passenger traffic
needs for the fast-growing population of Southwest Florida. RSW is the eighth fastest growing
airport in the nation, servicing more than 8 million passengers a year. More than two dozen
commercial airlines currently serve Southwest Florida Regional Airport with non-stop service to
more than 27 domestic and two international destinations. The Southwest Florida International
Airport also maintains customs clearing facilities for international cargo. RSW is located off
Interstate-75 in South Lee County, an approximate 30-minute drive from most areas of Naples. In
2005 the airport was completely updated and expanded to meet the growing demand of area
businesses and visitors. The $386 million ultra-modern complex includes a two-story terminal with
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28 aircraft gates along three concourses, a new taxiway, and new parking options that includes a
three-story parking structure. The facility will allow for incremental expansion up to 65 gates.
Construction was recently completed on a direct access connection between I-75 and the airport.
Peak seasonal activity usually occurs in February, March, and April, with significantly lower activity
in the summer months. While all three airports continue to improve from the dip in passenger
activity experienced in April 2020, a complete recovery to pre-pandemic levels is not anticipated in
the short-term. After the large decrease in activity observed in March and April 2020, the charts
better reflect the historic seasonal pattern, albeit at a reduced level. Passenger traffic at RSW was
1,514,046 in March 2022, up 32% from February 2022 and 30% greater than March 2021 (see
Chart 1).
The Naples Municipal Airport is a fully certificated air carrier airport. The airport also provides FBO
services for general aviation including fueling and catering. It is the home to charter airlines,
aircraft maintenance facilities, a restaurant, fire/rescue services, mosquito control, car rental
agencies, the Collier County Sheriff’s Aviation Unit, flight schools, the Humane Society, and over
40 additional aviation and non-aviation businesses. The airport encompasses approximately 732
acres of land, approximately two miles northeast of Old Naples with convenient access to major
roads and Interstate-75.
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POLITICAL-GOVERNMENTAL FACTORS
The county government is headed by a Board of Commissioners. There are five commissioners,
each assigned to a specific geographical area within the county. A County Manager coordinates
most of the departments including county services, public services, community
development/environmental services, utilities and transportation. The county is currently
experiencing a decline in revenues which will result in future capital improvement plans being
significantly cut back. Additionally, operating expenses are under increasing pressures due to
legislative mandates from the state, escalating costs of property insurance and health benefits,
and the overall economic downturn.
Collier County has experienced an increase of 21.44% in budget between FY 2020 and FY 2021.
The FY 2021 total net county budget is now $1,552,34,300.
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Education: The Collier County public school system currently contains a total of 62 schools with
48,000 students and 3,165 teachers. Collier County averages 3,200 graduates per year. The
below chart shows more detail with regards to the public-school system.
Collier County is home to several colleges and universities. As mentioned, Ave Maria University is
a newly established Catholic University offering liberal arts-oriented baccalaureate degrees as well
as some graduate degree programs. The county is also home to branch campuses of Florida
Southwestern State College and Florida Gulf Coast University.
Collier County has a high level of education attainment compared to other counties in Florida.
Collier County has 36.4% of their people attain a bachelor’s degree or higher compared to 29.9%
in Florida and 32.1% in the United States. Only 11.1% of those within Collier County have less
than a high school education.
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SOCIOLOGICAL FACTORS
Recreation: Collier County offers a vast variety of natural and historical attractions. Places to visit
include the 52-acre Naples Zoo, Collier County Museum, Big Cypress National Preserve, Museum
of the Everglades, Naples Botanical Gardens and many other reserves, museums, zoos, etc.
Healthcare: Within Collier County there is the Naples Community Hospital, North Collier Hospital,
Regional Heart Institute, NCH Wellness Centers and other various clinics. Being the largest county
in Florida with a total area of 2,305 square miles its medical facilities manage to cover it all.
Helicopter usage cuts critical minutes from transport time. 83.5% of those within Collier County
have health insurance compared to 86.5% throughout Florida and 90.6% throughout the United
States. The highest percentage of those without healthcare coverage from people making $25,000
and less at 25.6% not covered by insurance.
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SUMMARY
Collier County is located along the west coast of Florida along the Gulf of Mexico. The climate is
sub-tropical with mild winters that allow for year-round enjoyment of the many attractions this area
offers. Collier County is a desirable destination for residents and non-residents alike. In spite of
the many positives, portions of Collier County were greatly affected by the past housing debacle
which resulted in a significant number of residential foreclosures, trends have been positive in
most recent years though. While the current “improving” economic climate will keep commercial
and residential development at bay in the short term, the availability of commercial vacant land, the
county's numerous natural attractions, and the anticipated future population growth will bode well
for this area over the long term.
Collier County is considered to be a wonderful place to live. There are tremendous opportunities
as far as employment is concerned in many different industries. The diversity of job opportunities
spans a significant range from low-income persons to jobs of very high-income people as well.
There are tremendous recreational facilities with numerous golf course, beaches and recreational
parks, not to mention the significant amount of land that is federally held in conservation in the
eastern portions of the county. The public-school system is good and provides for a well-rounded
public education for the students that reside within the county.
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COMMUNITY OF IMMOKALEE DISCUSSION
History: Immokalee is an unincorporated area in Collier County. Originally known as Gopher
Ridge by the Seminole and Miccosukee Indians. Immokalee means "My Home" in Mikasuki
language. The Immokalee area is heavily agricultural. It is one of the major centers of tomato
growing in the United States.
Demographics: 2010 Census Population was 24,154. The Median age was 25 years. The
Median income for a household in the CDP (census designated place) was $24,315, and the
median income for a family was $22,628.
Transportation: Immokalee Airport is a public-use airport located 1 mile (1.6 km) northeast of
the central business district. The Collier Area Transit provides the local bus service and
paratransit. Immokalee used to be served by the Seaboard Coast Line Railroad. The rail line
was abandoned to the mainline at Palmdale in the 1980s. This left Immokalee without rail
service. The main road through Immokalee is State Road 29. Other important county roads
through the region are CR 29A (New Market Road) and CR 846.
Community and Education: Immokalee is the center of the region's agriculture industry and
home to many immigrant and migrant families who work the vast fields which produce a large
amount of the United States' fresh produce. Immokalee's public schools are operated by the
District School Board of Collier County. Elementary schools in Immokalee include Eden
Park, Highlands, Lake Trafford, Village Oaks, RCMA Charter School and Pinecrest
Elementary School. All residents are zoned to Immokalee Middle School and Immokalee
High School. Pace Center for Girls and Bethune Education Center are also in the Immokalee
area. Also, there are two colleges which are iTECH - Immokalee Technical College and FL
Southwestern State College within the community of Immokalee and Ave Maria University
that is minutes away in Ave Maria.
Landmarks and Institutions: The federally recognized Seminole Tribe of Florida has one of its
six reservations here, in Immokalee, on which it operates one of its gaming casinos called the
Seminole Casino Hotel of Immokalee. This year Gulfshore Business Magazine listed them
on the Southwest Florida Top Attractions with the most annual attendance of 2.04 million
visitors in 2016. Other landmark areas include the Immokalee Pioneer Museum at Roberts
Ranch, Pepper Ranch Preserve, Immokalee Regional Raceway, Immokalee Accelerator,
Lake Trafford Marina (Anne Olesky Park), and Airboats & Alligator’s Ecotourism.
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Home of the Robert Roberts family, the Immokalee Pioneer Museum tells the story of pioneer
families of this still untamed area perched on the edge of the Big Cypress swamp and the
Everglades; and the bustling cattle business on the south Florida frontier at this 15-acre turn
of the century ranch.
Pepper Ranch Preserve is located in northeastern Collier County west of the town of
Immokalee and is approximately 2,512-acres in size. Acquired by Collier County in Feb. 2009
primarily for its significant environmental attributes, the Ranch also provides an historical view
into the lifestyle of a Florida ranching family in the early part of the twentieth century. Wildlife
observed on the ranch includes sandhill cranes, caracara, American kestrels, wood storks,
numerous wading bird species, bald eagles, Big Cypress fox squirrels, black bear, Florida
panther, deer, hog, muskrat and alligators. Public Access Facilities: The preserve is open to
the public on all Fridays and on non-hunt Saturdays and Sundays from October- May (the
preserve is closed on hunting weekends for safety reasons). Public activities include hiking,
picnicking, hunting, bird-watch, mountain bike trails and horseback riding trails. Camping:
Tent camping is available October- May on Friday and Saturday nights when the preserve is
open. Public restrooms with showers are available at the ranch.
Immokalee Regional Airport (IMM): The airport is owned by the Collier County Airport
Authority. Formerly known as Immokalee Airport, it is included in the National Plan of
Integrated Airport Systems for 2011–2015, which categorized it as a general aviation facility.
The airport was established as Immokalee Army Airfield, activated on July 5, 1942; assigned
to United States Army Air Forces East Coast Training Center (later Eastern Training
Command). It was declared surplus and turned over to the Army Corps of Engineers on
September 30, 1945. Eventually discharged to the WAA and became a civil airport.
Immokalee airport covers an area of 1,330 acres at an elevation of 37 feet (11 m) above
mean sea level. It has two asphalt paved runways, designated 9/27 and 18/36. 9/27 is 5,000
x 100 feet and 18/36 is 5,000 x 150 feet.
We invite your attention to the location map, which shows the relative location of the subject
property in Immokalee.
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LOCATION MAP
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MARKET AREA MAP
Market Area Description: “The geographic or locational delineation of the market for a specific
category of real estate, i.e., the area in which alternative, similar properties effectively compete
with the subject property in the minds of probable, potential purchasers and users.” Please note
the market area map above which defines the subject market.
Boundaries: Northern County Road 82
Eastern County Road 29
Southern County Road 846
Western Collier County/Lee County Line and
Immokalee Road (CR 846)
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Life Stage: “Because market areas are perceived, organized, constructed, and
used by people, each has a dynamic quality. Appraisers describe this
quality as a market area’s life cycle. The complimentary land uses that
make up neighborhoods and homogeneous land uses within districts
typically evolve through four stages:
1. Growth – a period during which the market area gains public
favor and acceptance
2. Stability – a period of equilibrium without marked gains or
losses
3. Decline – a period of diminishing demand
4. Revitalization – a period of renewal, redevelopment,
modernization and increasing demand”
It is our opinion the subject property is currently in its stability stage.
This is due to the fact there has been little new construction or
development in the immediate vicinity of the subject caused by the high
percentage of wetlands for sites in the immediate vicinity of the subject
and restricted access to the subject area.
Public Transportation: Public transportation is provided by Collier County.
Maintenance/Condition: Varying levels of maintenance are evident throughout the subject
market area. These conditions range from relatively new to fair.
Property Compatibility: The area contains a variety of residential, commercial, mobile home
and agricultural uses.
Appeal/Appearance: The market area has general average appeal. Depending on the
specific immediate neighborhood, appearances range from newer
construction to older homes and older mobile homes on small sites.
Neighborhood Access: The primary north-south traffic arterial in the vicinity of the subject is
State Road 29. The primary east/west access to the area is gained
from Oil Well Road also known as County Road 858, Immokalee Road
(County Road 846) and State Road 82. The primary access to the
immediate vicinity of the subject is provided by Trafford Road which is a
secondary road running in an easterly and westerly direction. Actual
access to the subject property is from SR 29 (west Main Street), South
9th Street and Boston Avenue (an unpaved road).
Development Trend: With the exception of the new 7-Eleven site at 9th Street N and W Main
Street currently under construction, there has been limited new
commercial development in the immediate vicinity of the subject. Also,
north and east of the subject there are areas of new single-family
residential development as well as multi-family development. These
areas also contain older single-family homes as well as older mobile
homes on small lots. Commercial needs are typically met by
commercial development along State Road 29 and the downtown
Immokalee Business District.
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Development Trend (cont.): Ave Maria, a large community is located on Oil Well Road west of
Camp Keais Road in the southeasterly portion of the market area. This
project opened in the summer of 2007 and is being built in conjunction
with a major university. It was designed to be a true hometown
offering, a full range of housing, recreational, retail, cultural and
educational opportunities. Ave Maria University is the first major
Catholic University built in the United States in more than 40 years. It
will ultimately offer a full curriculum of traditional liberal arts, science
and engineering programs. Overall, development in the overall market
area as defined is continued to be good and is expected that both
residential and commercial utilization will increase in the short to
medium range future.
Financing: Most probable sources: Commercial Banks
Typical Loan to Value Rate: 65% to 80%
Interest Rates: 4.0% to 8.5%
Supply of Vacant Tracts: Vacant land is available throughout the market area.
Demand for Vacant
agricultural land:
The demand for vacant land similar to the subject is good based on
the current economy and demand for new construction.
Neighboring Property Uses: Single and multi-family residential use, mobile home use, agricultural
use and commercial utilization. Industrial use is further east of the
subject along New Market Road East (near the airport).
Allowable Uses in the
District: Residential and non-residential land uses, including mixed-use
developments such as Planned Unit Developments.
Conclusion: The community of Immokalee is a stable community with a socioeconomic base
centered around the Southwest Florida farming industry. Immokalee is the primary housing
market for farm workers during the growing and harvesting season. In order to support these
workers and the year-round residents there is an adequate supply of professional and retail uses.
Many farm workers are seasonal however the majority of the residents are year-round.
Outlying Collier County Retail Submarket Trends (Costar Q2 2022): Retail vacancies in
Outlying Collier County were slightly elevated relative to the five-year average during the third
quarter, but they were essentially unchanged from this time last year. The rate also sits above the
overall market's average. Meanwhile, rents have surged in the past 12 months, growing by 7.1%
year over year.
As for the pipeline, development has been relatively steady over the past few years in Outlying
Collier County, and that trend has continued in the third quarter.
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Retail investors are reasonably active in Outlying Collier County, and those trends have largely
held serve in the past 12 months. Compared to the overall Naples area, market pricing sits at
$335/SF, which is well above the region's average pricing.
Sales: Outlying Collier County has had a relatively healthy investment market over the years, and
buyers have exhibited a steady interest in the area. The historically healthy interest in Outlying
Collier County carried into the past 12 months, and buyers and sellers remained active here.
Annual sales volume has averaged $15.3 million over the past five years. But the recorded volume
reached $49.0 million in the past 12 months, which was the highest level in the past five years.
The general retail sector drove that volume.
Market pricing, based on the estimated price movement of all properties in the submarket, sat at
$335/SF during the third quarter of 2022. That market price is up compared to the third
quarter from last year, and the price itself sits well ahead of the average pricing for the
Naples region. The market cap rate has shrunk since last year to 5.5%. That is the lowest cap rate
in the past five years, which is pretty similar to the metro.
Key retail performance indicators for the subject retail submarket are displayed below.
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Outlying Collier County Multi-Family Submarket Trends (Costar Q2 2022): Immokalee is a
small multifamily submarket with about 110 apartment units. Its vacancy rate has compressed
over the past year, and at 2.6%, is slightly below the long-term average.
Nothing has delivered over the past year, extending a prolonged break from building in the
submarket. New supply will remain minimal in the near-term as nothing is currently underway.
Rents have increased by an impressive 4.4% over the past year, which significantly exceeds the
average annual growth of 2.6% over the past decade. Sales are infrequent in the
Immokalee Submarket, and the last property that sold traded more than three years ago.
The Immokalee Submarket boasts much cheaper apartments than the metro at large. For renters,
the trick might be to find one—the submarket is composed of just 114 units in total. Rents in the
submarket average $650/month, a considerable discount to the $2,200/month average in the
Naples metro. Rents grew at an impressive rate of 4.4% over the past 12 months. This growth rate
was close to the highest annualized rate in the past three years.
Over a longer horizon, rent growth in the Immokalee Submarket has fallen short of some of its
peers. Apartment rents today are 23.2% higher than they were a decade ago in the submarket,
firmly in the green, but materially below the 77.1% 10-year increase observed in the broader
Naples metro.
This is a lightly traded submarket, and properties rarely trade hands. In fact, it's been a little over
three years since the last deal closed. Due to the dearth of sales, pricing trends are murky.
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CoStar's estimate for market pricing, which is based on the price movement of all multifamily
properties in the submarket, presently rests at $123,426/unit. That price has surged since last
year, growing by more than 9%, although the level is still far short of the average price for the
region. Incidentally, the market price in Immokalee is more than 50% below the metro's average
price. The market cap rate has contracted over the past year to 4.5%, but it's still higher than the
region's average yield.
Key retail performance indicators for the multi-family submarket are displayed below.
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Legal Description: The analyst was not provided with a legal description nor survey for the
subject property. We were provided with folio numbers and an aerial view of the area with the
subject property located on that aerial.
The analyst utilized the preceding information to research and locate the most recent sales
transaction impacting the subject property. From the deed for this transaction, we obtained the
legal descriptions for the subject site.
The subject property is legally described as follows:
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Owner of Record: According to information obtained from the Collier County Property Appraiser’s
office the owner of record for the subject properties are identified as follows:
Immokalee Community Redevelopment Agency
3299 Tamiami Trail E, Suite 202
Immokalee, Florida 34142
Assessed Value and Taxes: According to information obtained from the Collier County Tax
Collector’s office the subject property is identified by parcel identification number 00122840009.
The property has an assessed value for the 2021 tax roll year of $73,766. The subject is owned by
a government entity and tax exempt. Therefore, there is no tax liability for the past three years.
We invite your attention to the following assessed value and tax summary chart which provides the
market assessed value, cap assessed value, taxable value, millage rate, ad valorem taxes, non-ad
valorem assessments and tax liability for the subject property for the tax roll years 2019 through
2021.
2021 $73,766 $0 14.7998 $0 $0 $0
2020 $67,060 $0 14.6975 $0 $0 $0
2019 $60,964 $0 14.7873 $0 $0 $0
Change 21.0% 0.1% 0.0%
Year
Subject RE Tax Analysis
Assessed
Value
Non-Ad
Valorem
Ad Valorem
Tax
Millage
Rate
Taxable
Value
Total Tax
Liability
Only the Collier County Property Appraiser’s office can assess properties for taxation purposes.
The actual tax liability will be calculated utilizing the millage rate as set by the Collier County
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Commission and the City of Immokalee City Counsel and multiplying this by the assessed value
for the property. Should the millage rate or assessment value change in the future, the tax liability
will be different from that as reported herein.
Delinquent Taxes: A review of information obtained from the Collier County Tax Collector's office
indicates the larger parcel does not have delinquent or outstanding taxes applicable.
Site Description: The subject property is a vacant unimproved site consisting of one parcel identified
by the Collier County Property Appraiser’s office. The parcel is L-shaped and has land area of 1.96
acres or 85,378 square feet.
We invite your attention to the following aerial map and plat map which show the relative size,
configuration and location of the subject property. This will be followed by general site information
and data as well as information on the physical characteristics and economic factors that affect the
site.
Aerial Photograph
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Plat Map
General Site Information
Address: 107 S 9th Street
Immokalee, Florida 34142
Location: The subject property is located at the SW corner of the intersection
of 9th Street S and West Main Street in Immokalee, Florida 34142.
The property is also identified as being in Section 4, Township 47
South, Range 29 East, Collier County, Florida.
Physical Characteristics of the Site
Frontage: The site is L-shaped with approximately 575 feet frontage along
south 9th Street and 115 linear feet frontage along W Main Street.
Total Site Area: According to information provided by the client and calculations by
the analyst the subject property contains a total of 85,378 SF or
1.96 acres, more or less.
Shape of Tract: L-shaped
Access: Good corner access from three roadways (W Main Street, S 9th
Street and Boston Ave).
Corner Influence: The property is situated at a corner location with good access and
visibility.
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Utilities to Site: Water/Sewer: Immokalee Water Sewer District
Electric: Lee County Electric Cooperative
Phone: Multiple providers
Police/Fire: Collier County/Immokalee Fire
Control
Easements: There appears to be typical utility and right-of-way easements. A
survey was not provided.
Flood Designation:
The subject property is located in Flood Zone X500 and within 250
feet of flood zone A. The map is identified as flood zone panel
120067-0145 and dated May 16, 2012. A copy of the flood map is
included in the addenda section of this report.
Topography/Drainage:
The subject site is a vacant unimproved L-shaped parcel. The site
includes several shade trees and some areas that may require
land-fill to bring it to grade. We obtained additional information from
the U.S. Fish Wildlife Service National Wetlands Inventory Map
Program which provided information relative to wetlands issues
concerning the subject property. A review of the map indicates
that all of the site is in an area identified as being uplands. In
addition to this the analyst reviewed soil maps obtained from the
National Resources Conservation Service Websoil Survey. Based
on a review of the soil types for the subject property it appears that
all of the 1.96 acres are uplands.
Soil Analysis: The analyst utilized information obtained from the National
Resources Conservation Service Websoil Survey to analyze the
soil types located on the subject site. This soil survey indicated
that approximately 4.8% or 4,098 square feet of the site consist of
Immokalee Fine Sand-Urban Land Complex; and 95.2% is
Immokalee-Oldsmar, Limestone Substratum-Urban Land
Complex. Should a wetland determination study be made for the
subject property and reveal substantially different uplands and
wetlands proportions, the value may be impacted. We invite your
attention to this report where a copy of a soil survey map is
located.
Economic Factors Affecting the Site
Supply of Vacant Tracts: There is more than adequate supply of vacant land in the
immediate vicinity of the subject as well as throughout the area of
Immokalee for future development.
Demand for Vacant Tracts: Demand appears to be high for vacant tracts for properties of all
types due the strong economic conditions the area is currently
experiencing.
Neighboring Property
Uses:
Properties located in close proximity to the subject property include
general retail, restaurants, grocery stores, c-stores with and
without gas, auto repair facilities, educational and religious
facilities, mobile homes, single and multi-family homes,
government facilities, offices, and commercial development along
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the primary traffic arterial of W Main Street (SR29).
Land Use Designation: CMU – Commercial Mixed Use
Zoning Classification: C-4 Commercial and RMF-6 Residential Multi-family
Allowable Uses in the
District:
Allowable uses in the district will be discussed in detail in the
following comprehensive land use plan classification discussion
and zoning discussion. In addition, they will be considered in the
highest and best use analysis for the property.
Traffic Volume: West Main Street (SR29): 19,200 AADT year 2021
Comprehensive Land Use Plan Classification: According to information obtained from the
CRA and Immokalee Planning Development department, the subject site has a comprehensive
land use plan classification known as Commerce Center - Mixed Use Subdistrict.
Commerce Center - Mixed Use Subdistrict (per Collier County: Immokalee Area Master
Plan 11).
5. Commerce Center - Mixed Use Subdistrict (per Collier County: Immokalee Area Master
Plan)
The purpose of this designation is to create a major activity center that services the
entire Immokalee Urban Designated Area and surrounding agricultural area. The
Mixed-Use District shall function as an employment center and shall encourage
commercial and institutional uses. Uses permitted within this Subdistrict shall
include shopping center, governmental institutions, middle or high school,
community park and other employment generating uses. Other permitted
commercial uses shall include transient lodging facilities at 26 dwelling units per
acre. The appropriate zoning districts include C-1 through C-4 as identified in the
Land Development Code.
In considering new commercial zoning, priority shall be given to protecting existing
residential uses. Residential development is permitted within the mixed-use
Subdistrict at a maximum density of twelve (12) units per gross acre. Residential
dwellings shall be limited to multi-family structures and less intensive units such as
single-family and duplexes, provided they are compatible with the district. Mobile
home developments shall be permitted only in the form of mobile home
subdivisions or parks as defined in the Land Development Code. The mixed-use
district will be controlled via a series of performance standards that address issues
of buffering, noise, signage, lighting, architectural compatibility, lot size, parking
and landscaping.
A complete description of the Commercial Center Mixed Use classification is located in the
addenda section of this report.
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Zoning Classification: The subject property has two zoning classifications (per Collier County)
that are as follows;
The subject parcel has two base zoning designations as follows; the appraisers have estimated
approximately 25% is currently zoned General Commercial District (C-4) with MSOSD Main Street
Overlay Sub-district. And approximately 75% is currently zoned Residential Multifamily (RMF-6).
The General Commercial District (C-4) is intended to provide for those types of land uses
that attract large segments of the population at the same time by virtue of scale, coupled
with the type of activity. The purpose and intent of the C-4 district is to provide the
opportunity for the most diverse types of commercial activities delivering goods and
services, including entertainment and recreational attractions, at a larger scale than the C-
1 through C-3 districts. As such, all of the uses permitted in the C-1 through C-3 districts
are also permitted in the C-4 district. The outside storage of merchandise and equipment is
prohibited, except to the extent that it is associated with the commercial activity conducted
on-site such as, but not limited to, automobile sales, marine vessels, and the renting and
leasing of equipment. Activity centers are suitable locations for the uses permitted by the
C-4 district because most activity centers are located at the intersection of arterial roads.
Therefore, the uses in the C-4 district can most be sustained by the transportation network
of major roads. The C-4 district is permitted in accordance with the locational criteria for
uses and the goals, objectives, and policies as identified in the future land use element of
the Collier County GMP. The maximum density permissible or permitted in a district shall
not exceed the density permissible under the density rating system. Permitted uses
include: accounting, apparel stores, auto and home supply stores, business services, food
stores, medical and dental laboratories.
Main Street Overlay Sub-District: Main Street; Overlay Subdistrict. Special conditions
for the properties identified in the Immokalee Area Master Plan; referenced on Map 7;
and further identified by the designation "MSOSD" on the applicable official Collier
County Zoning Atlas Maps. The purpose of this designation is to encourage
development and redevelopment by enhancing and beautifying the downtown Main
Street area through flexible design and development standards. Permitted uses. For
all properties within the Main Street Overlay Subdistrict, except for properties hatched as
indicated on Map 7, the Main Street Overlay Subdistrict, all permitted uses within the uses
within the underlying zoning districts contained within this Subdistrict, and the following
uses may be permitted as of right in this Subdistrict: Hotel and motels, Communication
towers less than 75 feet. Prohibited uses. All uses prohibited within the underlying
residential and commercial zoning districts contained within this Subdistrict, and the
following uses, shall be prohibited in the Main Street Overlay Subdistrict. Automotive
dealers, gasoline service stations, c-stores that provide auto repair, and warehousing.
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Residential Multi-Family-6 District (RMF-6). The purpose and intent of the residential multi-
family-6 district (RMF-6) is to provide for single-family, two-family and multi-family
residences having a low-profile silhouette, surrounded by open space, being so situated
that it is located in close proximity to public and commercial services and has direct or
convenient access to collector and arterial roads on the county major road network. The
RMF-6 district corresponds to and implements the urban mixed use land use designation
on the future land use map of the Collier County GMP. The maximum density permissible
in the RMF-6 district and the urban mixed use land use designation shall be guided, in
part, by the density rating system contained in the future land use element of the Collier
County GMP. The maximum density permissible or permitted in the RMF-6 district shall
not exceed the density permissible under the density rating system, except as permitted by
policies contained in the future land use element. The following subsections identify the
uses that are permissible by right and the uses that are allowable as accessory or
conditional uses in the RMF-6 district.
Permitted uses include Single-family dwellings. Duplexes, two-family dwellings. Multi-
family dwellings, townhouses, Family care facilities, educational plants; however, any high
school located in this district is subject to a compatibility review.
Accessory uses: Uses and structures that are accessory and incidental to uses permitted
as of right in the RMF-6 district. Private docks and boathouses, recreational facilities that
serve as an integral part of a residential development and have been designated, reviewed
and approved on a site development plan or preliminary subdivision plat for that
development; recreational facilities may include, but are not limited to, golf course,
clubhouse, community center building and tennis facilities, playgrounds and playfields.
Conditional uses include Churches, schools, private. Also, "Ancillary Plants" for public
schools, child care centers and adult day care centers, Civic and cultural facilities.
Recreational facilities not accessory to principal use. Group care facilities (category I and
II); care units; nursing homes; assisted living facilities, and continuing care retirement
communities. Noncommercial boat launch facilities, subject to the applicable review criteria
set forth in section 5.03.06. Cluster development, model homes and model sales centers.
A complete description of the subject zoning and overlay districts are located in the addenda
section of this report.
Zoning and land use maps are displayed below.
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Subject Property Photographs
View: Looking
north across the site
as seen from the
south property
boundary
Photograph date:
August 8, 2022
Taken by: Richard
C. Tyler
View: Looking
south along the
west property
boundary, as seen
from Main Street
Photograph date:
August 8, 2022
Taken by: Richard
C. Tyler
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Subject Property Photographs
View: Looking
southeasterly from
access easement at
northerly portion of
site
Photograph date:
August 8, 2022
Taken by: Richard
C. Tyler
View: Looking
northerly along
access easement;
northerly portion of
site on right
Photograph date:
August 8, 2022
Taken by: Richard
C. Tyler
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Subject Property Photographs
View: Looking
west along the
south property
boundary
Photograph date:
August 8, 2022
Taken by: Richard
C. Tyler
View: Signalized
intersection at the
SW corner of West
Main Street and
South 9th Street
Photograph date:
August 8, 2022
Taken by: Richard
C. Tyler
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Section 4 – Highest and Best Use Analysis
The principal of highest and best use is defined as: “The reasonably probable use of property that
results in the highest value. The four criteria that the highest and best use must meet are legal
permissibility, physical possibility, financial feasibility, and maximum productivity.”
The four criteria the highest and best use must meet are legal permissibility, physical possibility,
financial feasibility, and maximum profitability.
Permissible Use (Legal) - what uses are permitted by zoning and deed restrictions on the
site in question?
Possible Use- to what uses is it physically possible to put the site in question?
Feasible Use-, which possible and permissible uses will produce any net return to the
owner of the site?
Highest and best Use- among the feasible uses, which use will produce the highest net
return or the highest present worth?
Legally Permissible Uses: Factors that impact legally permissible uses for the subject property
include such things as the comprehensive land use plan classification, zoning classification and
rural land stewardship area overlay. In addition, physical characteristics such as uplands and
wetlands also impact the developability and usability of the site.
The subject is located in northern Collier County, specifically Immokalee. The subject parcel has
two zoning designations with an overlay as follows; approximately 25% is currently zoned
General Commercial District (C-4) with MSOSD Main Street Overlay Sub-district (north
portion of the site). And approximately 75% is currently zoned Residential Multifamily
(RMF-6) – the south portion of the site. The land use is Commerce Center - Mixed Use
Subdistrict. The commercial zoning classifications allow general C-1 to C-4 uses such as
mixed residential and commercial uses, office, retail, including c-stores and restaurants,
religious and educational, banks, barber shops and grocery stores. The RMF-6 permits
single-family, two-family and multi-family residences with maximum 12-DU per acre.
However, the major impact of the regulation falls to the Immokalee land use designation, that
being Commercial Mixed Use. Based on analysis of the comprehensive land use plan
classification, zoning classification, and overlay areas impacting the subject property, the legally
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uses of the site would be reduced to include commercial mixed-use type properties. Industrial use
is prohibited.
Physically Possible Uses: The subject property is located at the intersection of West Main Street
and South 9th Street in Immokalee. There is also access from an un-paved road along the
southern property boundary. The size of the site at 1.96 acres would not substantially impact the
majority of uses which would be appropriate for the subject property in its location.
The size and configuration of the site would include a number of potential uses. These uses would
include residential multi-family, and commercial such as retail and/or office. These uses however
are restricted based on this legally permissible use discussion which preceded this portion of the
analysis.
Economically and Financially Feasible Uses: Typically, the highest and best use is a process
to eliminate potential uses and provide added support for those uses described previously as
legally and physically possible. The market has been improving for commercial and residential
properties in the general area. Several multi-family affordable housing developments were noted.
The location of the property as well as its uplands/wetlands ratio would eliminate more intensive
uses of the site. Therefore, it would appear that the economically and financially feasibly uses
would include commercial mixed use such that includes multi-family and commercial use.
Maximally Productive Use: Maximum profitability is the legally permissible, physically possible
and financially feasible use that results in the highest present value. Based on the discussion of
the subject property in the preceding portions of this analysis, it is our opinion the most maximally
productive use of the site would be for a commercial mixed-use that includes multi-family and
commercial.
Highest and Best Use as Improved: There are no improvements to be considered in the valuation
of the subject property; therefore, the inclusion of a discussion of the site as improved is not
appropriate and will therefore not be utilized in the analysis.
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Section 5 – Valuation of the Subject
VALUE ESTIMATE BY THE COST APPROACH
Cost Approach is defined as: “A set of procedures through which a value indication is derived
for the fee simple estate by estimating the current cost to construct a reproduction of (or
replacement for) the existing structure, including an entrepreneurial incentive or profit;
deducting depreciation from the total cost; and adding the estimated land value. Adjustments
may then be made to the indicated value of the fee simple estate in the subject property to
reflect the value of the property interest being appraised.”
The Cost Approach was not considered applicable in estimating the subject’s market value as
there are no improvements to be considered.
VALUE ESTIMATE BY THE INCOME APPROACH
The Income Approach is defined as: “Specific appraisal techniques applied to develop a value
indication for a property based on its earning capability and calculated by the capitalization of
property income.” This conversion can be accomplished in two ways. One year's income
expectancy can be capitalized at a market-derived capitalization rate or at a capitalization rate that
reflects a specified income pattern, return on investment, and change in the value of the
investment. Alternatively, the annual cash flows for the holding period and the reversion can be
discounted at a specified yield rate.”
The subject property is being valued as a vacant unimproved parcel and vacant unimproved sites
such as the subject are not typically purchased for their ability to generate a positive cash flow
from the rental of the real estate. Therefore, the Income Approach is not utilized.
VALUE ESTIMATE BY THE SALES COMPARISON APPROACH
Sales Comparison Approach is defined as: “The process of deriving a value indication for the
subject property by comparing sale of similar properties to the property being appraised, identifying
appropriate units of comparison, and making adjustments to the sale prices (or unit prices, as
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appropriate) of the comparable properties based on relevant, market-derived elements of
comparison. The sales comparison approach may be used to value improved properties, vacant
land, or land being considered as though vacant when an adequate supply of comparable sales is
available.”
The Sales Comparison Approach involves the direct comparison of sales of similar properties,
adjustments for variances, and correlation of the results into a property value indication.
Adjustments to the sale prices of competitive properties selected for comparison are considered as
they relate to the subject property and to the various dissimilar investment features.
The application of this approach produces an estimate of value for the property by comparing it
with similar properties which have been sold.
The analyst has been asked to estimate the market value of the subject property as if vacant and
available to be put to its highest and best use.
Site Valuation: The valuation of the subject site involves research, analysis and comparison of
sales of similar properties to the subject. There are several units of comparison applicable for
appraisal purposes. Due to the nature of the subject property and comparable sales, it is our
opinion the sales price per square foot would be the most appropriate for utilization. This unit is
calculated by dividing the sale price of the comparable sales by the area contained within each
sale.
The subject site is being valued based upon highest and best use; and as such, includes sales
which have somewhat similar highest and best use. From these sales, only the most similar to the
subject in terms of physical and also locational characteristics were considered. The appraiser
selected sales from locations that would take into account the location of the subject property. The
appraiser’s research uncovered sales that were considered the most appropriate and best are
used in this analysis.
In the analysis process, the appraiser will utilize a quantitative procedure. In the initial step the
appraiser will use a cumulative adjustment for each of the sale properties considering the property
rights, financing, conditions of sale, expenditures immediately after sale and market conditions. As
these adjustments are cumulative in nature, they must be performed in the order in which they
occur.
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Next the analyst will utilize a quantitative procedure by considering physical and legal
characteristics including location, parcel size, land use, zoning and utilities, access and site
condition. After completion of the analysis process of each individual sale based upon these
characteristics, the appraiser will estimate an appropriate value per square foot and multiply this by
the number of square feet contained within the subject property in order to estimate the market
value for the site. This value will then be rounded to an appropriate figure for appraisal purposes.
We now invite your attention to a land sales location map which follows. This map shows the
relative location of each of the sales to that of the subject. Following this will be a land sales
exhibit which will contain land sales data sheets for each transaction utilized in the analysis
process specifically showing the relative size, configuration and location of the site as well as the
relative information for each individual sales transaction. Following the land sales exhibit will be a
summary chart showing the relevant information for the subject and each of the comparable sales
as well as the adjustments and ratings applied to each sale as compared to the subject
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LAND SALES LOCATION MAP
We now invite your attention to a land sales data exhibit which will contain data information sheets
relative to the comparable sales utilized in the analysis. These data sheets will contain pertinent
information relative to each of the five transactions. Following each sales data sheet will be a deed
for that particular transaction. This will be followed by a land sales adjustment grid showing each
individual comparable and the adjustments and comparisons made to the individual categories
considered appropriate in the valuation process.
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COMPARABLE 1
Property Reference:
Property Type: Commercial Vacant Land
Address: 909 W Main Street
Immokalee, FL 34142
County: Collier
Location: Along the S side of Main Street, just west of S. 9th
Street
STRAP/ID: 00122920000
Grantor: Terry Brown
Grantee: CCDOV Holdings, Inc.
Legal Data:
Sale Date: March 19, 2021
Sale Price: $400,000
Sale Price per Sq. Ft.: $5.13
Sale Price per Acre: $223,464
Recording: Book/Page:5911-3899
Interest Conveyed: Fee Simple
Deed Conveyed: Warranty Deed
Land Use: CMU – Commercial Mixed Use
Zoning: C-4 / MSOSD Overlay / RMF-6
Highest and Best Use: Commercial
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Site Data:
Site Dimensions: Approx. 150' x 520'
Site Size: 77,972 square feet, 1.790 acres
Shape: Rectangular
Topography: Mostly cleared and level
Corner/Visibility Influence: Not on a corner/Average visibility
Utilities: Full Public Available
Access: Average
Wetlands/Uplands: Upland
Soils: N/A
Sale Analysis:
Sale Price: $400,000
Financing: Cash to seller
Price per SF: $5.13
Price per Acre: $223,464
Sale Confirmation:
Verification: Carlos Acosta - Realtor, (239) 980-0081
Verifying Appraiser: Richard Tyler, February 16, 2022
Sale History: No sales in previous 3-years
Comments:
This is the sale of vacant commercial land located along the south side of West Main Street,
just west of South 9th Street in Immokalee, Florida. The site is mostly cleared and level, with
average visibility and access along Main Street. The property was purchased for assemblage
purposes. The current zoning is C-4 Commercial. The property was listed for sale at
$500,000 and exposed to the market for approx. 2-years. The listing agent indicated the
buyer is a religious organization.
CNA Data # 2268
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COMPARABLE 2
Property Reference:
Property Type: Commercial Vacant Land
Address: 917 W Main Street
Immokalee, FL 34142
County: Collier
Location: Along the S side of Main Street, just west of S 9th
Street
STRAP/ID: 00122960002
Grantor: Guadalupe Center, Inc.
Grantee: CCDOV Holdings, Inc.
Legal Data:
Sale Date: December 29, 2020
Sale Price: $640,000
Sale Price per Sq. Ft.: $4.56
Sale Price per Acre: $198,758
Recording: Book/Page:5868-3066
Interest Conveyed: Fee Simple
Deed Conveyed: Warranty Deed
Land Use: CMU – Commercial Mixed Use
Zoning: C-4 / RMF-6 / MSOSD Overlay
Highest and Best Use: Commercial
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Site Data:
Site Dimensions: Approx. 325' frontage Main St.
Site Size: 140,263 square feet, 3.220 acres
Shape: Irregular
Topography: Mostly cleared and level
Corner/Visibility Influence: Yes corner location / Above-average visibility
Utilities: Full Public Available
Access: Above-average
Wetlands/Uplands: All uplands
Soils: N/A
Sale Analysis:
Sale Price: $640,000
Financing: Cash to seller
Price per SF: $4.56
Price per Acre: $198,758
Sale Confirmation:
Verification: Carlos Acosta - Realtor, (239) 980-0081
Verifying Appraiser: Richard Tyler, August 15, 2022
Sale History: No sales in previous 3-years
Comments:
This is the sale of vacant commercial land located along the south side of W Main Street, just
west of S 9th Street in Immokalee, Florida. The site is mostly cleared and level, with above-
average visibility and access along Main Street. The property was purchased for assemblage
purposes. The current zoning is C-4 Commercial front area (approx. 25%) and the remainder
of site is RMF-6. The FLU is Commercial Mixed-Use CMU. The property was not listed for
sale, but the listing agent for the contiguous parcel verified the transaction was arm’s length
and the buyer is a religious organization.
CNA Data # 2537
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COMPARABLE 3
Property Reference:
Property Type: Commercial Vacant Land
Address: 920 W Main Street
Immokalee, FL 34142
County: Collier
Location: At the NW corner of W Main Street and S 9th Street
STRAP/ID: 73248000077
Grantor: Susan Almon
Grantee: 41287 Immokalee FL, LLC
Legal Data:
Sale Date: December 15, 2021
Sale Price: $600,000
Sale Price per Sq. Ft.: $4.67
Sale Price per Acre: $203,390
Recording: OR Book/Page: 6058/704
Interest Conveyed: Fee Simple
Deed Conveyed: Quit Claim
Land Use: CMU – Commercial Mixed Use
Zoning: C-4 and CPUD
Highest and Best Use: Commercial Planned Development
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Site Data:
Site Dimensions: Approx. 607' x 309'
Site Size: 128,502 square feet, 2.950 acres
Shape: Rectangular
Topography: Mostly cleared
Corner/Visibility Influence: Yes corner location / good visibility
Utilities: Full Public Available
Access: From W. Main St.
Wetlands/Uplands: All Uplands
Soils: Typical
Sale Analysis:
Sale Price: $600,000
Financing: $5,744,298- First Florida Integrity Bank
Price per SF: $4.67
Price per Acre: $203,390
Sale Confirmation:
Verification: Dan Creighton, 239-210-0455
Verifying Appraiser: Richard Tyler, August 15, 2022
Sale History: No prior sales
Comments:
This is the sale of one vacant parcel located along W Main Street in Immokalee. This parcel
has a signalized corner location with access from W main Street and N 9th Street. This was a
private transaction with the buyer approaching the owner. Buyer's office verified sale as arm's
length and they will develop the site with a 7-Eleven convenience store with gas station.
Please note this parcel is contiguous with parcel # 73248000132, but not part of the same
transaction.
CNA Data # 2407
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COMPARABLE 4
Property Reference:
Property Type: Commercial Vacant Land
Address: 410 N 15th Street
Immokalee, FL 34142
County: Collier
Location: Along E side of N 15th Street (approx. 175 feet south
of Immokalee Drive)
STRAP/ID: 00121880002,00121840000,00121800008
Grantor: Ignacio Soto
Grantee: Elias Martin & Martin Martin-Tomas
Legal Data:
Sale Date: July 23, 2021
Sale Price: $650,000
Sale Price per Sq. Ft.: $14.77
Sale Price per Acre: $643,564
Recording: OR Book/Page: 5988/2271
Interest Conveyed: Fee Simple
Deed Conveyed: Warranty Deed
Land Use: CMU – Commercial Mixed Use
Zoning: C-4 / RSF-3 and RSF-5 (Overlay-SR29 COSD)
Highest and Best Use: Commercial Development
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Site Data:
Site Dimensions: Approx 292' x 150'
Site Size: 43,996 square feet, 1.010 acres
Shape: Rectangular
Topography: Appears level
Corner/Visibility Influence: No corner location / Above-average visibility
Utilities: Full Public Available
Access: Above-average
Wetlands/Uplands: Good
Soils: N/A
Sale Analysis:
Sale Price: $650,000
Financing: Cash to Seller
Price per SF: $14.77
Price per Acre: $643,564
Sale Confirmation:
Verification: Grantee, Personal Interview
Verifying Appraiser: Zack Kazak, December 23, 2021
Sale History: No prior sales within 3 years
Comments:
This is vacant land along N 15th Street in Immokalee. These are three separate parcels that
collectively sold for $650,000 or $14.77 PSF. The parcels are zoned C-4 (SR29 Commercial
overlay sub-district), RSF 5 and RSF 3 with land use designation Commercial Mixed Use
which allows for a variety of commercial uses. The parcels were publicly listed for sale. The
transaction was verified with a previous report along with public record.
CNA Data # 2207
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COMPARABLE 5
Property Reference:
Property Type: Commercial Vacant Land
Address: 1004 N 15th Street
Immokalee, FL 34142
County: Collier
Location: Along the E side 15th Street (SR29), just S of Lake
Trafford Rd.
STRAP/ID: 00085000106
Grantor: Trustees of First Baptist Church of Immokalee
Grantee: OAP Immokalee, LLC
Legal Data:
Sale Date: April 24, 2020
Sale Price: $625,000
Sale Price per Sq. Ft.: $13.66
Sale Price per Acre: $595,238
Recording: Instr# 5859670
Interest Conveyed: Fee Simple
Deed Conveyed: Spec. Warranty Deed
Land Use: CMU – Commercial Mixed Use
Zoning: C-4 (Zoning Overlay SR29 COSD)
Highest and Best Use: Commercial Development
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Site Data:
Site Dimensions: N/A
Site Size: 45,738 square feet, 1.050 acres
Shape: Square
Topography: Cleared
Corner/Visibility Influence: No corner location /Above Average
Utilities: Full Public Available
Access: From State Road 29
Wetlands/Uplands: All uplands
Soils: N/A
Sale Analysis:
Sale Price: $625,000
Financing: Conventional
Price per SF: $13.66
Price per Acre: $595,238
Sale Confirmation:
Verification: Rogers Hayden, 727-446-3444
Verifying Appraiser: Zack Kazak, June 07, 2021
Sale History: No arm’s length transactions within 5 years
Comments:
Vacant commercial land that sold on 4/23/20. The buyers have plans to build an O'Reilly Auto
Parts Store. As of 6/7/21, the permits have cleared and construction will commence.
CNA Data # 2032
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Criteria Subject Sale 1 Sale 2 Sale 3 Sale 4 Sale 5
Location 107 S 9th Street 909 W Main Street 917 W Main Street 920 W Main Street 410 N 15th Street 1004 N 15th Street
Immokalee Immokalee Immokalee Immokalee Immokalee Immokalee
Recording Book/Page: 4580/1490 Book/Page:5911/3899 Book/Page:5868/3066 Book/Page: 6058/704 Book/Page: 5988/2271 Book/Page: 5755/3484
Sales Price N/A $400,000 $640,000 $600,000 $650,000 $625,000
Sale/Appraisal Date August 8, 2022 March 19, 2021 December 29, 2020 December 15, 2021 July 23, 2021 April 24, 2020
Parcel Size (sf)85,378 77,972 140,263 128,502 43,996 45,738
Parcel Size (Acres)1.96 1.79 3.22 2.95 1.01 1.05
Sale Price N/A $400,000 $640,000 $600,000 $650,000 $625,000
Sale Price per Square Foot N/A $5.13 $4.56 $4.67 $14.77 $13.66
Transactional Adjustments
Property Rights Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple
Financing N/A Cash to seller Cash to seller Cash to seller Cash to Seller Conventional
Conditions of Sale N/A None noted None noted None noted None noted None noted
Expenditures Immediately after Sale N/A $0 $0 $0 $0 $0
Market Conditions N/A $32,000 $61,000 $21,000 $39,000 $47,000
Adjusted Sale Price N/A $432,000 $701,000 $621,000 $689,000 $672,000
Adjusted Sale Price per sq. ft. N/A $5.54 $5.00 $4.83 $15.66 $14.69
Physical Properties
Location Immokalee Immokalee Immokalee Immokalee Immokalee Immokalee
Parcel Size (sf)85,378 77,972 140,263 128,502 43,996 45,738
Land Use CMU CMU CMU CMU CMU CMU
Zoning C-4 / RMF-6/ MSOSD C-4 / RMF-6/ MSOSD C-4 / RMF-6/ MSOSD C-4, CPUD C-4 / RSF-3/ RSF-5 / SR29
COSD
C-4 / (Overlay-SR29
COSD)
Utilities Ful public available Ful public available Ful public available Ful public available Ful public available Ful public available
Access Signalized corner - good From W. Main St. From W. Main St. Signalized corner - good From SR 29 From SR 29
Miscellaneous (Uplands/Wetlands)All Uplands All Uplands All Uplands All Uplands All Uplands All Uplands
Location Immokalee Similar Similar Similar Superior Superior
Parcel Size 85,378 Similar Larger-inferior Larger-inferior Smaller-superior Smaller-superior
Land Use CMU Similar Similar Similar Similar Similar
Zoning C-4 / RMF-6/ MSOSD Similar Similar Similar Similar Similar
Utilities Ful public available Similar Similar Similar Similar Similar
Access Signalized corner - good Inferior Inferior Similar Inferior Inferior
Miscellaneous (Uplands/Wetlands)All Uplands Similar Similar Similar Similar Similar
Overall Rating Inferior Inferior Inferior Superior Superior
Land Sales Adjustment Analysis - Qualitative
Physical Property Ratings
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Analysis and Adjustment Process: The five sales were compared to the subject property and
each other individually and collectively in order to assist in the analysis process.
The adjustment process will be made on a quantitative basis for those characteristics covered
under the transactional adjustments. These adjustments will be made on a dollar basis or a
percentage basis depending on their location in the analysis process.
The adjustments made under the physical categories will also be made on a qualitative basis in
considering the differences in the comparable properties as compared to the subject. The
appraiser used information from the marketplace and comparison of the sales one to another to
determine the appropriate category ratings for the physical characteristics of the comparable sales
compared to the physical characteristics of the subject property.
Real Property Rights Conveyed: “An element of comparison in the sales comparison approach;
comparable sales can be adjusted for the effect of differences in the real property rights (fee
simple, leased fee, leasehold, easements, or other encumbrances, etc.) involved in the
transactions being compared.” All the sales were purchased in fee simple ownership; therefore,
no adjustments are necessary.
Financing Terms: “The manner in which a transaction was financed; an element of comparison in
the sales comparison approach whereby comparable properties can be adjusted for the influence
of differences between a transaction’s financing terms and those assumed in the valuation of a
subject property. The sales were all purchased on a cash to seller basis. Therefore, no
adjustment for financing is necessary.
Conditions of Sale: “An element of comparison in the sales comparison approach; comparable
properties can be adjusted for differences in the motivations of either the buyer or a seller in a
transaction. All five of the sales were not considered to have any special conditions for the
purchase of the properties. Therefore, no adjustment for this factor was necessary.
Expenditures Made Immediately After Sale: “An element of comparison in the sales
comparison approach; comparable properties can be adjusted for any additional investment (e.g.,
curing deferred maintenance) that the buyer needed to make immediately after purchase for the
properties to have similar utility to the subject property being valued.” The appraiser is not aware
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of any expenditures made after the sale for these transactions. Therefore, no adjustments are
required.
Market Conditions: “An element of comparison in the sales comparison approach; comparable
properties can be adjusted for differences in the points in the real estate cycle at which the
transactions occur. Sometimes called a time adjustment because the differences in dates of sale
are often compared, although the usage can be misleading because property values do not
change merely as the result of the passage of time.”
The sales transactions occurred between April 2020 (Sale Five) and December 2021 (Sale One)
and Sales Five and Six are pending sales. Realtors familiar with this market confirmed that
property values have been increasing over the past 2-3 years. Based on market information
previously discussed in the market trends section of this report (see page 36-40), we have
estimated a 6% annual increase (0.50% monthly) and this is applied to the sales.
Qualitative Analysis: Next, the sales will be compared to the subject on a qualitative basis. The
analyst will compare and contrast each of the comparison categories individually when compared
to the subject property. Ratings of similar, inferior or superior will be applied to each category
based on the comparison of that category to the subject’s category. At the completion of the
adjustment analysis process, an overall property rating for each of the five sales will be applied.
This rating for each sale will be similar, superior or inferior. These overall ratings will be
considered in estimating the value for the subject property on a per square foot basis.
Physical Characteristics: Next the sales were considered and compared with one another and
the subject for physical characteristics. These include location, site size, land use, zoning, utilities,
access and miscellaneous items. This process involves a qualitative analysis.
Location: The subject is located at the SW corner of the signalized intersection of W Main Street
and S 9th Steet, with access form three roadways in City of Immokalee. The five sales utilized
were compared and contrasted to the subject for location. Sales One, Two and Three were all
judged to be similar in location to the subject; while Sales Four and Five are located further north,
along the busy commercial section of SR29 (N 15 Street) and judged to be superior to the subject
property.
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Size: The subject property contains 1.96 acres or 85, 378 square feet. Sale one is considered to
be similar to the subject in overall size. Sales Two and Three are larger-inferior and Sales Four
and Five are smaller-superior to the subject.
Land Use Classification: The analyst considered the comprehensive land use plan classification
effecting the subject property. All five of the sales were judged to have land use classifications
judged to be similar to the subject.
Zoning Classification: The subject property has a zoning classification as identified on the grid.
The five sales all had zoning classifications which were considered to be similar to the subject
overall.
Utilities: The subject property has electricity and telephone available as utilities. All five of the
sales utilized have similar utilities available and are judged to be similar in this category.
Access: The subject property is assumed to have access from three roadways; West 15th Street,
South 9th Street and Boston Avenue. We note that Boston Avenue is an unpaved road that will
need to paved, but overall, the signalized access is considered good. In comparing the access for
these sales when compared to the subject, all five sales are rated inferior in this regard with the
exception of Sale Three which is rated similar (located at the same intersection as the subject).
Uplands/Wetlands: The subject and all five comparable sales appear to be 100% uplands.
Land Sales Discussion: The subject property is a vacant unimproved site and is being valued
subject to the existing comprehensive land use plan classification and zoning classification
impacting the property. In addition, the property is being valued in consideration of the
extraordinary assumptions discussed previously in the analysis.
The analyst utilized five sales from a wide-ranging area due to the unique nature of the subject
property and the lack of comparable sales in the immediate vicinity of the subject. The five sales
were compared one to another on individual categories and were rated as either being similar,
inferior or superior. After completion of the analysis and adjustment process, each sale was
awarded an overall rating of inferior, superior or similar. These five sales utilized were compared
one to another as well as the subject property to estimate the appropriate market value for the
subject property on a per square foot basis.
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Land Sale One is the March 19, 2021 purchase of the 1.79 acre or 77,972 square foot parcel
located along W Main Street, and contiguous with the subject in Immokalee. The site was acquired
for $400,000 or $5.13 per square foot. The sale received an upward adjustment for improving
market conditions of $32,000. Overall, this sale is rated inferior due mainly to its inferior
accessibility with a final adjusted sale price of $5.54 per square foot.
Land Sale Two is the December 29, 2020 purchase of the 3.22 acres or 140,263 square foot
parcel located along W Main Street, approximately 150 feet west of the subject in Immokalee. The
site was acquired for $640,000 or $4.56 per square foot. The sale received an upward adjustment
for improving market conditions of $61,000. Overall, this sale is rated inferior due mainly to its
inferior access and larger-inferior land size with a final adjusted sale price of $5.00 per square foot.
Land Sale Three is the December 15, 2021 purchase of the 2.95 acres or 128,502 square foot
parcel located at along W Main Street, just west of 9th Street in Immokalee. The site was acquired
for $600,000 or $4.67 per square foot. The sale received an upward adjustment for improving
market conditions of $21,000. Overall, this sale is rated inferior due mainly to its larger-inferior land
size with a final adjusted sale price of $4.83 per square foot.
Land Sale Four is the July 23, 2021 purchase of the 1.01 acres or 43,996 square foot parcel
located along N 15th Street (SR29), just south of Immokalee Drive in Immokalee. The site was
acquired for $650,000 or $14.77 per square foot. The sale received an upward adjustment for
improving market conditions of $39,000. Overall, this sale is rated superior due mainly to its
superior location and smaller-superior land size with a final adjusted sale price of $15.66 per
square foot.
Land Sale Five is the April 24, 2020 purchase of the 1.05 acres or 45,738 square foot parcel
located along the east side of N 15th Street, just south of Lake Trafford Road in Immokalee. The
site was acquired for $625,000 or $13.66 per square foot. The sale received an upward
adjustment for improving market conditions of $47,000. Overall, this sale is rated superior due
mainly to its superior location and smaller-superior land size. The final adjusted sale price is
$14.69 per square foot.
Please note the statistical data from the final adjusted sale prices presented below. Five closed
sales were analyzed.
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Maximum $15.66
Minimum $4.83
Mean $9.14
Median $5.54
Price per SF $7.50
Estimated Value $640,335
As-Is Value Rounded $640,000
Summary of Adjusted Sale Prices per SF
Final Analysis: Five sales were utilized in the analysis process. The value indicators show an
adjusted range from a low of $4.83 per square foot (Sale Three) to a high of $15.66 per square
foot (Sale Four). The mean and median value indications are $9.14 and $5.54 per square foot,
respectively.
Three sales were rated overall inferior (Sales One, Two and Three) and two sales are rated overall
superior (Sales Four and Five). Although no one sale is given greater overall consideration we
note the following; the subject’s location at the intersection of W Main Street and 9th Steet in the
downtown area of Immokalee and relatively good traffic volume is desirable. All of the sales are
located along active commercial corridors in the subject market. Sale Three is the most recent
sale, and Sale Five is the oldest. Sales One, Two and Three have locations similar to the subject,
Sales Four and Five have significantly superior locations. With the exception of Sale Three being
similar, all of the sales have inferior accessibility. All of the sales are vacant commercial sites along
busy roadways in the market. Relatively equal consideration is given to the comparable sales. It is
our opinion the most appropriate unit value for the subject is towards the mean and median
values, that being $7.50 per square foot.
Multiplying $7.50 per/square foot by the 85,378 square feet contained within the subject site
provides a value indication of $640,000 rounded.
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Section 6 – Reconciliation of Value
Summary of Value Conclusions
Cost Approach Not Applied
Income Approach Not Applied
Sales Comparison Approach $640,000
The Cost Approach is based upon the principle of substitution, which states that a prudent
purchaser would not pay more for a property than the amount required to purchase a similar site
and construct similar improvements without undue delay, producing a property of equal desirability
and utility. Since there are no improvements to consider, the cost approach was not used in this
appraisal.
The Income Approach compares rentals of similar properties to the subject. The derived market
rental rates are capitalized at a rate which considers available market financing and investor equity
return requirements. Vacant land is typically not purchased for its ability to generate a positive
cash stream. Therefore, the income approach was not used in this appraisal.
The Sales Comparison Approach was used exclusively in estimating the market value of the
subject property as there are no improvements to be considered and vacant sites such as the
subject are not typically leased for their ability to produce an income stream.
The Sales Comparison Approach references sales of similar properties located in competitive
areas in the market area as researched. Since properties of identical characteristics are
uncommon, any reliance placed upon the Sales Comparison Approach could be lessened due to
the required adjustments to the comparable sales. The five sales analyzed provide a range of
value indications which supports the final value conclusion. The sales utilized in this analysis
provide a range of actual and pending purchase prices for properties considered to be similar to
the subject. The appraiser properly considered each of the comparable sales studied and
analyzed each of these properties in relationship to the subject in order to arrive at a value
estimate for the subject property.
Based on the data analyzed and considered by the appraiser and in consideration of the sales
presented, it is our opinion the value estimate as reported herein is well supported.
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Based upon the results of the investigation and analyses, the market value of the fee simple
interest of the subject property “as is”, under the extraordinary assumptions noted and market
conditions existing as of August 8, 2022 is:
SIX HUNDRED FORTY THOUSAND DOLLARS ...................................................... ($640,000.00).
CARLSON, NORRIS & ASSOCIATES
Michael Jonas, MAI, AI-GRS, CCIM
State-Certified General Real Estate Appraiser RZ2623
Richard C. Tyler
State-Certified General Real Estate Appraiser RZ3136
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Section 7 – Certification and Limiting Conditions
Certification of Michael Jonas, MAI, AI-GRS, CCIM
I certify to the best of my knowledge and belief:
The statements of fact contained in this report are true and correct.
The reported analyses, opinions, and conclusions are limited only by the reported
assumptions and limiting conditions and is our personal, impartial and unbiased
professional analyses, opinions, and conclusions.
I have no present or prospective interest in or bias with respect to the property that is the
subject of this report and have no personal interest in or bias with respect to the parties
involved with this assignment.
My engagement in this assignment was not contingent upon developing or reporting
predetermined results.
My compensation for completing this assignment is not contingent upon the development
or reporting of a predetermined value or direction in value that favors the cause of the
client, the amount of the value opinion, the attainment of a stipulated result, or the
occurrence of a subsequent event directly related to the intended use of this appraisal.
This appraisal assignment was not based upon a requested minimum valuation, a specific
valuation, or the approval of a loan.
My analyses, opinions, and conclusions were developed, and this report has been
prepared, in conformity with the Uniform Standards of Professional Appraisal Practice of
The Appraisal Foundation and the requirements of the Code of Professional Ethics and the
Standards of Professional Appraisal Practice of the Appraisal Institute, as well as the
requirements of the State of Florida relating to review by its duly authorized
representatives. This report also conforms to the requirements of the Financial Institutions
Reform, Recovery, and Enforcement Act of 1989 (FIRREA).
The use of this report is subject to the requirements of the Appraisal Institute relating to
review by its duly authorized representatives.
Michael Jonas has completed the requirements of the continuing education program of the
Appraisal Institute.
Michael Jonas has made an inspection of the property that is the subject of this report.
No additional persons contributed significant real property appraisal assistance to the
signors of this report.
Michael Jonas has extensive experience in the appraisal/review of similar property types.
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Michael Jonas is currently certified in the state where the subject is located and has
completed the continuing education requirements set forth with the State of Florida.
Certification is current until November 30, 2022.
Although other appraisers may be contacted as a part of our routine market research
investigations, absolute client confidentiality and privacy are maintained at all times with
regard to this assignment without conflict of interest.
Michael Jonas is in compliance with the Competency Provision in the USPAP as adopted
in FIRREA 1989 and has sufficient education and experience to perform the appraisal of
the subject property.
Michael Jonas has not previously appraised the subject property; nor has he performed
any other services related to the subject property in the past three years.
Based on market conditions existing as of the effective date of appraisal, and in consideration of
the property as it existed on this date, it is our opinion the subject property, under the extraordinary
assumptions as discussed in this report, warranted a market value in its “as is” condition in fee
simple ownership on August 8, 2022 of:
SIX HUNDRED FORTY THOUSAND DOLLARS ...................................................... ($640,000.00).
Respectfully submitted,
CARLSON, NORRIS & ASSOCIATES
Michael Jonas, MAI, AI-GRS, CCIM
State-certified general real estate appraiser RZ2623
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Certification of Richard C. Tyler
I certify to the best of my knowledge and belief:
The statements of fact contained in this report are true and correct.
The reported analyses, opinions, and conclusions are limited only by the reported
assumptions and limiting conditions and is our personal, impartial and unbiased
professional analyses, opinions, and conclusions.
I have no present or prospective interest in or bias with respect to the property that is the
subject of this report and have no personal interest in or bias with respect to the parties
involved with this assignment.
My engagement in this assignment was not contingent upon developing or reporting
predetermined results.
My compensation for completing this assignment is not contingent upon the development
or reporting of a predetermined value or direction in value that favors the cause of the
client, the amount of the value opinion, the attainment of a stipulated result, or the
occurrence of a subsequent event directly related to the intended use of this appraisal.
This appraisal assignment was not based upon a requested minimum valuation, a specific
valuation, or the approval of a loan.
My analyses, opinions, and conclusions were developed, and this report has been
prepared, in conformity with the Uniform Standards of Professional Appraisal Practice of
The Appraisal Foundation and the requirements of the Code of Professional Ethics and the
Standards of Professional Appraisal Practice of the Appraisal Institute, as well as the
requirements of the State of Florida relating to review by its duly authorized
representatives. This report also conforms to the requirements of the Financial Institutions
Reform, Recovery, and Enforcement Act of 1989 (FIRREA).
The use of this report is subject to the requirements of the Appraisal Institute relating to
review by its duly authorized representatives.
Richard C. Tyler has completed the requirements of education for registration through the
State of Florida is current until November 30, 2022.
Richard C. Tyler has made a personal inspection of the property that is the subject of this
report.
No one provided significant real property appraisal assistance to the persons signing this
report.
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Although other appraisers may be contacted as a part of our routine market research
investigations, absolute client confidentiality and privacy are maintained at all times with
regard to this assignment without conflict of interest.
Richard C. Tyler is in compliance with the Competency Provision in the USPAP as
adopted in FIRREA 1989 and has sufficient education and experience to perform the
appraisal of the subject property.
Richard C. Tyler has not previously appraised the subject property; nor has he performed
any other services related to the subject property in the past three years.
Based on market conditions existing as of the effective date of appraisal, and in consideration of
the property as it existed on this date, it is our opinion the subject property, under the extraordinary
assumptions as discussed in this report, warranted a market value in its “as is” condition in fee
simple ownership on August 8, 2022 of:
SIX HUNDRED FORTY THOUSAND DOLLARS ..................................................... ($640,000.00).
Respectfully submitted,
CARLSON, NORRIS AND ASSOCIATES, INC
Richard C. Tyler
State-certified general real estate appraiser RZ3136
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General Assumptions & Limiting Conditions
Information Used: No responsibility is assumed for accuracy of information furnished by others
or from others, including the client, its officers and employees, or public records. We are not liable
for such information or for the work of contractors, subcontractors and engineers. The comparable
data relied upon in this appraisal has been confirmed with one or more parties familiar with the
transaction unless otherwise noted; all are considered appropriate for inclusion to the best of my
factual judgment and knowledge.
Certain information upon which the opinions and values are based may have been gathered by
research staff working with the appraiser. Names, professional qualifications and extent of their
participation can be furnished to the client upon request.
Legal, Engineering, Financial, Structural or Mechanical Nature, Hidden Components, Soil:
No responsibility is assumed for matters legal in character or nature nor matters of survey, nor of
any architectural, structural, mechanical or engineering nature. No opinion is rendered as to the
legal nature or condition of the title to the property, which is presumed to be good and marketable.
The property is appraised assuming it is free and clear of all mortgages, liens or encumbrances,
unless otherwise stated in particular parts of this report.
The legal description is presumed to be correct, but I have not confirmed it by survey or otherwise.
I assume no responsibility for the survey, any encroachments or overlapping or other
discrepancies that might be revealed thereby.
I have inspected, as far as possible by observation, the land thereon; however, it was not possible
to personally observe conditions beneath the soil or hidden; as a result, no representation is made
herein as to such matters unless otherwise specifically stated. The estimated market value
assumes that no such conditions exist that would cause a loss of value. I do not warrant against
the occurrence of problems arising from any of these conditions. It is assumed that there are no
hidden or unapparent conditions to the property, soil, subsoil or structures, which would render
them more or less valuable. No responsibility is assumed for any such conditions or for any
expense or engineering to discover them.
Information relating to the location or existence of public utilities has been obtained through inquiry
to the appropriate utility authority, or has been ascertained from visual evidence. No warranty has
been made regarding the exact location or capacities of public utility systems. Subsurface oil, gas
or mineral rights were not considered in this report unless otherwise stated.
Legality of Use: The appraisal is based on the premise that there is or will be full compliance with
all applicable Federal, State and local environmental regulations and laws, unless otherwise stated
in the report; and that all appropriate zoning, building and use regulations and restrictions of all
types have been or will be complied with and required licenses, consent, permits or other authority,
whether local, State, Federal and/or private, have been or can be obtained or renewed for the use
intended and considered in the value estimate.
Component Values: The distribution of the total valuation of this report between land and
improvements applies only under the proposed program of utilization. The separate valuations of
land and buildings must not be used in conjunction with any other appraisal, and are invalid if so
used.
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A report related to an estate that is less than the whole fee simple estate applies only to the
fractional interest involved. The value of this fractional interest, plus the value of all other fractional
interests, may or may not equal the value of the entire fee simple estate considered as a whole.
A report relating to the geographic portion of a larger property applies only to such geographic
portion and should not be considered as applying with equal validity to other portions of the larger
property or tract. The value for such geographic portions, plus the value of all other geographic
portions, may or may not equal the value of the entire property or tract considered as a single
entity.
All valuations in the report are applicable only under the estimated program of the highest and best
use and are not necessarily appropriate under other programs of use.
Auxiliary and Related Studies: No environmental or impact studies, special market study or
analysis, highest and best use analysis study or feasibility study has been requested or made by
us unless otherwise specified in this report or in my agreement for services. I reserve the unlimited
right to alter, amend, revise or rescind any of these statements, findings, opinions, values,
estimates or conclusions upon any subsequent study or analysis or previous study or analysis that
subsequently becomes available to us.
Dollar Values, Purchasing Power: The value estimates and the costs used herein are as of the
date of the estimate of value. All dollar amounts are based on the purchasing power and price of
the United States dollar as of the date of value estimate
Inclusions: Furnishings and equipment or business operations, except as otherwise specifically
indicated, have been disregarded, with only the real estate being considered.
Proposed Improvements Conditioned Value: For the purpose of this appraisal, on- or off-site
improvements proposed, if any, as well as any repairs required, are considered to be completed in
a good and workmanlike manner according to information submitted and/or considered by us. In
cases of proposed construction, the report is subject to change upon inspection of the property
after construction is complete. The estimate of value, as proposed, is as of the date shown, as if
completed and operating at levels shown and projected.
Value Change, Dynamic Market Influences: The estimated value is subject to change with
market changes over time. Value is highly related to interest rates, exposure, time, promotional
effort, supply and demand, terms of sale, motivation and conditions surrounding the offering. The
value estimate considers the productivity and relative attractiveness of the property both physically
and economically in the marketplace.
The estimate of value in this report is not based in whole or in part upon race, color or national
origin of the present owners or occupants of the properties in the vicinity of the property appraised.
In the event this appraisal includes the capitalization of income, the estimate of value is a reflection
of such benefits and my interpretation of income and yields and other factors which were derived
from general and specific market information. Such estimates are made as of the date of the
estimate of value. As a result, they are subject to change, as the market is dynamic and may
naturally change over time. The date upon which the value estimate applies is only as of the date
of valuation, as stated in the letter of transmittal. The appraisal assumes no responsibility for
economic or physical factors occurring at some later date which may affect the opinion stated
herein.
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An appraisal is the product of a professionally trained person, but nevertheless is an opinion only,
and not a provable fact. As a personal opinion, a valuation may vary between appraisers based
upon the same facts. Thus, the appraiser warrants only that the value conclusions are his best
estimate as of the date of valuation. There are no guaranties, either written or implied, that the
property would sell for the expressed estimate of value.
Title Review: Unless otherwise stated, the appraiser has not reviewed an abstract of title relating
to the subject property. No title search has been made, and the reader should consult an attorney
or title company for information and data relative to the property ownership and legal description.
It is assumed that the subject title is marketable, but the title should be reviewed by legal counsel.
Any information given by the appraiser as to a sales history is information that the appraiser has
researched; to the best of my knowledge, this information is accurate, but not warranted.
Management of the Property: It is assumed that the property which is the subject of this report
will be under prudent and competent ownership and management over the entire life of the
property. If prudent and competent management and ownership are not provided, this would have
an adverse effect upon the value of the property appraised.
Confidentiality: We are not entitled to divulge the material (evaluation or valuation) content of this
report and analytical findings or conclusions, or give a copy of this report to anyone other than the
client or his designee, as specified in writing, except as may be required by the Appraisal Institute,
as they may request in confidence for ethic enforcement, or by a court of law with the power of
subpoena.
All conclusions and opinions concerning the analyses as set forth herein are prepared by the
appraisers whose signatures appear. No change of any item in the report shall be made by
anyone other than the appraiser, and the firm shall have no responsibility if any such unauthorized
change is made.
Whenever our opinion herein with respect to the existence or absence of fact is qualified by the
phrase or phrases "to the best of our knowledge", "it appears" or "indicated", it is intended to
indicate that, during the course of our review and investigation of the property, no information has
come to our attention which would give us actual knowledge of the existence or absence of such
facts.
The client shall notify the appraiser of any error, omission or invalid data herein within 10 days of
receipt and return of the report, along with all copies, to the appraiser for corrections prior to any
use whatsoever. Neither our name nor this report may be used in connection with any financing
plans which would be classified as a public offering under State or Federal Security Laws.
Copies, Publication, Distribution, Use of Report: Possession of this report, or any copy
thereof, does not carry with it the right of publication, nor may it be used for other than its intended
use. The physical report remains the property of the firm for the use of the client, with the fee
being for the analytical services only. This report may not be used for any purpose by any person
or corporation other than the client or the party to whom the report is addressed. Additional copies
may not be made without the written consent of an officer of the firm, and then only in its entirety.
Neither all nor any part of the contents of this report shall be conveyed to the public through
advertising, public relations effort, news, sales or other media without my prior written consent and
approval of the client.
It has been assumed that the client or representative thereof, if soliciting funds for his project, has
furnished to the user of this report complete plans, specifications, surveys and photographs of land
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and improvements, along with all other information which might be deemed necessary to correctly
analyze and appraise the subject property.
Authentic Copies: Any copy that does not have original signatures of the appraiser is
unauthorized and may have been altered and, therefore, is considered invalid.
Testimony, Consultation, Completion of Contract for Appraisal Services: A contract for
appraisal, consultation or analytical services is fulfilled and the total fee payable upon completion
of the report. The appraisers or those assisting in the preparation of the report will not be asked or
required to give testimony in court or hearing because of having made the appraisal in full or in
part, nor will they be asked or required to engage in post appraisal consultation with client or third
parties except under separate and special arrangement and at an additional fee.
Any subsequent copies of this appraisal report will be furnished on a cost plus expenses basis, to
be negotiated at the time of request.
Limit of Liability: Liability of the firm and the associates is limited to the fee collected for
preparation of the appraisal. There is no accountability or liability to any third party.
Fee: The fee for this appraisal or study is for the service rendered, and not for time spent on the
physical report. The acceptance of the report by the client takes with it the agreement and
acknowledgement that the client will pay the negotiated fee, whether said agreement was verbal
or written. The fee is in no way contingent on the value estimated.
Special Limiting Conditions: The Americans with Disabilities Act became effective January 26,
1992. Not withstanding any discussion of possible readily achievable barrier removable
construction items in this report, Carlson, Norris and Associates, has not made a specific
compliance survey and analysis of this property to determine whether it is in conformance with the
various detailed requirements of the A.D.A. It is possible that a compliance survey of the property
together with a detailed analysis of the requirements of the A.D.A. could reveal that the property is
not in compliance with one or more of the requirements of the A.D.A. If so, this fact could have a
negative effect on the value estimated herein. Since Carlson, Norris and Associates has no
specific information relating to this issue, nor is Carlson, Norris and Associates qualified to make
such an assessment, the effect of any possible non compliance with the requirements of the
A.D.A. was not considered in estimating the value of the subject property.
This analysis is made in conformity with the requirements with the Uniform Standards of
Professional Appraisal Practice and the Standards of Professional Conduct of the Appraisal
Institute.
Extraordinary Assumption is defined as: “An assumption, directly related to a specific
assignment, as of the effective date of the assignment results, which, if found to be false, could
alter the appraiser's opinions or conclusions. Extraordinary assumptions presume as fact
otherwise uncertain information about physical, legal, or economic characteristics of the subject
property; or about conditions external to the property, such as market conditions or trends; or
about the integrity of data used in an analysis.” An extraordinary assumption may be used in an
assignment only if:
It is required to properly develop credible opinions and conclusions;
The appraiser has a reasonable basis for the extraordinary assumption;
Use of the extraordinary assumption results in a credible analysis; and
The appraiser complies with the disclosure requirements set forth in USPAP for
extraordinary assumptions.
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Please note the following extraordinary assumptions:
A soil analysis for the site has not been provided. In the absence of a soil report, it is
assumed that the site has adequate soils to support the highest and best use. The analyst
is not an expert in the area of soils and recommends that an expert be consulted. This
assumption is based on receipt of our firm a copy of a cleared environmental audit of the
subject property. If the property is in fact found to have hazardous materials located on the
site the value estimate may be negatively impacted.
It is assumed that there are no hidden or unapparent conditions to the property, soil, or
subsoil, which would render it more or less valuable. Subsurface oil, gas or mineral rights
were not considered unless otherwise stated. The analyst is not an expert with respect to
subsurface conditions, and recommends that an expert be consulted.
It is assumed that there are no hazardous materials either at ground level or subsurface.
It is assumed the subject legal description and land size are accurate.
The Novel Coronavirus (COVID-19) outbreak, declared by the World Health Organization as a
global health emergency on January 30, 2020 is causing heightening uncertainty in local, national
and global markets. This outbreak was identified as a pandemic on March 11, 2020 and further
classified as a national emergency on March 13, 2020. Worldwide cases of COVID-19 have been
identified in the scope of this appraisal and has expanded. Travel and (Shelter in Place)
restrictions have been implemented to “blunt the curve” of infections and stem the sale and
longevity of this outbreak.
A prolonged medical and economic crisis may have a significant yet, unquantifiable impact on real
estate markets.
The information provided within this appraisal is based on market data available at this juncture
(date of value and date of the report). However, due to a significant uncertainty in property and
capital markets as well as a rapid unfolding of this event, it is undeterminable for the appraiser to
quantify and access the impact that this outbreak had, or will have on real estate values. Values
and incomes may change more quickly and significantly than during more typical market
conditions. It should be emphasized that the results of this appraisal analysis and the value
conclusions reported herein are based on the effective date of the appraisal and the
appraiser makes no representation as to the effect on the property of any unforeseen event
subsequent to the effective date.
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Section 8 – Addenda
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LAND USE DESIGNATION DESCRIPTION SECTION
COLLIER COUNTY
GROWTH MANAGEMENT PLAN
IMMOKALEE AREA MASTER PLAN
Prepared by
Collier County Planning and Zoning Department
Comprehensive Planning Section
Prepared for
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
Adopted October, 1997
AMENDMENTS TO COLLIER COUNTY GROWTH MANAGEMENT PLAN
IMMOKALEE AREA MASTER PLAN
SYMBOL DATE AMENDED ORDINANCE NO.
October 28, 1997 1997-65 **
(I) October 24, 2000 2000-66
(II) May 14, 2002 2002-25
(III) October 22, 2002 2002-54
(IV) September 10, 2003 2003-44
(V) December 16, 2003 2003-67
(VI) January 25, 2007 2007-20 ***
(VII) October 14, 2008 2008-55
The parenthesized Roman numeral symbols enumerated above appear throughout this Element and provide
informational citations to adopted documents recorded in the Official Records of Collier County, as required by
Florida law. These symbols are for informational purposes only, meant to mark entries amended after the 1997
adoption of the full Element and typically found in the margins of this document, but are not themselves adopted.
* Indicates adopted portions. ** This is the EAR-based amendment (1996 EAR). Due to the magnitude of
the changes ‒ which included reformatting the entire Element, affecting every page of the Element ‒ a Roman
numeral is not assigned.
*** Based on 2004 Evaluation and Appraisal Report (EAR).
The following section describes land use designations shown on the Immokalee Master Plan Future Land
Use Map. These designations generally indicate the types of land uses for which zoning may be
requested. However, these land use designations do not guarantee that a zoning request will be
approved.
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ZONING RESIDENTIAL MULTIFAMILY (Collier County)
Residential Multi-Family-6 District (RMF-6). The purpose and intent of the residential multi-
family-6 district (RMF-6) is to provide for single-family, two-family and multi-family residences
having a low profile silhouette, surrounded by open space, being so situated that it is located in
close proximity to public and commercial services and has direct or convenient access to
collector and arterial roads on the county major road network. The RMF-6 district corresponds to
and implements the urban mixed use land use designation on the future land use map of the
Collier County GMP. The maximum density permissible in the RMF-6 district and the urban
mixed use land use designation shall be guided, in part, by the density rating system contained in
the future land use element of the Collier County GMP. The maximum density permissible or
permitted in the RMF-6 district shall not exceed the density permissible under the density rating
system, except as permitted by policies contained in the future land use element.
1. The following subsections identify the uses that are permissible by right and the uses
that are allowable as accessory or conditional uses in the RMF-6 district.
a. Permitted uses.
1.Single-family dwellings.
2.Duplexes, two-family dwellings.
3.Multi-family dwellings, townhouses as provided for in section 5.05.07.
4.Family care facilities, subject to section 5.05.04.
5.Educational plants and public schools with an agreement with Collier County,
as described in LDC section 5.05.14; however, any high school located in this
district is subject to a compatibility review as described in LDC section 10.02.03.
b. Accessory uses.
1.Uses and structures that are accessory and incidental to uses permitted as of
right in the RMF-6 district.
2.Private docks and boathouses, subject to section 5.03.06.
3.Recreational facilities that serve as an integral part of a residential development
and have been designated, reviewed and approved on a site development plan
or preliminary subdivision plat for that development. Recreational facilities may
include, but are not limited to, golf course, clubhouse, community center building
and tennis facilities, playgrounds and playfields.
c. Conditional uses. The following uses are permissible as conditional uses in
the RMF-6 district, subject to the standards and procedures established in LDC section
10.08.00.
1.Churches.
2.Schools, private. Also, "Ancillary Plants" for public schools.
3.Child care centers and adult day care centers.
4.Civic and cultural facilities.5.Recreational facilities not accessory to principal use.
6.Group care facilities (category I and II); care units; nursing homes; assisted living
facilities pursuant to § 429.02 F.S. and ch. 59A-36 F.A.C; and continuing care
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retirement communities pursuant to ch. 651 F.S. and ch. 69O-193 F.A.C.; all
subject to LDC section 5.05.04.
7.Noncommercial boat launch facilities, subject to the applicable review criteria set
forth in section 5.03.06.
8.Cluster development, subject to section 4.02.04, except for affordable housing
projects which qualify under section 4.02.39 C. which do not require a conditional
use.
9.Model homes and model sales centers, subject to compliance with all other LDC
requirements, to include but not limited to, section 5.04.04.
10.Public schools without an agreement with Collier County, as described in LDC
section 5.05.14. Additional standards in LDC section 5.05.14 shall also apply;
however, any high school located in this district is subject to a compatibility
review as described in LDC section 10.02.03.
d. Prohibited animals in residential districts. The following animals are to be
considered farm animals and are not permitted to be kept in residential districts except
as provided for in zoning district regulations: turkeys, chickens, ducks, geese, pigs,
horses, cows, goats, hogs, and the like.
ZONING C-4 (Collier County)
General Commercial District (C-4). The general commercial district (C-4) is intended to
provide for those types of land uses that attract large segments of the population at the same
time by virtue of scale, coupled with the type of activity. The purpose and intent of the C-4
district is to provide the opportunity for the most diverse types of commercial activities
delivering goods and services, including entertainment and recreational attractions, at a
larger scale than the C-1 through C-3 districts. As such, all of the uses permitted in the C-1
through C-3 districts are also permitted in the C-4 district. The outside storage of
merchandise and equipment is prohibited, except to the extent that it is associated with the
commercial activity conducted on-site such as, but not limited to, automobile sales, marine
vessels, and the renting and leasing of equipment. Activity centers are suitable locations for
the uses permitted by the C-4 district because most activity centers are located at the
intersection of arterial roads. Therefore the uses in the C-4 district can most be sustained by
the transportation network of major roads. The C-4 district is permitted in accordance with the
locational criteria for uses and the goals, objectives, and policies as identified in the future
land use element of the Collier County GMP. The maximum density permissible or permitted
in a district shall not exceed the density permissible under the density rating system.
1. The following uses, as defined with a number from the Standard Industrial
Classification Manual (1987), or as otherwise provided for within this section
are permissible by right, or as accessory or conditional uses within the general
commercial district (C-4).
a. Permitted uses.
1.Accounting (8721).
2.Adjustment and collection services (7322).
3.Advertising agencies (7311).
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4.Advertising — miscellaneous (7319).
5.Agricultural services (0783).
6.Amusement and recreation services, indoor (7999).
7.Amusement and recreation services, outdoor (7999 - fishing piers and lakes
operation, houseboat rental, pleasure boat rental, operation of party fishing
boats, canoe rental only).
8.Ancillary plants.
9.Animal specialty services, except veterinary (0752, excluding outside
kenneling).
10.Apparel and accessory stores (5611—5699).
11.Architectural services (8712).
12.Auditing (8721).
13.Auto and home supply stores (5531).
14.Automobile Parking, automobile parking garages and parking structures
(7521 - shall not be construed to permit the activity of "tow-in parking lots").
15.Automotive services (7549) except that this shall not be construed to permit
the activity of "wrecker service (towing) automobiles, road and towing service."
16.Automotive vehicle and equipment dealers (5511 and 5599, new vehicles
only).
17.Banks, credit Unions and trusts (6011—6099).
18.Barber shops (7241, except for barber schools).
19.Beauty shops (7231, except for beauty schools).
20.Bookkeeping services (8721).
21.Bowling centers, indoor (7933).
22.Building cleaning and maintenance services (7349).
23.Business associations (8611).
24.Business consulting services (8748).
25.Business credit institutions (6153—6159).
26.Business services - miscellaneous (7381, 7389 - except auctioneering
service, automobile recovery, automobile repossession, batik work, bottle
exchanges, bronzing, cloth cutting, contractors' disbursement, cosmetic kits,
cotton inspection, cotton sampler, directories-telephone, drive-away
automobile, exhibits-building, filling pressure containers, field warehousing, fire
extinguisher, floats-decoration, folding and refolding, gas systems, bottle
labeling, liquidation services, metal slitting and shearing, packaging and
labeling, patrol of electric transmission or gas lines, pipeline or powerline
inspection, press clipping service, recording studios, repossession service, rug
binding, salvaging of damaged merchandise, scrap steel cutting and slitting,
shrinking textiles, solvent recovery, sponging textiles, swimming pool cleaning,
tape slitting, textile designers, textile folding, tobacco sheeting, and window
trimming service).
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27.Cable and other pay television services (4841) including communications
towers up to specified height, subject to section 5.05.09.
28.Carpet and upholstery cleaning (7217).
29.Carwashes (7542) provided that carwashes abutting residential zoning
districts shall be subject to section 5.05.11 of this Code.
30.Child day care services (8351).
31.Churches.
32.Civic, social and fraternal associations (8641).
33.Coin-operated laundries and dry cleaning (7215).
34.Coin operated amusement devices, indoor (7993).
35.Commercial art and graphic design (7336).
36.Commercial photography (7335).
37.Commercial printing (2752, excluding newspapers).
38.Computer programming, data processing and other services (7371—7379).
39.Computer and computer software stores (5734).
40.Credit reporting services (7323).
41.Dance studios, schools and halls, indoor (7911).
42.Detective, guard and armored car service (7381, except armored car and
dog rental).
43.Department stores (5311).
44.Direct mail advertising services (7331).
45.Disinfecting and pest control services (7342).
46.Drycleaning plants (7216, nonindustrial drycleaning only).
47.Drug stores (5912).
48.Eating and drinking establishments (5812 and 5813) excluding bottle clubs.
All establishments engaged in the retail sale of alcoholic beverages for on-
premise consumption are subject to the locational requirements of section
5.05.01.
49.Educational plants and public schools subject to LDC section 5.05.14.
50.Educational services (8221 and 8222).
51.Electrical and electronic repair shops (7622—7629).
52.Engineering services (8711).
53.Equipment rental and leasing (7359 - except airplane, industrial truck,
portable toilet and oil field equipment renting and leasing).
54.Essential services, subject to section 2.01.03.
55.Facilities support management services (8744).
56.Federal and federally-sponsored credit agencies (6111).
57.Food stores (groups 5411—5499).
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58.Funeral services (7261, except crematories).
59.Garment pressing, and agents for laundries and drycleaners (7212).
60.Gasoline service stations (5541), with services and repairs as described in
section 5.05.05.
61.General merchandise stores (5331—5399).
62.Glass stores (5231).
63.Golf courses, public (7992).
64.Group care facilities (category I and II, except for homeless shelters); care
units, except for homeless shelters; nursing homes; assisted living facilities
pursuant to § 429.02 F.S. and ch. 59A-36 F.A.C.; and continuing care
retirement communities pursuant to ch. 651 F.S. and ch. 69O-193 F.A.C.; all
subject to LDC section 5.05.04.
65.Hardware stores (5251).
66.Health services, miscellaneous (8092—8099).
67.Health services, offices and clinics (8011—8049).
68.Home furniture and furnishings stores (5712—5719).
69.Home health care services (8082).
70.Hospitals (8062—8069).
71.Hotels and motels (7011, 7021 and 7041) when located within an activity
center.
72.Household appliance stores (5722).
73.Insurance carriers, agents and brokers (6311—6399, 6411).
74.Labor unions (8631).
75.Landscape architects, consulting and planning (0781).
76.Laundries and drycleaning, coin operated — self service (7215).
77.Laundries, family and commercial (7211).
78.Laundry and garment services, miscellaneous (7219).
79.Legal services (8111).
80.Libraries (8231).
81.Loan brokers (6163).
82.Management services (8741, 8742).
83.Marinas (4493 and 4499 - except canal operation, cargo salvaging, ship
dismantling, lighterage, marine salvaging, marine wrecking, and steamship
leasing), subject to section 5.05.02.
84.Medical and dental laboratories (8071 and 8072).
85.Medical equipment rental and leasing (7352).
86.Membership organizations, miscellaneous (8699).
87.Membership sports and recreation clubs, indoor (7997).
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88.Mortgage bankers and loan correspondents (6162).
89.Motion picture theaters (7832).
90.Motorcycle dealers (5571).
91.Museums and art galleries (8412).
92.Musical instrument stores (5736).
93.News syndicates (7383).
94.Nursing and professional care facilities (8051—8059).
95.Outdoor advertising services (7312).
96.Paint stores (5231).
97.Passenger car leasing (7515).
98.Passenger car rental (7514).
99.Personal credit institutions (6141).
100.Personal services, miscellaneous (7299).
101.Personnel supply services (7361 and 7363).
102.Photocopying and duplicating services (7334).
103.Photofinishing laboratories (7384).
104.Photographic studios, portrait (7221).
105.Physical fitness facilities (7991).
106.Political organizations (8651).
107.Professional membership organizations (8621).
108.Professional sports clubs and promoters, indoor (7941).
109.Public administration (groups 9111—9199, 9229, 9311, 9411—9451,
9511—9532, 9611—9661).
110.Public or private parks and playgrounds.
111.Public relations services (8743).
112.Radio, television and consumer electronics stores (5731).
113.Radio, television and publishers advertising representatives (7313).
114.Radio and television broadcasting stations (4832 and 4833).
115.Real Estate (6512, 6531—6552).
116.Record and prerecorded tape stores (5735).
117.Religious organizations (8661).
118.Repair services - miscellaneous (7699 - except agricultural equipment
repair, awning repair, beer pump coil cleaning and repair, blacksmith shops,
catch basin, septic tank and cesspool cleaning, industrial truck repair,
machinery cleaning, repair of service station equipment, boiler cleaning,
tinsmithing, tractor repair).
119.Research, development and testing services (8731—8734).
C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
C A R L S O N , N O R R I S A N D A S S O C I A T E S
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120.Retail - miscellaneous (5921—5963, 5992—5999).
121.Retail nurseries, lawn and garden supply stores (5261).
122.Reupholstery and furniture repair (7641).
123.Secretarial and court reporting services (7338).
124.Security and commodity brokers, dealer, exchanges and services (6211—
6289).
125.Security systems services (7382).
126.Shoe repair shops and shoeshine parlors (7251).
127.Social services, individual and family (8322—8399, except for homeless
shelters and soup kitchens).
128.Surveying services (8713).
129.Tax return preparation services (7291).
130.Telegraph and other message communications (4822) including
communications towers up to specified height, subject to section 5.05.09.
131.Telephone communications (4812 and 4813) including communications
towers up to specified height, subject to section 5.05.09.
132.Theatrical producers and miscellaneous theatrical services, indoor (7922-
7929, including bands, orchestras and entertainers; except motion picture).
133.Travel agencies (4724, no other transportation services).
134.United State Postal Service (4311, except major distribution center).
135.Veterinary services (0741 and 0742, excluding outside kenneling).
136.Videotape rental (7841).
137.Vocational schools (8243—8299).
138.Wallpaper stores (5231).
139.Watch, clock and jewelry repair (7631).
140.Any use which was permissible under the prior General Retail Commercial
(GRC) zoning district, as identified by Zoning Ordinance adopted October 8,
1974, and which was lawfully existing prior to the adoption of this Code.
141.Any other commercial use or professional services which is comparable in
nature with the foregoing uses including those that exclusively serve the
administrative as opposed to the operational functions of a business and are
purely associated with activities conducted in an office.
142.Any other general commercial use which is comparable in nature with the
list of permitted uses and consistent with the purpose and intent statement of
the district, as determined by the Hearing Examiner or CCPC, pursuant to LDC
section 10.02.06 K.
b. Accessory Uses.
1.Uses and structures that are accessory and incidental to the uses permitted
as of right in the C-4 district.
2.Caretaker's residence, subject to section 5.03.05.
C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
C A R L S O N , N O R R I S A N D A S S O C I A T E S
120
3.Outside storage or display of merchandise when specifically permitted for a
use, otherwise prohibited, subject to section 4.02.12.
c. Conditional uses. The following uses are permitted as conditional uses in
the general commercial district (C-4), subject to the standards and procedures
established in LDC section 10.08.00.
1.Animal specialty services, except veterinary (0752, with outside kenneling).
2.Amusement and recreation services, outdoor (7948, 7992, 7996, 7999).
3.Auctioneering services, auction rooms (7389, 5999).
4.Automotive dealers and gasoline service stations (5511, 5521).
5.Automotive rental and leasing, outdoor display permitted (7513, 7519).
6.Boat dealers (5551).
7.Bottle clubs. (All establishments engaged in the retail sale of alcoholic
beverages for on-premise consumption are subject to the locational
requirements of section 5.05.01.).
8.Communication towers above specified height, subject to section 5.05.09.
9.Dealers not elsewhere classified (5599 outdoor display permitted, excluding
Aircraft dealers-retail).
10.Fire protection (9224).
11.Fishing, hunting and trapping (0912—0919).
12.Fuel dealers (5983—5989).
13.Homeless shelters.
14.Hotels and motels (7011, 7021, 7041 when located outside an activity
center).
15.Kiosks.
16.Legal counsel and prosecution (9222).
17.Local and suburban transit (groups 4111—4121, bus stop and van pool
stop only).
18.Motion picture theaters, drive-in (7833).
19.Permitted use with less than 700 square feet of gross floor area in the
principal structure.
20.Police Protection (9221).
21.Public order and safety (9229).
22.Recreational vehicle dealers (5561).
23.Soup kitchens.
24.Motor freight transportation and warehousing (4225, air conditioned and
mini-and self storage warehousing only).
25.Veterinary services (0741 and 0742, with outside kenneling).
C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
C A R L S O N , N O R R I S A N D A S S O C I A T E S
121
C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
C A R L S O N , N O R R I S A N D A S S O C I A T E S
122
C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
C A R L S O N , N O R R I S A N D A S S O C I A T E S
123
C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
C A R L S O N , N O R R I S A N D A S S O C I A T E S
124
FLOOD MAP
C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
C A R L S O N , N O R R I S A N D A S S O C I A T E S
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WETLANDS MAP
C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
C A R L S O N , N O R R I S A N D A S S O C I A T E S
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Soil Map
C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
C A R L S O N , N O R R I S A N D A S S O C I A T E S
127
C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
C A R L S O N , N O R R I S A N D A S S O C I A T E S
128
C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
C A R L S O N , N O R R I S A N D A S S O C I A T E S
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APPRAISERS' LICENSES
License of Michael P. Jonas, MAI, AI-GRS, CCIM
License of Richard C. Tyler
C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
C A R L S O N , N O R R I S A N D A S S O C I A T E S
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C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
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C O L L I E R C O U N T Y B O A R D O F C O U N T Y C O M M I S S I O N E R S
C A R L S O N , N O R R I S A N D A S S O C I A T E S
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APPRAISAL REPORT
FOR
CATHOLIC CHARITIES
DIOCESE OF VENICE
SUBJECT PROPERTY:
107 SOUTH 9TH STREET
IMMOKALEE, FL 34142
AT THE REQUEST OF:
EDUARDO GLORIA
CHIEF OPERATING OFFICER
CATHOLIC CHARITIES DIOCESE OF
VENICE, INC.
1000 PINEBROOK ROAD
VENICE, FL 34285
ASSIGNMENT NO.:
6107-TS
APPRAISAL EFFECTIVE DATE:
AUGUST 13, 2022
DATE OF REPORT:
AUGUST 30, 2022
6107 Report Table of Contents
Carroll & Carroll
Table of Contents
SUMMARY OF IMPORTANT DATA AND CONCLUSIONS ......................................................... 1
CERTIFICATION ..................................................................................................................................... 2
SCOPE OF WORK ................................................................................................................................... 4
ESTATE APPRAISED .............................................................................................................................. 5
DEFINITION OF MARKET VALUE ..................................................................................................... 6
ASSUMED EXPOSURE TIME ................................................................................................................ 6
AREA INFORMATION .......................................................................................................................... 7
MARKET AREA ..................................................................................................................................... 17
PROPERTY INFORMATION ............................................................................................................... 28
SITE DESCRIPTION .......................................................................................................................... 29
SUBJECT PHOTOGRAPHS .............................................................................................................. 33
ENVIRONMENTAL CONTAMINATION .................................................................................... 36
NATURAL RESOURCE CONCERNS ............................................................................................ 37
ZONING .............................................................................................................................................. 40
ASSESSMENT AND TAXES ............................................................................................................ 43
FLOOD ZONE DATA ....................................................................................................................... 44
TRANSACTIONAL HISTORY ........................................................................................................ 45
CURRENT STATUS ........................................................................................................................... 45
HIGHEST AND BEST USE ................................................................................................................... 46
CONSIDERATION OF APPROACHES ............................................................................................. 47
SALES COMPARISON APPROACH ................................................................................................. 48
LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES ............................. 49
VACANT LAND COMPARABLES ................................................................................................ 50
LAND SALES ADJUSTMENT GRID .............................................................................................. 56
ESTIMATE OF VALUE ......................................................................................................................... 60
ADDENDA ............................................................................................................................................. 62
6107 Report Summary of Important Data & Conclusions
Carroll & Carroll 1
SUMMARY OF IMPORTANT DATA AND CONCLUSIONS
This information is summarized only for convenience. The value given is the final, rounded
conclusion of the appraisal. To use this summary without first reading the appraisal report
could be misleading.
PROPERTY INFORMATION
Property Identification 107 S. 9th Street, Immokalee, FL 34142
Property Description
An L-shaped parcel of 84,143 square feet or 1.93 acres
located at the southwest corner of S. 9th Street and W. Main
Street in Immokalee, Florida.
Property Type Vacant Land
Owner of Record Immokalee Community Redevelopment Agency
Property ID # 00122840009
CLIENT INFO & VALUE CONCLUSIONS
Client Catholic Charities Diocese of Venice
Intended Use To assist in asset management.
Intended Users Catholic Charities Diocese of Venice
Appraisal Effective Date August 13, 2022
Date of Report August 30, 2022
Date of Inspection August 13, 2022
Purpose of Appraisal Estimate Market Value “As Is”
Estate Appraised Fee Simple
Interest Appraised 100%
Estimated Market Value $545,000
GENERAL INFORMATION
Appraiser
Timothy W. Sunyog, MAI
State-Certified General Appraiser RZ 3288
Scope of Work All applicable approaches to value were developed.
EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS
None
HYPOTHETICAL CONDITIONS
None
6107 Report Certification
Carroll & Carroll 2
CERTIFICATION
I CERTIFY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF:
I personally inspected the subject property and made an inspection of all comparable
sales or listings identified in the report.
The statements of fact contained in this report are true and correct.
The reported analyses, opinions and conclusions are limited only by the reported
assumptions and limiting conditions and our personal, impartial and unbiased
professional analyses, opinions and conclusions.
I have no present or prospective interest in the property that is the subject of this report
and no personal interest with respect to the parties involved.
I previously appraised the property October 6, 2021 for the Catholic Charities Diocese of
Venice. I have had no other relationship to the client or the property within the three
years prior to accepting this assignment.
I have no bias with respect to the property that is the subject of this report or the parties
involved with this assignment.
My engagement in this assignment was not contingent upon developing or reporting
predetermined results.
My compensation for completing this assignment is not contingent upon the
development or reporting of a predetermined value or direction in value that favors the
cause of the client, the amount of the value opinion, the attainment of a stipulated result
or the occurrence of a subsequent event directly related to the intended use of this
appraisal.
My analyses, opinions and conclusions were developed, and this report was prepared,
in conformity with the Uniform Standards of Professional Appraisal Practice. I am also
subject to the Code of Ethics and Standards of Professional Practice of the Appraisal
Institute, which includes provisions for peer review.
The use of this report is subject to the requirements of the State of Florida relating to
review by the Florida Real Estate Appraisal Board and to the requirements of the
Appraisal Institute relating to review by its duly authorized representatives.
6107 Report Certification
Carroll & Carroll 3
No one other than the undersigned prepared the analyses, opinions and conclusions
concerning real estate that are set forth in this report.
As of the date of this report, I have completed the requirements of the continuing
education program of the State of Florida, and for Designated Members of the
Appraisal Institute.
CARROLL & CARROLL
Timothy W. Sunyog, MAI
Cert Gen RZ3288
6107 Report Scope of Work
Carroll & Carroll 4
SCOPE OF WORK
All applicable approaches to value were developed and the value conclusion reflects all
known information about the subject property, market conditions, and available data.
The scope of work was:
• Personally inspected the subject property and made an inspection of all comparable
sales or listings identified in the report
• Reviewed aerial photographs, boundary survey, land use plans, the Land Development
Code, and other documentation
• Reviewed how the property relates to its neighborhood and to the broader market area
in development of an opinion of highest and best use
• Researched vacant land comparable sales, listings, and pending sales
• Developed the sales comparison approach
• Estimated the market value of the fee simple estate
• Prepared an appraisal report summarizing the appraisal assignment, the property
appraised, the application of the appraisal methodology, and the logical support for the
value conclusion
Sources of market data included local and regional MLS systems, CoStar, LoopNet, public
records, and interviews with real estate brokers.
6107 Report Estate Appraised
Carroll & Carroll 5
ESTATE APPRAISED
The estate appraised is the Fee Simple Absolute. For appraisal purposes Fee Simple
Absolute is synonymous with Fee Simple.
The Dictionary of Real Estate Appraisal, Seventh Edition, published 2022 by the Appraisal
Institute, defines Fee Simple Estate as:
Absolute ownership unencumbered by any other interest or estate, subject only to the limitations
imposed by the governmental powers of taxation, eminent domain, police power, and escheat.
We consider easements, but only to the extent that they are known to us. Appraisal of the
fee simple means that an improved property is vacant and available to be put to its highest
and best use.
6107 Report Definition of Market Value
Carroll & Carroll 6
DEFINITION OF MARKET VALUE
In United States tax law, the definition of Fair Market Value is found in the United States
Supreme Court decision in the Cartwright case:
The fair market value is the price at which the property would change hands between a
willing buyer and a willing seller, neither being under any compulsion to buy or to sell
and both having reasonable knowledge of relevant facts.
United States v. Cartwright, 411 U. S. 546, 93 S. Ct. 1713, 1716-17, 36 L. Ed. 2d 528, 73-1 U.S.
Tax Case. (CCH) ¶ 12,926 (1973) (quoting from U.S. Treasury regulations relating to Federal
estate taxes, at 26 C.F.R. sec. 20.2031-1(b)).
ASSUMED EXPOSURE TIME
The reasonable exposure time is assumed to have already occurred as of the appraisal
effective date. The assumed reasonable exposure time was between 6 and 9 months.
6107 Report Area Analysis
Carroll & Carroll 7
AREA INFORMATION
COLLIER COUNTY ANALYSIS
An analysis of geography, transportation, population, employment, income, and education
for Collier County is performed using data provided by Site to Do Business, Florida Office
of Economic & Demographic, United States Department of Labor, all recognized source(s).
GEOGRAPHY
Collier County is the most southerly county on Florida's west coast offering mainland
coastal development. Collier County is west of Ft. Lauderdale and south of Tampa. With
2,025 square miles of land area, it is the largest county in Florida. About 63% of the land
area is in public ownership, is set aside for environmental preservation, or is scheduled for
public land acquisition.
The region enjoys a climate that is classified as subtropical. Summers are relatively mild,
and winters are usually frost free. A hard freeze is a rarity. The climate, especially in winter,
is one that attracts and is enjoyable to most people.
The geography of the area runs generally northwest and southeast as indicated by the trend
of the coastline. Beaches extend from the northern county line south to Cape Romano and
then, as the coastline trends further to the southeast, beaches give over to mangrove islands
and swamps. Moving northeastward from the beaches, elevations increase very slowly.
Most of the county is less than 15 feet above mean sea level. Although changes in elevation
6107 Report Area Analysis
Carroll & Carroll 8
are gradual, they are well defined by variations in vegetation. Much of the county is, or was
once, wetland. The once plentiful marine resources are largely depleted, but still provide
good sport fishing.
Population centers include the coastal communities of Naples, Marco Island and
Everglades/Chokoloskee. Immokalee, the single large interior community, is in north
Collier County and is the agricultural center of the region.
POPULATION
“The social forces studied by appraisers primarily relate to population characteristics. The
demographic composition of the population reveals the potential demand for real estate,
which makes the proper analysis and interpretation of demographic trends important in an
appraiser’s analysis.” The total population, it's composition by age and gender, and the rate
of household formation and dissolution strongly influence real property values. (The
Appraisal of Real Estate 14th Edition)
Collier County’s population has continued to increase year after year. The population has
increased 9.24% as of 2020 from 2016. The population forecasts through 2025 calls for a
continued steady growth cycle with an estimated 8.93% population growth from 2020 to
2025.
6107 Report Area Analysis
Carroll & Carroll 9
Collier County for years has been one of the nations’ fastest growing counties, historically
outperforming the state. Population increases began in 2010, trending once again towards
outperforming the state. Strong growth is expected at 5 to 10% annually through 2025.
Collier County is a popular retirement destination. As of 2020, 55.6% of the County’s
residents are over the age of 45. The 2025 forecasts depict an aging community with 56.2%
of the population 45 years of age or older.
6107 Report Area Analysis
Carroll & Carroll 10
EMPLOYMENT
Collier County is a largely service based economy with 37.6% of the employees in the
leisure, hospitality, education, and health service industries and 21.4% in professional,
business, financial and other services. Trade, transportation, & utilities along with
government jobs account for 27.9% of the County’s employees. Industries such as natural
resources/mining, construction, and manufacturing make up only 5.4% of the market.
Top 11 Largest Employers Collier County -2019
Rank Company Employees
1 Publix Super Market 8,728
2 NCH Healthcare System 7,017
3 Collier County School District 5,604
4 Collier County Local Government 5,119
5 Arthrex, Inc 2,500
6 Ritz Carlton- Naples 1,450
7 City of Naples 1,169
8 Moorings Park 888
9 News-Press/Naples Daily News 840
10 Physicians Regional 950
11 Seminole Casino 800
Source: www.swfleda.com/top-100-employers/ as reported in 2019
6107 Report Area Analysis
Carroll & Carroll 11
The unemployment rate in Collier County exceeded the state average by a slight margin in
the years 2009 and 2010. The unemployment rate then declined through 2016 as the
economy improved and, until recently, Collier County’s unemployment rates decreased
more rapidly the state.
INCOME
Collier County’s per capita income and median household income levels are higher than
state statistics. The most substantial difference between Collier County and the state is the
large percentage difference in household incomes above $100,000 where Collier County
exceeds the state by over 9%. Collier County's percentage household incomes ranging from
$25,000 to $99,999 mirror that of the state but is significantly lower in the percentage of
household incomes under $25,000. Income levels vary greatly within different areas of
Collier County, and so, will be discussed in greater detail in the Market Area descriptions.
TRANSPORTATION
The transportation system reflects local geography, population densities and the primary
motivators of tourism, service industry employment, the construction industry, agriculture,
and leisure activities.
ROADS
The earliest roads were coastal, extending from north to south in the early twentieth century
with the first settlers. Principal among these is US-41, commonly referred to as the Tamiami
Trail because it was built to connect Tampa and Miami. Where it passes through the coastal
community US-41 is a four or six lane divided highway with landscaped medians, curb and
6107 Report Area Analysis
Carroll & Carroll 12
gutter, streetlights and often with concrete sidewalks. The Trail is the principal coastal
arterial and one that defines several important boundaries. Often there is a noticeable land
value difference east and west of US-41 because the affluent coastal population prefers to
shop and trade close to home. As the highway turns southeast from downtown Naples
toward Miami the Trail defines the boundary of the coastal management zone which affects
development densities and storm evacuation requirements. The eastern segment of US -41
is a designated national scenic highway popular with tourists, especially during the winter
season as they seek adventure in the Everglades.
A system of asphalt surfaced arterials, major collectors, minor collectors, and neighborhood
streets extend into the urban area east and west from US-41. North-south arterials and
major collectors are established about one mile apart. From west to east, these include
Goodlette-Frank Road, Airport-Pulling Road, Livingston Road, Santa Barbara Boulevard
and Collier Boulevard. The east-west grid is spaced about two miles apart; from north to
south being Immokalee Road (CR-864), Vanderbilt Beach Road (CR-862), Pine Ridge Road
(CR-896), Golden Gate Parkway (CR-886), Radio Road (CR-856), Davis Boulevard (SR-84),
and Rattlesnake Hammock Road (CR-864). Within the urban area all of these are at least 4
lane divided highways.
East of Collier Boulevard the road system reflects the economies of scale of Golden Gate
Estates subdivision (the Estates) where 102 square miles of rural subdivision is supported
by a grid system of paved and unpaved 2 lane streets, with 2 and 4 lane asphalt surfaced
major collectors. Golden Gate Boulevard, a 4-lane divided road for five of its eleven miles
east of CR-951, is the principal east-west collector. Everglades Boulevard (2 lane and
asphalt surfaced) is the north-south major collector extending south from Immokalee Road
14 miles to the grade separation at I-75 where it continues into the Picayune Strand State
Forest. Most of the neighborhood streets in Golden Gate Estates are asphalt. Collier
County is planning to extend east-west collectors through the Estates along the alignment of
Vanderbilt Beach Road and somewhere south of Golden Gate Boulevard. A north-south
connection is also planned from the eastern terminus of White Boulevard (Pine Ridge Road)
north to Golden Gate Boulevard.
Interstate highway 75 (I-75) was extended from north to south through Collier County in
the mid-1980s along a flood-proof route about five miles inland. Directly east of the City of
Naples I-75 joins the original alignment of State Road 84 (Alligator Alley) connecting with
Florida's east coast at Ft. Lauderdale. The coastal community I-75 interchanges are spaced
three to four miles apart at Immokalee Road (CR-864), Pine Ridge Road (CR-896), Golden
Gate Parkway (CR-886), and at Collier Boulevard/Davis Boulevard (CR-951/SR-84). Twenty-
one miles east of the coastal community is an interchange at State Road 29; the last
interchange in Collier County. Collier County and the FDOT continue to study the
feasibility of an interchange at Everglades Boulevard.
6107 Report Area Analysis
Carroll & Carroll 13
The advent of I-75 signaled a change in the relationship of Collier County to the rest of
Florida and the United States. While US-41 was the only north-south arterial, Collier
County was dominated by the conservative mid-western influences of seasonal residents
and somewhat isolated from the larger urban areas of Florida. After the late 1980s, road
access to Collier was made much more convenient to the northeast via connections with I -4
and I-95. This had the effect of broadening Collier's market exposure and it stimulated
growth. The extension of I-75 south into Dade County promoted better access for European
tourists and made Collier County transient lodging attractive for east coast weekenders.
Strategic connections exist where Collier Boulevard and CR-92 extend south and west from
US-41 providing access to the City of Marco Island from the greater Naples area and from
Florida's east coast, respectively. State Road 29 connects the southwest Florida agricultural
center of Immokalee with points north, with the Naples coastal community via CR-846,
with the Ft. Myers coastal community via SR-82, and with US-41 at Everglades City which
is the western gateway to Everglades National Park and the 10,000 Islands region of
Collier's southwest coast.
The road transportation system is well planned, well maintained, and operating at
acceptable capacity. Ambitious road construction projects undertaken in anticipation of
growth projections and funded by impact fees have caught up with development. The road
system reflects Collier's position at the southerly limit of development on Florida's west
coast.
MASS TRANSIT
Collier Area Transit (CAT), operated by Collier County Alternative Transportation Modes
Department, provides inexpensive alternative transportation throughout the county linking
major employment centers of Naples with Marco Island and Immokalee. There are several
circulation routes with stops at the County government complex, hospitals, and major
shopping establishments. The system accommodates bicycle transport and personal items.
The same County department administers the Collier Area Para Transit system which
provides subsidized transportation services for the disabled and economically
disadvantaged.
This is a successful and growing system that connects people with jobs, essential services,
and shopping while reducing transportation costs and road congestion.
AIRPORTS
Collier County is supported by a system of five public airports. Southwest Florida
International Airport (RSW) is located in Lee County 25 miles north of Naples; a 45-minute
drive via I-75 from the Collier center of population. This facility serves the five county
southwest Florida regions offering domestic and international air carrier service. It is
modern, convenient, and has planned expansion to keep up with regional growth.
6107 Report Area Analysis
Carroll & Carroll 14
Naples Municipal Airport (APF) owned by the City of Naples and operated by the
independently constituted Naples Airport Authority which derives its revenue principally
from fuel sales. This small airport (about 1 sq. mi.) is located one mile east of downtown
Naples. It serves the coastal community and is especially convenient to affluent residents
who own private aircraft, to the corporate convention business of the large beachfront
hotels, and to essential services like mosquito control, Emergency Medical Services (EMS),
the Sheriff's office, and private air ambulance services. The two paved runways (5/23 @
5,290' and 14/32 @ 5,000') will support jets including the G4 and Challenger series. Naples
airport is tower controlled and fully certified for commercial operations and is home to
several aircraft charter services and flight training schools. In 2005, Naples Municipal
Airport accommodated 163,434 aircraft operations, a record high. Annual operations
decreased by nearly 50% from 2005 to 2011. The total operations for 2020 were 104,479,
which is a 5.2% increase from the previous year. Due to its downtown location, Naples
airport has restricted operations of the noisiest jet aircraft and is at the leading edge of noise
abatement measures.
The Collier County Airport Authority owns and operates airports at Marco Island, in
Everglades City, and at Immokalee. These are primarily funded through fuel sales and
hangar leases. Marco Island Airport (MKY) is a very small (64.47 acres) general aviation
facility on the mainland four miles northeast of Marco Island. The single paved runway
(17/35 @ 5,000') will support light jet traffic. Hanger and ramp space is very limited. Fuel is
available. This airport is convenient to Marco Island residents and to the corporate
convention business of the Island hotels. Immokalee Regional Airport (IMM) is one mile
east of Immokalee and 35 miles by road northeast of Naples. This 2 square mile airport has
two paved 5,000-foot runways (18/36 and 09/27) a third diagonal runway is now used as a
weekend drag racing strip. The airport is in a Florida Rural Enterprise Zone and a HUB
Empowerment Zone. A 60-acre zone in and around the airport is a designated Foreign
Trade Zone. To date, the economic potential of this airport is largely unrealized. However,
the field is active as a training destination for coastal-based flight schools, it hosts aerial
firefighting and crop-dusting operations, and it bases numerous private aircraft. The
Everglades Airpark (X01) is a light duty general aviation facility of 29.14 acres is within
walking distance of downtown Everglades City. The single paved strip (15/33 @ 2,400')
supports itinerant coastal traffic and half a dozen-based aircraft. Fuel, a comfortable pilot
center and bicycles are available.
The aviation community is well supported. The greater Naples area is the beneficiary the
winter season influx of corporate executives and affluent individuals who can afford luxury
private jet travel.
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MARINE TRANSPORTATION
There is no deep-water port and no commercial marine activity other than that associated
with commercial fishing, charter sport fishing, and the marine towing services that support
the pleasure boat industry. The controlling depth to the municipal dock in Naples Bay is six
feet at mean low water. The US Coast Guard maintains a dredged and well-marked
intracoastal waterway from the head of Naples Bay to Coon Key southeast of Marco Island.
Local geography requires vessels northbound from Naples to transit 30 miles of the Gulf of
Mexico before returning to the sheltered intracoastal system at Sanibel Island. According to
the Marine Industries Association of Collier County, as of early 2019 there were 22,749
registered vessels in Collier County. Seasonally, excursions from Marco Island to Key West
and from Ft. Myers Beach to Key West are scheduled daily.
EDUCATION
The Collier County School District provides public education to about 51,905 students
encompassing grades K-12. There are a total of 48 public schools consisting of 29
elementary, 10 middle, 8 high schools and one K-12 (Everglades City School). There are
also 12 alternative school programs. In addition to the public school system there are
numerous private schools scattered throughout the county. The Collier County School
District continues to receive a “B” grade by the State of Florida Department of Education.
By definition, an “A” or “B” grade delineates high performance. Between 2015 and 2020 the
school district had an overall population growth of more than 6,000 students.
Collier County is also home to several colleges and accredited universities. Three colleges
have campuses in Collier County: Ave Maria University, Hodges University and Florida
Southwestern State College (formerly Edison Community College). Ave Maria University is
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a private catholic university that offers both undergraduate and graduate programs
including a law school has around 1,129 students. Florida Southwestern State College with
campuses in Naples, Punta Gorda, and Ft. Myers, offers both two-year and four-year degree
programs for 15,389 students, and Hodges University is a private four-year college that
offers bachelors and master’s degrees in 20 disciplines for around 1,676 students. Nearby
Florida Gulf Coast University (located in southern Lee County) is one of the state's fastest
growing institutions and home to over 15,373 students.
CONCLUSION
At the southerly limit of urban development on Florida's west coast, Collier County offers
the climate, natural resources, and sporting opportunities to support a superb retirement
community. The quality of infrastructure, schools, and social services is what one would
expect of such an area. We are experiencing a surge in new development projected to take
us through the next several years. In the long term, the attractions of the climate and
location, and the stability of fixed-account affluence promise continuing prosperity
although probably without the strong emphasis on new development.
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MARKET AREA
Market Area is defined as:
“The geographic region from which a majority of demand comes, and in which the
majority of competition is located.” (The Dictionary of Real Estate Appraisal 6th Edition)
“A combination of factors – e.g., physical features, the demographic and socioeconomic
characteristics of the residents or tenants, the condition of the improvements (age,
upkeep, ownership, and vacancy rates), and land use trends.” (The Appraisal of Real
Estate, Fourteenth Edition)
A market area includes those surrounding land uses which impact the value of a property
and it can encompass one or more neighborhoods or districts. An appraiser focuses on the
market area in analyzing subject property value influences.
BOUNDARIES
Subject property is located within the Immokalee area. For appraisal purposes, the market
area boundaries are shown below:
➢ North Collier/Hendry County Line
➢ South Oil Well Road
➢ East Collier/Hendry County Line
➢ West Collier/Lee County Line
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Introduction
The property being appraised lies within the boundaries of the Immokalee Planning
Community which is a 26 square mile area centered on the unincorporated community of
Immokalee. Immokalee is in north central Collier County approximately 25 miles east of
the Gulf of Mexico, six miles south of the Collier County-Hendry County line and 18 miles
north of I-75. The Immokalee area is home to Lake Trafford, which is the largest lake in
Collier County encompassing 1,500 acres.
At the county's formation in 1923, Immokalee was the only non-coastal settlement. Today it
remains the only interior community of considerable size. Immokalee was fairly isolated
from the coastal area until the Immokalee Road (CR-846) was rebuilt and resurfaced in
1955-56. With major improvements to the transportation system, Immokalee became a
thriving center of ranching, farming, and lumbering.
Immokalee is the agricultural center of an area that includes parts of Collier, Lee, Glades
and Hendry counties. The economy is dominated by the agricultural industry which
employs over a third of the working population in ranching, truck farms and citrus. This
industry has made Immokalee the leading domestic producer of winter vegetables for the
United States. Most of the land and agricultural business is vested in a few large corporate-
owned enterprises.
Environmental Influences
This area is desired because of mild winter weather and easy access to miles of beaches.
The subtropical weather allows for year-round recreational opportunities. Boating and
swimming are popular activities and boating is supported for seasonal residents and
tourists by local marinas and charter boats. Bicycling, walking, and jogging are supported
by an extensive network of connected biking and walking paths. Collier County has more
golf courses per capita than most areas in the United States.
Development has occurred in such a way that the open-space and lush landscaping give
the appearance of a well-manicured, tropical paradise.
Governmental Influences
This market area is governed by Collier County Board of County Commissioners which
serves as chief legislative body and five constitutional officers: sheriff, clerk of courts, tax
collector, supervisor of elections, and property appraiser. County government is managed
by a strong county manager structure. Collier County provides services which range from
average to high quality. However, Collier County is known for being a difficult county for
building and development. The tax burden in Collier County is lower than the national
average.
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County government has zoning and comprehensive plan ordinances (Immokalee Area
Master Plan) designed to protect the character and values of property; to protect and
enhance economic development; and to maintain and enhance the attractive nature of the
area.
Public services include fire protection, solid waste disposal, potable water, sanitary sewer
service and storm water drainage. Public/private companies proved adequate services for
electricity, cable, and internet. Community support facilities such as schools, parks,
churches, shopping, and places of employment are all located within this market area.
Collier County Sheriff Department provides full range of services for Collier County.
According to the statistics listed by Florida Department of Law Enforcement, Collier
County crime index falls in the lowest 16% of all counties in Florida and crime rate has
decreased nine out of the past ten years. About 78% of all crime is either burglary or
larceny.
This market area is served by several major roadways including Immokalee Road (CR 846),
State Road 29, State Road 82, and Oil Well Road.
Immokalee Road (CR 846) is a 6-lane, divided, east-west arterial highway connecting the
north coastal community with north, interior Collier County and ultimately with the
regional agricultural center of Immokalee. East of the I-75 interchange, Immokalee Road has
been widened to six lanes as far as the Orangetree subdivision at Oil Well Road. The
remaining ±16 miles to Immokalee are a two-lane asphalt road that is heavily traveled and
dangerous due to morning and evening rushes mixing with heavy truck traffic. The
extension of four lanes on to Immokalee is not in the current 5-year plan. This is the
County's northernmost relevant east/west arterial. Development along Immokalee Road is
clustered almost exclusively west of Collier Boulevard at the major intersection of Collier
Boulevard, Interstate I-75, Airport Road and Tamiami Trail. Development consists of
single/multi-family residential, as well as office and retail uses.
State Road 82 is two/four land arterial road extending from US-41/Cleveland Avenue in
Downtown Fort Myers and extending east 29 miles until it ends at State Road 29. The road
serves the City of Fort Myers, Lehigh Acres, and the Immokalee area. Development varies
from intense commercial development in the Fort Myers area to farmlands/wetlands as it
approaches State Road 29.
Oil Well Road is a primarily 4-lane east-west asphalt paved road extending east from
Immokalee Road approximately 10 miles to the entrance of Ave Maria. Development along
this road begins with a mixture of single-family residential near Immokalee Road and
gradually changes to open farmland.
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State Road 29 is the principal highway through Immokalee. This two lane, asphalt
surfaced, highway runs south from Immokalee to Everglades City in the Ten Thousand
Islands and north from Immokalee to La Belle in Hendry County. State Road 82 intersects
State Road 29 north of Immokalee providing access into the City of Fort Myers. The state
road system leading into Immokalee is in good condition.
The Immokalee urban area traffic network is focused on Main Street (State Road 29) as it
passes from east to west through the center of town and then turns north toward LaBelle.
Immokalee Road (CR-846) from Naples enters south Immokalee, turns east joining Main
Street, then continues into the agricultural areas of Hendry County about 8 miles east of
Immokalee. Asphalt surfaced, 2-lane local collectors consist of New Market Road/Westclox,
a northwest-southeast neighborhood collector through the heart of the agricultural market
area and into the northwest residential neighborhoods, Immokalee Drive, an east-west
neighborhood collector serving developing residential districts west of SR-29 and Lake
Trafford Road, a medium collector connecting the northwest Immokalee commercial district
on SR-29 with residential neighborhoods and the Lake Trafford recreational area three miles
west. Local streets, sometimes asphalt paved and sometimes not, are typically laid out on a
grid pattern. Connectivity is fairly good, but the community remains segmented by the road
system.
Public transportation is provided by a county transit bus service.
Social Influences
The Immokalee market area ranges from planned developments to mostly undeveloped
land. This area remains as one of the last areas in Collier County with large tracts that are
developable. Most are still being used for agricultural purposes, but Collier County has
designated much of this land as Rural Lands Stewardship area, promoting future growth.
The purpose of this program is to encourage smart growth patterns in rural areas of the
county per the Growth Management Plan. Collier County’s objective is to create an
incentive-based land use overlay system, herein referred to as the Collier County Rural
Lands Stewardship Area Overlay, based on the principles of rural land stewardship. The
Stewardship Send Area (SSA) is used to issue designated Sending Area Stewardship credits
to property owners which may be used to entitle Stewardship Receiving Area (SRA) which
can be in the form of self-contained planned urban developments in the RLSA. This area
has grown considerably in the past 10 years with the growth of Ave Maria.
US Census Bureau, Esri forecasts, 2020 population is 34,886 with a projected growth to
37,492 (9.31% growth) by 2025, which will mainly be attributable to the growth and
development of Ave Maria. The population also nearly doubles during the winter months
in Immokalee due to agricultural seasonality. This increase occurs during the winter when
the harvest season for vegetables and citrus is at its peak.
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The median age in the Immokalee market area is 28.3, significantly lower than the county
average. Only 15.7% of the population being 55 and older and 43.8% is younger than 25.
The median household income is $38,110 which is approximately 61% lower than the
county’s median household income of $71,593.
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Economic Influences
This area’s income levels are considerably lower than the County’s average. The average
household income in 2020 was $55,432 which is 48.9% less than the county average
$108,633. In the subject market area only 13.8% of the households have annual incomes
greater than $100,000, compared to the county figure of 35.1%. On the other hand, 46.3% of
households have average household incomes of less than $35,000. The economy of rural
Southwest Florida has been and continues to be based primarily on agriculture, which has
not kept pace with job growth and income levels throughout the state of Florida. Rural
Florida continues to have lower earned income, higher unemployment, lower property
values and fewer opportunities for employment.
The median home value is $204,790 which is less than the County’s median home value of
$369,596. Total number of housing units in the market area is 10,140, of which, 39.4% are
owner occupied, 45.2% renter occupied and 15.5% vacant. Vacancy includes seasonal
rentals.
Development trends:
Residential
Residential development density varies from less than one unit per 10 acres in agricultural
districts, to as high as eight units per acre in the high-density residential areas in
Immokalee. The Immokalee area of housing diversity ranging from large ranch style homes
to low-income housing. In the immediate Immokalee area, the density of residential
development is relatively high and there are many substandard structures. Other parts of
the market area include acreage homesites and the planned development of Ave Maria. The
Town of Ave Maria is an entire town including a University. Ave Maria is accessible from
both Oil Well Road and Camp Keais Road. The campus and town are 30 miles from Naples
and just 10 miles from Immokalee. Ave Maria totals about 5,000 acres, of which nearly 20%
has been designated as the University campus. When completed, the Town will contain
some 11,000 residential dwellings in a wide variety of price ranges and neighborhoods.
Residential units include rental apartments, condominiums, starter homes, and estate
homes.
Over the past 8+ years there has been a residential boom in Ave Maria ranking it as the
number one selling single-family community in the Naples-Ft Myers market. Ave Maria
has sold more than 3,000 new homes since the development first opened. As of March 2021,
Ave Maria had over 200 new home sales contracts since the first of the year which marked
the strongest year of sales since the development opened in 2007. Ave Maria currently has
four national home builders including, Del Webb, CC Homes, Pulte Homes, and Lennar.
There are a total of 75 floor plans between the builders with prices ranging from the low
$200s to over $500s.
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The goal of the University is to become the major Catholic University in the south, with
some 5,000 graduate and undergraduate students. Also, within Ave Maria is the Arthrex
Commerce Park. Arthrex, Inc. is a world-renowned medical company. The first phase of the
park consists of a 197,000 square foot manufacturing facility on 57 acres, opened in the
summer of 2013. The Arthrex Commerce Park will eventually encompass 200 acres to
accommodate future growth.
Commercial
The majority of the commercial development in this area is located along Main Street/SR 29
and New Market Road. The newest development is located near the intersection of Lake
Trafford Road and SR 29. This is where the majority of the franchise restaurants and
national companies are located. Small commercial businesses support the majority of
neighborhood needs. Small retail shops are about 50% owner occupied family businesses.
Commercial businesses run the gamut from ethnic restaurants, grocery, hardware, clothing,
furniture, and auto parts. Most of the commercial buildings are over 40 years old and are
legally nonconforming with current development standards. Redevelopment would
require larger setbacks; hence, gentrification and routine maintenance has allowed
buildings to exist beyond their economic and physical life expectancy. Many of the larger
businesses in the market area are agriculturally related and function as produce packing
and shipping operations that operate primarily during harvest season. These large
agricultural businesses provide most of the employment.
Immokalee also has a large industrial component that is located on the east side of town
were processing plants, packing houses and similar agri-industrial uses are located. The
Public Facilities category is composed of the Immokalee Airport, the University of Florida
Institute of Food and Agricultural Science (IFAS) experimental farm, the Seminole Indian
reservation, schools, and government facilities.
The Seminole Casino Immokalee is 24 hour/7 days a week casino located along east side of
Immokalee Road as you enter into Immokalee. Gaming at the casino includes blackjack,
high paying slots, and live-action poker. In 2009 the casino received a $22 million
renovation. The casino now contains 75,600 square feet and a 750-seat outdoor pavilion for
music performances was also added. The newest addition to The Seminole Casino
Immokalee is the Seminole Casino Hotel which offers 19 suites along with 80 deluxe rooms.
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According to the business summary report, the service, retail trade, and agriculture/mining
industries lead the business sector. However, the agriculture industry does dominate this
area and the above report might not take into account the number of part time/seasonal
employees. The agriculture economy is primarily based on a combination of commodity
prices and crop yields. In other words, if the farmers are making money, so will the local
and regional businesses. Farming is always uncertain and usually has a pattern of a few
exceptional years to more years of marginal profit or worse. Over time the lean and rich
years appear to average out to a steady economy. Agricultural labor is the driving force
behind the market area. During peak harvest season (Oct-May) the immediate area is
inundated by Mexican, Guatemalan, and Haitian migrant populations requiring close
proximity to local employment or local crew bus pick-up points for field harvesting.
The Collier County School Board operates four elementary schools, one middle school and
one high school. These schools are located within walking distance of most of the urban
area and are easily assessable by those who require transportation by school bus. Also
located in the neighborhood is the Immokalee Technical Center. The Immokalee Technical
Center is a three-story, 90,000 square foot state of the art career center, with technical
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education programs for high school students and adults. The center offers programs in
industrial engineering, health services, business technology, and human services.
MARKET AREA LIFE CYCLE
Market areas often pass through a four-stage life cycle of growth, stability, decline, and
revitalization.
• Growth – A period during which the market area gains public favor and acceptance.
• Stability – A period of equilibrium without marked gains or losses
• Decline – A period of diminishing demand
• Revitalization – A period of renewal, redevelopment, modernization and increasing
demand.
There has been considerable recovery in the Immokalee residential real estate market,
especially in Ave Maria which continues to be the number one selling single-family
community in the Naples-Ft Myers. Well located commercial land in Immokalee has also
increased, but other segments of the commercial market including agricultural
packing/distribution facilities appear to have remained flat for at least the past five years.
Developers are also taking positions by purchasing large tracts of land throughout the
market taking advantage of the population growth and the density benefits of the Rural
Lands Stewardship Area Overlay. Overall, the market area is considered to be in a period
of growth.
CONCLUSION
In summary, the Immokalee community is primarily supported by Immokalee’s agri-
business. The success of future commercial development depends on the vitality of Florida
agriculture in a global economy. The outlook for the foreseeable future is always uncertain
with the volatility of agricultural markets and legislation on international trade. Future
growth of gaming and Ave Maria will help to stabilize and diversify Immokalee’s economy.
On the other hand, the Rural Lands Stewardship Area of the market area, will continue to
grow. There are two large projects (Hyde Park Village and Rivergrass Village) currently in
the process of trying to obtain Stewardship Receiving Area (SRA) designation. This is one
of the last remaining areas in Collier County with tracts of land available for large scale
developments. The road network and infrastructure are sufficient to accommodate future
growth and with the success of Ave Maria, development to the east has become a proven
concept. The affordability will also be one the main drivers for future growth.
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PROPERTY INFORMATION
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SITE DESCRIPTION
Legal Description
Property ID# 00122840009
Owner of Record Immokalee Community Redevelopment Agency
Size From prior appraisal work, I was provided with a copy of a
boundary survey conducted by Exacta Commercial Land
Surveyors, dated January 11, 2007. A copy is included on
the following page.
The property consists of 92,614 gross square feet or 2.13
gross acres. The property is encumbered by a 30’ wide road
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right-of-way easement for Boston Avenue resulting in a net
useable area of 84,143 square feet or 1.93 acres. The net
useable area will be utilized in the appraisal report.
Shape L-Shaped
Frontage The subject is located at the southwest corner of the
signalized intersection of 9th Street South and West Main
Street. The site fronts for 136 feet along the south side of
West Main Street, for 611 feet along the west side of 9th
Street South, and for 282 feet along the north side of Boston
Avenue. Overall, exposure is good.
Access Full-service access is provided from West Main Street,
South 9th Street, and Boston Avenue.
Ground Cover The entire property is cleared with a few scattered trees.
Elevation The elevation is approximately 33 to 35 feet above mean sea
level (NGVD). The terrain is level and appears to have
average drainage. The elevation is at street grade.
Utilities The full range of public utilities including sewer, water,
electricity, telephone and TV cable are available. Adequate
capacity exists to support full utilization of the site.
Concurrency The service levels along the adjacent road system are within
acceptable limits as defined by Collier County. There are
no concurrence issues adversely affecting this property.
Surrounding Land Uses To the north across West Main Street is a 7-Eleven
convenience store/gas station that is currently under
construction and to the east across South 9th Street is older
commercial buildings and improved residential. Located to
the south across Boston Avenue is single-family residential
and to the west is vacant commercial/residential land
recently purchased by the Catholic Charities Diocese of
Venice.
Demographics (2022) 2-mile 5 10
Population 16,083 23,250 34,154
Households 3,755 5,468 8,546
Median HH Income $31,275 $30,897 $43,096
Median Home Value $137,242 $149,433 $254,338
Traffic Counts (AADT) 2021 The average daily traffic counts for Main Street, west of S.
1st Street was:
12,600 vehicles (4Q 2021)
11,337 vehicles (3Q 2021)
11,528 vehicles (2Q 2021)
13,356 vehicles (1Q 2021)
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Site Improvements None
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SUBJECT PHOTOGRAPHS
View to the east along Main Street.
View to the west along Main Street.
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View to the south along S. 9th Street.
View to the south from the northeast corner.
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View to the northwest from the southeast corner.
View to the west along the southern border.
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ENVIRONMENTAL CONTAMINATION
Observed Contamination None
Noted Concerns None
Environmental Assessment
Available
No
Impact on Value None
Disclaimer Unless otherwise stated in this report, the existence
of hazardous substances or environmental
conditions including but not limited to asbestos,
polychlorinated biphenyls, petroleum leakage,
agricultural chemicals, urea formaldehyde
insulation, lead paint, toxic mold, et cetera, which
might or might not be present in or on the property
were not called to the attention of the appraiser.
Such tests were not in the appraiser's required
scope of work, the appraiser is not qualified to test
for such substances and conditions and the
appraiser is not qualified to render professional
opinions in this specialty area. No responsibility is
assumed for any such conditions that might exist,
or for the knowledge and expertise required to
discover them.
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NATURAL RESOURCE CONCERNS
Condition of subject The entire site is cleared. There is nothing to
indicate any natural resource concern.
Natural Resource Audits Available No
Impact on Value N/A
Disclaimer
Specialized natural resource audits were not in the
appraiser’s required scope of work, the appraiser is
not qualified to conduct such audits and the
appraiser is not qualified to render professional
opinions in this specialty area. No responsibility is
assumed for any extraordinary natural resource
concerns, or for the knowledge and expertise
required to discover them.
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FUTURE LAND USE
Ordinance or Plan Immokalee Master Plan
Future Land Use Designation C-MU – Commercial Mixed-Use District
Purpose of Designation The purpose of this Subdistrict is to provide for
pedestrian-scaled, higher density residential and
mixed-use development, employment and
recreational opportunities, cultural and civic
activities, and public places to serve residents of, and
visitors to, the Immokalee Urban Area. All types of
residential uses are allowed within this Subdistrict,
except that mobile homes are only allowed as
provided by IAMP Policy 5.1.4.
Nonresidential uses allowed within this Subdistrict
include those uses allowed in the C-1 through C-4
zoning districts in the Collier County Land
Development Code.
Base Density: Sixteen (16) dwelling units per gross
acre.
Maximum Density: Twenty (20) dwelling units per
gross acre, inclusive of all density bonuses. Densities
above the base density can only be achieved through
available density bonuses.
Transient lodging is allowed at a maximum density
of thirty-two (32) units per gross acre. Mix of Uses:
Projects equal to or greater than ten (10) acres will be
encouraged to provide both residential and non-
residential uses.
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ZONING
Ordinance or Land Development
Code
Collier County
Zoning “C-4” – General Commercial District
MSOSD – Main Street Overlay Subdistrict and
“RMF-6” Residential Multiple-Family District
The north 0.67 acres or 35% of the site fronting along
Main Street is zoned “C-4-MSOSD” and the
remainder is zoned “RMF-6”.
Purpose or Intent of Zoning General Commercial District (C-4) provides for
diverse commercial uses, including entertainment
and recreational attractions that attract large
segments of the population. This district allows all
uses permitted in the C-1 through C-3 districts.
Below are the development requirements as set forth
in the C-4 Zoning District:
Minimum Lot Area: 10,000 square feet
Minimum Lot Width: 100 feet
Minimum Front Yard Setback: 50% of building
height, not less than 25 feet
Minimum Side Yard Setback: 25 feet residential
50% of building height, not less than 15 feet non-
residential
Minimum Rear Yard Setback: 25 feet residential
50% of building height, not less than 15 feet non-
residential
Maximum Building Height: 75 feet
Main Street Overlay Subdistrict (MSOSD) is to
encourage development and redevelopment by
enhancing and beautifying the downtown Main
Street area through flexible design and development
standards.
Purpose of the Residential Multi-Family-6 District
(RMF-6) is to provide for single-family, two-family
and multi-family residences having a low-profile
silhouette, surrounded by open space, being so
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situated that it is located in close proximity to public
and commercial services and has direct or
convenient access to collector and arterial roads on
the county major road network. Maximum density
permissible in the RMF-6 district shall be guided, in
part, by the density rating system.
Below are the development requirements as set forth
in the RMF-6 Zoning District:
Minimum Lot Area:
S.F. 6,500 square feet
Duplex: 12,000 square feet
3+ units 5,500 square feet
per unit
Minimum Lot Width:
S.F. 60 feet
Duplex: 80 feet
3+ units 100 feet
Minimum Front Yard Setback:
S.F. 25 feet
Duplex: 25 feet
3+ units 30 feet
Minimum Side Yard Setback:
S.F 7.5 feet
Duplex: 10 feet
3+ units 15 feet
Minimum Rear Yard Setback:
S.F. 20 feet
Duplex: 20 feet
3+ units 20 feet
Maximum Building Height: 35 feet
Copies of pertinent sections of the Comprehensive Plan and Land Development Code are
included in the Addendum.
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ASSESSMENT AND TAXES
By statute, real estate in Florida is assessed at 100% of fair market value as of January 1st
of the tax year. Since annual tax assessments are based on sales from previous years,
depending upon market trends, assessed values can fall on either side of the current
market value estimate. The tax assessment is usually not a reliable indicator of market
value.
Parcel Tax ID 00122840009
Assessment and Tax Year 2022 (Preliminary)
Land Assessment $214,500
Improvement Assessment $0
Total Assessment $214,500
10% CAP ($133,357)
Taxable Value $81,143
Taxes (March Payment) $0 (Tax exempt government agency)
Taxing Authority/Jurisdiction Collier County
The land is assessed at $2.55 per square foot, which is consistent with the land
assessments along Main Street. The assessed value is significantly less than my estimate
of market value.
The 2021 preliminary assessment reflects a 67.94% increase from 2021. The taxable value
was $73,766 in 2021 and increased 190.78%. The taxable value can increase a maximum of
10% annually and therefore the 10% CAP was applied.
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FLOOD ZONE DATA
Flood Zone X, X500, and AH
Flood Zone Comments Zone X – Areas subject to inundation by the
0.2% annual chance flood with average
flood depths of less than 1 foot or with
drainage areas less than 1 square mile.
Zone X500 – Areas subject to inundation by
the 0.2% annual chance flood with average
flood depths of less than 1 foot or with
drainage areas less than 1 square mile.
Zone AH – Areas of 1% annual-chance
shallow flooding with a constant water-
surface elevation (usually areas of ponding)
where average depths are between 1 and 3
feet. Base flood elevations determined.
Community Panel Number 12021C0145H
Revised May 16, 2012
Source National Flood Insurance Program
Flood Insurance Rate Maps
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TRANSACTIONAL HISTORY
Sales History There have been no transactions in the
previous three years.
CURRENT STATUS
Subject Listed for Sale/Under Contract No
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HIGHEST AND BEST USE
DEFINITION
The Dictionary of Real Estate Appraisal, 7th Edition, published 2022 by the Appraisal
Institute, defines Highest and Best Use as:
The reasonably probable use of property that results in the highest value. The four criteria that the
highest and best use must meet are legal permissibility, physical possibility, financial feasibility,
and maximum productivity.
METHOD
There are four criteria that must be met in order for a use to be the highest and best use for a
given property. The highest and best use must be:
• Legally permissible.
• Physically Possible.
• Financially feasible.
• Maximally productive.
Ordinarily these criteria are considered sequentially, each step narrowing the range of
alternative uses being considered.
ANALYSIS
SITE AS THOUGH VACANT
Legally Permissible: The north 0.67 acres or 35% of the site is zoned “C-4-MSOSD” and the
remainder is zoned “RMF-6”. The Growth Management Plan identifies the subject within
the Commerce Center – Mixed Use Subdistrict. The zoning ordinance and Growth
Management Plan are consistent in identifying the property for a commercial type use or a
mixed use (commercial and residential). The site meets the minimum requirements for
development.
Physically Possible: The L-shape reduces the number of physically possible uses due to the
long narrow shape and the required setbacks being along an arterial road. The property is
large enough to support development and the public infrastructure necessary to support
development is available. The location, access, the size of the property, and the physical
characteristics suggest some type of residential, commercial, or institutional use.
Financially Feasible: The financial feasibility of current office development is doubtful.
Market rental rates have not yet returned to a feasible level. In most cases rental rates are
still below the level necessary to support development.
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Retail has rebounded and there is little available for lease along the Main Street/N. 15th
Street corridor. We have seen some recently completed speculative retail buildings in
several places throughout the neighborhood. Most are being developed by owner -users or
for national tenants. For most retail product, rental rates are still not high enough to
support new construction.
Single-family residential development is financially feasible, but only at a minimal land
value.
There is a proposed 128-unit low-income housing tax credit (LIHTC) apartment complex
being developed on Lake Trafford Road. This would be the first new multi-family
developed in Immokalee in the past 10+ years. The newer rental complexes are heavily
subsidized. Determining whether subsidized housing is financially feasible is beyond the
scope of the assignment. Non-subsidized apartments are clearly not financially feasible.
Condominium/townhome development is an unproven residential product in Immokalee
and is not financially feasible.
New development of a school or social institution is less likely to be as affected by issues of
financial feasibility because the entrepreneurial profit incentive requirement is not the same.
Thus, a social institution is likely to be one of the few viable users of a property like the
subject site. However, the cost to develop new is significantly higher than the cost to
acquire an existing building. This argues against the financial feasibility of current
development. Ultimately, the financial success of development of a school, church, social
institution, or fraternal club is dependent on its ability to capture and keep members,
participants, and contributors. That sort of research is beyond the scope of this appraisal.
The inefficiency of the long, narrow shape argues against development of the subject parcel
alone.
Maximally Productive: The highest and best use of the site, as though vacant, is that it be
held until such time as development is financially feasible or be developed with an office,
retail, or institutional use by an owner-user that doesn’t meet the test of financial feasibility.
It is also would be beneficial to be assembled with adjacent parcels.
CONSIDERATION OF APPROACHES
Only the sales comparison approach is appropriate for this vacant parcel.
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SALES COMPARISON APPROACH
INTRODUCTION
In the sales comparison approach, the subject property is compared with similar properties
that have sold recently or for which listing prices or offering prices are known. Data from
generally similar properties is used, and comparisons are made to demonstrate a probable
price at which the subject property would sell if offered on the market. This approach is
particularly strong when comparable sales data is plentiful and there is good conformity
among properties in the neighborhood.
Following is the procedure to be followed in developing this approach:
1. Research the market to gather information on sales, listings, and offers to purchase
properties similar to the subject.
2. Verify the information as to factual accuracy and arm's-length market considerations.
3. Identify relevant units of comparison and develop a comparative analysis for each
unit.
4. Compare the subject with comparable sale properties using elements of comparison
and adjust the sale price of each comparable appropriately.
5. Reconcile the various value indicators produced from the analysis of comparables into
a single value indication or a range of values.
The outline above is developed in detail on the following pages.
SALES DATA
A search was made for sales of land comparable to the subject site. Six closed sales and
were identified as the best available for analysis.
Price per square foot of land area was developed as the unit of comparison, since that is the
unit best suited to our analysis, and the one most often utilized by local buyers, seller, and
brokers of land similar to the subject site.
Comparable land sales data is given on the following pages. Each comparable is identified
by a number which will be used for reference throughout the report. Each comparable is
identified on the location map immediately following this page.
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LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES
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VACANT LAND COMPARABLE 1
ADDRESS 410 N. 15th Street, Immokalee, FL 34142
PROPERTY ID NO. 00121800008, 00121840000, 00121880002
SALE PRICE $650,000
UNIT AREA 43,800 sq. ft.
UNIT PRICE $14.84 per sq. ft.
DATE OF RECORDING July 23, 2021
O.R. BOOK-PAGE 5988/2271
CONTRACT DATE Unknown
GRANTOR Ignacio Soto
GRANTEE Elias Salvador Martin and Martin P Martin-Tomas
FINANCING Conventional Financing
TOPO-ELEVATION Level and at road grade
GROUND COVER Cleared
LAND USE DESIGNATION Commercial Subdistrict - SR 29 & Je
ZONING C-4 - General Commercial
IMPROVEMENTS None
UTILITIES All available
PRIOR SALES No sales in the previous three years.
LEGAL DESCRIPTION
Lengthy legal description retained in appraiser's file.
VERIFICATION
Verified through Public Records. The sale appears to be between two unrelated parties and therefore an arm's-length transaction. The
property had been listed for sale, but was taken off the market.
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VACANT LAND COMPARABLE 2
ADDRESS 423 N. 15th Street, Immokalee, FL 34142
PROPERTY ID NO. 00127840004
SALE PRICE $120,000
UNIT AREA 13,225 sq. ft.
UNIT PRICE $9.07 per sq. ft.
DATE OF RECORDING March 27, 2021
O.R. BOOK-PAGE 5920/3310
CONTRACT DATE December 11, 2020
GRANTOR Monique Saincy and Yfto Mayette
GRANTEE Royal Green, LLC
FINANCING Cash to seller
TOPO-ELEVATION Level, at road grade
GROUND COVER Cleared
LAND USE DESIGNATION Commercial Subdistrict - SR 29 & Je
ZONING C-4 - General Commercial
IMPROVEMENTS None
UTILITIES All available
PRIOR SALES Sold December 15, 2015, for $100,000.
LEGAL DESCRIPTION
Lengthy legal description retained in appraiser's file.
VERIFICATION
Verified with Elvira Nodal, listing agent. She verified the sale price and the arm's-length nature. The lot was listed for $149,900. The buyer
is an owner-user.
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VACANT LAND COMPARABLE 3
ADDRESS 275 East Main Street, Immokalee, FL 34142
PROPERTY ID NO. 51190500003
SALE PRICE $495,000
UNIT AREA 56,316 sq. ft.
UNIT PRICE $8.79 per sq. ft.
DATE OF RECORDING September 15, 2021
O.R. BOOK-PAGE 6016/1769
CONTRACT DATE Unknown
GRANTOR Farm-Op, Inc.
GRANTEE Palmetto Immokalee-Main, LLC
FINANCING Cash to seller
TOPO-ELEVATION Level and at road grade
GROUND COVER Cleared
LAND USE DESIGNATION CMU - Commercial Mixed Use
ZONING C-4 - General Commercial
IMPROVEMENTS None
UTILITIES All available
PRIOR SALES No sales in the previous three years.
LEGAL DESCRIPTION
Lengthy legal description retained in appraiser's file.
VERIFICATION
Verified through Public Records.
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VACANT LAND COMPARABLE 4
ADDRESS 312 Jefferson Avenue W, Immokalee, FL 34142
PROPERTY ID NO. 63859360006 & 63859320004
SALE PRICE $160,000
UNIT AREA 24,500 sq. ft.
UNIT PRICE $6.53 per sq. ft.
DATE OF RECORDING June 15, 2021
O.R. BOOK-PAGE 5973/1772
CONTRACT DATE May 24, 2021
GRANTOR Jacinto Luna & Angela Vickery
GRANTEE We Brothers Enterprise, Inc.
FINANCING Cash to seller
TOPO-ELEVATION Level
GROUND COVER Cleared
LAND USE DESIGNATION CMU - Commercial Mixed Use
ZONING C-4 - General Commercial
IMPROVEMENTS None
UTILITIES All Available
PRIOR SALES No sales in the previous three years.
LEGAL DESCRIPTION
Lots 30-36, Block 30, Newmarket
VERIFICATION
Confirmed as an arm’s length transaction with the selling agent, Sabrina Ramos. Ms. Ramos confirmed the sale price was $160,000 and also
confirmed the sale included two (2) adjacent parcels. It appears there are some title issues with the transfer as the second parcel (Lots 30-
32) were not included on the deed. Ms. Ramos listed the property as two (2) lots and the buyer purchased the property as two (2) lots;
however, only Lots 33-36 made it on the deed. The sellers are the same for both parcels.
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VACANT LAND COMPARABLE 5
ADDRESS 909 West Main Street, Immokalee, FL 34142
PROPERTY ID NO. 00122920000
SALE PRICE $400,000
UNIT AREA 80,939 sq. ft.
UNIT PRICE $4.94 per sq. ft.
DATE OF RECORDING March 19, 2021
O.R. BOOK-PAGE 5911/3899
CONTRACT DATE January 25, 2021
GRANTOR Terry Brown and Kathleen Presley
GRANTEE CCDOV Holdings, Inc.
FINANCING Cash to seller
TOPO-ELEVATION Level and at road grade
GROUND COVER Mostly cleared
LAND USE DESIGNATION Commerce Center - Mixed Use Subdistrict
ZONING C-4 - General Commercial and RMF-6 – Residential Multiple-Family District
IMPROVEMENTS None
UTILITIES All available
PRIOR SALES No sales in the previous three years.
LEGAL DESCRIPTION
The West ½ of the North 538 feet of the East ½ of the Northeast ¼ of the Northeast ¼ of the Southwest ¼ of Section 4, Townshi p 47 South,
Range 29 East, except 50 feet off the north end thereof for State Road 164.
VERIFICATION
Verified with Eddie Gloria, buyer. He verified the sale price and the arm's-length nature. The buyer is an owner-user and the adjacent
owner. The property was listed for $500,000. The north 42% of the site fronting along Main Street is zoned “C-4-MSOSD” and the south
portion is zoned “RMF-6”.
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VACANT LAND COMPARABLE 6
ADDRESS 917 West Main Street, Immokalee, FL 34142
PROPERTY ID NO. 00122960002
SALE PRICE $640,000
UNIT AREA 143,769 sq. ft.
UNIT PRICE $4.45 per sq. ft.
DATE OF RECORDING December 29, 2020
O.R. BOOK-PAGE 5868/3066
CONTRACT DATE Unknown
GRANTOR Guadalupe Center, Inc.
GRANTEE CCDOV Holdings, Inc.
FINANCING Cash to seller
TOPO-ELEVATION Level and at road grade
GROUND COVER Cleared
LAND USE DESIGNATION Commerce Center - Mixed Use Subdistrict
ZONING C-4 - General Commercial and RMF-6 – Residential Multiple-Family District
IMPROVEMENTS None
UTILITIES All available
PRIOR SALES No sales in the previous three years.
LEGAL DESCRIPTION
Lengthy metes and bounds legal description retained in appraiser's file.
VERIFICATION
Verified with Eddie Gloria, buyer. He verified the sale price and the arm's-length nature. They are an owner-user and the property was not
formally listed. The north half of the site fronting along Main Street is zoned “C -4-MSOSD” and the south half is zoned “RMF-6”.
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LAND SALES ADJUSTMENT GRID
ITEM SUBJECT COMP #1 COMP #2 COMP #3 COMP #4 COMP #5 COMP #6
PROPERTY IDENTIFICATION 107 N. 9th 410 N 15th 423 N. 15th 275 E. Main 312 Jefferson 909 W. Main 917 W. Main
Street Street Street Street Avenue Street Street
SALE PRICE N/A $650,000 $120,000 $495,000 $160,000 $400,000 $640,000
REAL PROPERTY RIGHTS N/A Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple
0 0 0 0 0 0
CONDITIONS OF SALE Market Market Market Market Market Adjacent Owner Market
0 0 0 0 0 0
BUILDING IMPROVEMENTS None None None None None None None
0 0 0 0 0 0
FINANCING Cash or Conventional Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller
Equivalent 0 0 0 0 0 0
ADJUSTED SALE PRICE N/A $650,000 $120,000 $495,000 $160,000 $400,000 $640,000
Recording Date N/A 07/23/21 03/27/21 09/15/21 06/15/21 03/19/21 12/29/20
Months Prior To Effective Date 08/13/22 12.69 16.57 10.91 13.94 16.83 19.46
MARKET CHANGE ADJUSTMENT N/A 6.3%8.3%5.5%7.0%8.4%9.7%
ADJUSTED SALE PRICE N/A $691,239 $129,941 $522,012 $171,151 $433,662 $702,275
Parcel Area in Square Feet 84,143 43,800 13,225 56,316 24,500 80,939 143,769
PRICE PER SQ. FT.?$15.78 $9.83 $9.27 $6.99 $5.36 $4.88
LOCATION
CORNER LOCATION Yes No No No No No Yes
SIGNALIZED INTERSECTION Yes No No No No No No
ACCESS Direct Direct Direct Direct Direct Direct Direct
OVERALL LOCATION Good Superior Superior Similar Inferior Similar Similar
-40%-25%0%20%0%0%
UTILITIES All Available Similar Similar Similar Similar Similar Similar
0%0%0%0%0%0%
COMP. PLAN CMU CMU CMU CMU CMU CMU CMU
ZONING C-4/RMF-6 C-4 C-4 C-4 C-4 C-4/RMF-6 C-4/RMF-6
0%0%0%0%0%0%
SIZE IN SQUARE FEET 84,143 43,800 13,225 56,316 24,500 80,939 143,769
SHAPE/CONFIGURATION L-Shaped Superior Superior Superior Superior Superior Superior
-10%-20%-10%-10%-10%0%
PHYSICAL CHARACTERISTICS Cleared Cleared Cleared Cleared Cleared Mostly Cleared Mostly Cleared
0%0%0%0%0%0%
GROSS ADJUSTMENT N/A 50%45%10%30%10%0%
INDICATION OF UNIT VALUE ?$7.89 $5.40 $8.34 $7.68 $4.82 $4.88
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DISCUSSION OF ADJUSTMENTS
Usually, comparable sale properties are not exactly like the subject property. If a typical
buyer would perceive the difference to be significant, then adjustment(s) must be made to
the comparable sales so that in the end each offers a realistic indication of value for the
subject. Adjusting comparable sales is a two-step process.
First, adjustments are made so that all of the comparable sales meet the standard of a
“market” transaction as outlined in the definition of market value. Customarily, the first
group of adjustments is made before the comparables are reduced to a common unit of
comparison. Included at this stage are adjustments to bring historic sales current to the
appraisal effective date.
The second group of adjustments is made after an appropriate unit of comparison is chosen.
These adjustments account for physical differences like location, physical characteristics and
size. Sometimes adjustment is required for differences in the permitted land use (zoning) or
in the availability of public service (infrastructure). When the adjustment process is
complete, the unit value indications are reconciled and converted into an estimate of value
for the subject.
REAL PROPERTY RIGHTS CONVEYED
This adjustment category is intended to account for the interest, benefits, and rights
inherent in the ownership of real estate. This category reflects the impact on value caused
by the fee simple versus the leased fee interest or the contract rent as opposed to market
rent.
• None of the comparable sales required adjustment in this category.
CONDITIONS OF SALE
This adjustment category is intended to account for a variety of factors that might affect
the purchase price.
• None of the comparable sales required adjustment in this category.
BUILDING IMPROVEMENTS
This category of adjustment is intended to account for the positive or negative contribution
to value of building improvements included with the sale of the land. Buildings that made
a positive contribution to the sale price require a negative adjustment. Buildings that were
demolished and removed require a positive adjustment to account for demolition costs
which are treated as part of the purchase price.
• None of the comparable sales required adjustment in this category.
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FINANCING
Adjustments in this category are intended to account for unusual terms of financing that
are not considered equivalent to cash or conventional financing.
• None of the comparable sales required adjustment in this category.
MARKET CHANGE
This adjustment is intended to account for changes in value due to the ebb and flow of
market forces over time.
• Market conditions make accurate measurement of this adjustment difficult. The land
market is composed of end users, so we are not seeing the pattern of
investor/speculator sale and resale that lends itself to good matched paired analysis.
Based on conversations with brokers active in the Immokalee market, they believe that
the commercial land market is stable. Comparables 1 and 2 are similar sites along N.
15th Street. Comparable 1 sold in July 2021 for $650,000 and a similar site along N. 15th
Street sold in April 2020 for $625,000. Analyzing the two sales on a whole dollar
amount indicates a market change rate of 0.27% per month over the 15-month period.
The more recent sales indicate higher values and a market change rate of 0.50% per
month or 6.00% annually was applied through the effective date.
LOCATION/ACCESS/EXPOSURE
This category of adjustment reflects the impact on value caused by the advantages or
disadvantages of a given location.
• Comparables 1 and 2 are located along N. 15th Street, which is a superior location.
Comparable 1 is located near the intersection of N. 15th Street and Lake Trafford Road
and was adjusted downward 40%. Comparable 2 is located south of Immokalee Drive
and was adjusted downward 25% for its superior location.
• Comparable 4 is an interior location off of New Market Road with no exposure along a
main arterial road. Comparable 4 was adjusted upward 20% for its inferior location.
UTILITIES/INFRASTRUCTURE
This category of adjustment references the availability and adequacy of the road system,
the public was distribution system and the public waste water collection system of each
comparable property as that compares with the same services available to the subject
property.
• None of the comparable sales required adjustment in this category.
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COMPREHENSIVE PLAN/LAND USE
This category of adjustment accounts for differences in the potential land uses
(Comprehensive Plan) or in the specific uses (Zoning) to which a property could be
developed. Differences in value between the subject property and comparable sales might
exist because their highest and best uses are different as a result of government regulation
through zoning and land use controls.
• None of the comparable sales required adjustment in this category.
SIZE/SHAPE
This category of adjustment addresses the effect on the marketability of a given property,
because its physical size/shape might limit the physical utility, or because the size and
term of the financial investment required of an investor/speculator is such that the unit
price is reduced.
• There is scarce data to prove the size adjustment, but adequate experience to support
the opinion that small parcels often sell for higher unit values. This is because small
parcels are priced on a whole dollar basis and thus tend to compete well on a unit basis
because there is nothing less expensive to buy. Comparable 2 is significantly smaller
than the subject and was adjusted downward 10%. Comparable 6 is considerably
larger and was adjusted upward 10%.
• The subject is a long, narrow, L-shaped parcel. Due to its irregular shape, Comparables
1, 2, 3, 4, 5, and 6 were adjusted downward 10% for their superior shapes.
PHYSICAL CHARACTERISTICS
This category of adjustment reflects the physical aspects of a property that impact its use
for development. Physical characteristics included land elevation, soil conditions,
drainage characteristics, threatened or endangered plant and animal species on the
property and the extent and density of covering vegetation.
• None of the comparable sales required adjustment in this category.
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RECAPITULATION OF DATA
After making the adjustments discussed above, the comparable sales indicated the
following unit values:
Comparables Price Per Sq. Ft.
of Land Area
1 $7.89
2 $5.40
3 $8.34
4 $7.68
5 $4.82
6 $4.88
RECONCILIATION OF DATA
To arrive at a conclusion regarding the value of the subject, the comparable sales and their
indications of value should be weighted according to the quality of each as a value
indicator.
Comparables 3, 5, and 6 are the strongest indicators of value and received the most
consideration and weight.
Comparables 2 and 4 are good indicators of value and received considerable weight.
Comparable 1 required a significant adjustment for location and received less weight.
The range of unit value indications is from $4.82 to $8.34 per square foot. The arithmetic
mean of the six comparables is $6.50 per square foot and the median is $6.54 pe square foot.
The weighting process discussed above reflects a unit value of $6.36 per square foot.
Although Comparables 5 and 6 are most similar to the subject, they are the lowest
indicators of value. Both are the oldest sales and Comparable 6 was never listed for sale.
Based on the range of sales, I concluded to a unit value of $6.50 per square foot.
ESTIMATE OF VALUE
$6.50 per square foot results in an indication of value for the subject as of August 13, 2022 of
$546,930 (84,143 square feet x $6.50 per square foot), which rounds to $545,000.
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CARROLL & CARROLL
Timothy W. Sunyog, MAI
Cert Gen RZ3288
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Carroll & Carroll
ADDENDA
(In Order of Appearance)
Page Topic Count Page(s) Page(s)
Assumptions and Limiting Conditions............................................................................ 2
Future Land Use................................................................................................................... 2
Zoning.................................................................................................................................... 7
Qualifications of Appraiser................................................................................................. 2
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Carroll & Carroll
ASSUMPTIONS AND LIMITING CONDITIONS
The certification of the appraiser appearing in this report is subject to the following
assumptions and limiting conditions.
ACCEPTANCE OF AND/OR USE OF THIS APPRAISAL REPORT CONSTITUTES
ACCEPTANCE OF ALL GENERAL AND EXTRAORDINARY ASSUMPTIONS AND
LIMITING CONDITIONS.
EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS
None
HYPOTHETICAL CONDITIONS
None
GENERAL ASSUMPTIONS AND LIMITING CONDITIONS
1. No responsibility is assumed for the legal description or for matters including legal or title
considerations. Title to the property is assumed to be good and marketable.
2. The property is appraised free and clear of liens and encumbrances.
3. Responsible ownership and competent property management are assumed.
4. The information furnished by others is assumed to be true, correct and reliable. A
reasonable effort was made to verify such information, but the appraiser bears no
responsibility for its accuracy.
5. All engineering is assumed to be correct. The plot plans and illustrative material is
included only to assist the reader in visualizing the property.
6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or
structures that render it more or less valuable. No responsibility is assumed for such
conditions or for arranging for engineering studies that might be required to discover
them.
7. It is assumed that there is full compliance with all applicable federal, state, and local
environmental regulations and laws.
6107 Report Addenda
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8. It is assumed that the property is either in compliance with, or is "grandfathered" or
"vested" under, all applicable zoning, use regulations and restrictions.
9. It is assumed that all required licenses, certificates of occupancy, consents, or other
legislative or administrative authority from any local, state, or national government or
private entity or organization have been, or can be, obtained or renewed for any use on
which the value estimate is based.
10. It is assumed that the utilization of the land and improvements is within the boundaries or
property lines of the property described, and that there is no encroachment or trespass.
11. It is assumed that the subject site and improvements are not contaminated by any
hazardous material or toxic substance. During the property inspection we were sensitive
to obvious signs of contamination and we reported anything unusual. However, we are
not qualified to render professional opinions regarding the existence or the nature of
hazardous materials in or on the subject property. If a definitive opinion is desired, then
the client is urged to retain an expert in the field.
12. The distribution of the total value in this report, between land and improvements, applies
only under the stated program of utilization. The separate allocations for land and
buildings must not be used in conjunction with any other appraisal and are invalid if so
used.
13. Possession of this report, or a copy thereof, does not carry with it the right of publication.
14. Unless previous arrangements were made, the appraisers, by reason of this appraisal, are
not required to give further consultation, testimony, or to be in attendance in court.
15. Neither all nor any part of the contents of this report (especially any opinions as to value,
the identity of the appraiser, or the firm with which the appraiser is connected) shall be
disseminated to the public through advertising, public relations, news, sales, or other
media without the prior written consent and approval of the appraisers.
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D. General Commercial District (C-4). The general commercial district (C-4) is intended to provide for those
types of land uses that attract large segments of the population at the same time by virtue of scale, coupled
with the type of activity. The purpose and intent of the C-4 district is to provide the opportunity for the most
diverse types of commercial activities delivering goods and services, including enterta inment and
recreational attractions, at a larger scale than the C-1 through C-3 districts. As such, all of the uses permitted
in the C-1 through C-3 districts are also permitted in the C-4 district. The outside storage of merchandise and
equipment is prohibited, except to the extent that it is associated with the commercial activity conducted on -
site such as, but not limited to, automobile sales, marine vessels, and the renting and leasing of equipment.
Activity centers are suitable locations for the uses p ermitted by the C-4 district because most activity centers
are located at the intersection of arterial roads. Therefore the uses in the C-4 district can most be sustained
by the transportation network of major roads. The C-4 district is permitted in accordance with the locational
criteria for uses and the goals, objectives, and policies as identified in the future land use element of the
Collier County GMP. The maximum density permissible or permitted in a district shall not exceed the
density permissible under the density rating system.
1. The following uses, as defined with a number from the Standard Industrial Classification Manual (1987),
or as otherwise provided for within this section are permissible by right, or as accessory or conditional
uses within the general commercial district (C-4).
a. Permitted uses.
1. Accounting (8721).
2. Adjustment and collection services (7322).
3. Advertising agencies (7311).
4. Advertising — miscellaneous (7319).
5. Agricultural services (0783).
6. Amusement and recreation services, indoor.
7. Amusement and recreation services, outdoor (7999 - fishing piers and lakes operation,
houseboat rental, pleasure boat rental, operation of party fishing boats, canoe rental only).
8. Ancillary plants.
9. Animal specialty services, except veterinary (0752, excluding outside kenneling).
10. Apparel and accessory stores (5611—5699).
11. Architectural services (8712).
12. Auditing (8721).
13. Auto and home supply stores (5531).
14. Automobile Parking, automobile parking garages and parking structures (7521 - shall not be
construed to permit the activity of "tow-in parking lots").
15. Automotive services (7549) except that this shall not be construed to permit the activity of
"wrecker service (towing) automobiles, road and towing service."
16. Automotive vehicle and equipment dealers (5511 and 5599, new vehicles only).
17. Banks, credit Unions and trusts (6011—6099).
18. Barber shops (7241, except for barber schools).
19. Beauty shops (7231, except for beauty schools).
20. Bookkeeping services (8721).
21. Bowling centers, indoor (7933).
22. Building cleaning and maintenance services (7349).
23. Business associations (8611).
24. Business consulting services (8748).
6107 Report Addenda
Carroll & Carroll
25. Business credit institutions (6153—6159).
26. Business services - miscellaneous (7381, 7389 - except auctioneering service, automobile
recovery, automobile repossession, batik work, bottle exchanges, bronzing, cloth cutting,
contractors' disbursement, cosmetic kits, cotton inspection, cotton sampler, d irectories-
telephone, drive-away automobile, exhibits-building, filling pressure containers, field
warehousing, fire extinguisher, floats-decoration, folding and refolding, gas systems, bottle
labeling, liquidation services, metal slitting and shearing, packaging and labeling, patrol of
electric transmission or gas lines, pipeline or powerline inspection, press clipping service,
recording studios, repossession service, rug binding, salvaging of damaged merchandise,
scrap steel cutting and slitting, shrinking textiles, solvent recovery, sponging textiles,
swimming pool cleaning, tape slitting, texture designers, textile folding, tobacco sheeting, and
window trimming service).
27. Cable and other pay television services (4841) including communications towers up to
specified height, subject to section-5.05.09.
28. Carpet and upholstery cleaning (7217).
29. Carwashes (7542) provided that carwashes abutting residential zoning districts shall be
subject to section 5.05.11 of this Code.
30. Child day care services (8351).
31. Churches.
32. Civic, social and fraternal associations (8641).
33. Coin-operated laundries and dry cleaning (7215).
34. Coin operated amusement devices, indoor (7993).
35. Commercial art and graphic design (7336).
36. Commercial photography (7335).
37. Commercial printing (2752, excluding newspapers).
38. Computer programming, data processing and other services (7371—7379).
39. Computer and computer software stores (5734).
40. Credit reporting services (7323).
41. Dance studios, schools and halls, indoor (7911).
42. Detective, guard and armored car service (7381, except armored car and dog rental).
43. Department stores (5311).
44. Direct mail advertising services (7331).
45. Disinfecting and pest control services (7342).
46. Drycleaning plants (7216, nonindustrial drycleaning only).
47. Drug stores (5912).
48. Eating and drinking establishments (5812 and 5813) excluding bottle clubs. All establishments
engaged in the retail sale of alcoholic beverages for on-premise consumption are subject to
the locational requirements of section 5.05.01
49. Educational plants.
50. Educational services (8221 and 8222).
51. Electrical and electronic repair shops (7622—7629).
52. Engineering services (8711).
53. Equipment rental and leasing (7359 - except airplane, industrial truck, portable toilet and oil
field equipment renting and leasing).
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54. Essential services, subject to section 2.01.03
55. Facilities support management services (8744).
56. Federal and federally-sponsored credit agencies (6111).
57. Food stores (groups 5411—5499).
58. Funeral services (7261, except crematories).
59. Garment pressing, and agents for laundries and drycleaners (7212).
60. Gasoline service stations (5541), with services and repairs as described in section 5.05.05
61. General merchandise stores (5331—5399).
62. Glass stores (5231).
63. Golf courses, public (7992).
64. Group care facilities (category I and II, except for homeless shelters); care units, except for
homeless shelters; nursing homes; assisted living facilities pursuant to F.S. § 400.402 and
ch. 58A-5 F.A.C.; and continuing care retirement communities pursuant to F.S. § 651 and ch.
4-193 F.A.C.; all subject to section 5.05.04
65. Hardware stores (5251).
66. Health services, miscellaneous (8092—8099).
67. Health services, offices and clinics (8011—8049).
68. Home furniture and furnishings stores (5712—5719).
69. Home health care services (8082).
70. Hospitals (8062—8069).
71. Hotels and motels (7011, 7021 and 7041) when located within an activity center.
72. Household appliance stores (5722).
73. Insurance carriers, agents and brokers (6311—6399, 6411).
74. Labor unions (8631).
75. Landscape architects, consulting and planning (0781).
76. Laundries and drycleaning, coin operated — self service (7215).
77. Laundries, family and commercial (7211).
78. Laundry and garment services, miscellaneous (7219).
79. Legal services (8111).
80. Libraries (8231).
81. Loan brokers (6163).
82. Management services (8741, 8742).
83. Marinas (4493 & 4499 - except canal operation, cargo salvaging, ship dismantling, lighterage,
marine salvaging, marine wrecking, and steamship leasing), subject to section 5.05.02
84. Medical and dental laboratories (8071 and 8072).
85. Medical equipment rental and leasing (7352).
86. Membership organizations, miscellaneous (8699).
87. Membership sports and recreation clubs, indoor (7997).
88. Mortgage bankers and loan correspondents (6162).
89. Motion picture theaters (7832).
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90. Motorcycle dealers (5571).
91. Museums and art galleries (8412).
92. Musical instrument stores (5736).
93. News syndicates (7383).
94. Nursing and professional care facilities (8051—8059).
95. Outdoor advertising services (7312).
96. Paint stores (5231).
97. Passenger car leasing (7515).
98. Passenger car rental (7514).
99. Personal credit institutions (6141).
100. Personal services, miscellaneous (7299).
101. Personnel supply services (7361 & 7363).
102. Photocopying and duplic ating services (7334).
103. Photofinishing laboratories (7384).
104. Photographic studios, portrait (7221).
105. Physical fitness facilities (7991).
106. Political organizations (8651).
107. Professional membership organizations (8621).
108. Professional sports clubs and promoters, indoor (7941).
109. Public administration (groups 9111—9199, 9229, 9311, 9411—9451, 9511—9532, 9611—
9661).
110. Public or private parks and playgrounds.
111. Public relations services (8743).
112. Radio, television and consumer electronics stores (5731).
113. Radio, television and publishers advertising representatives (7313).
114. Radio and television broadcasting stations (4832 & 4833).
115. Real Estate (6512, 6531—6552).
116. Record and prerecorded tape stores (5735).
117. Religious organizations (8661).
118. Repair services - miscellaneous (7699 - except agricultural equipment repair, awning repair,
beer pump coil cleaning and repair, blacksmith shops, catch basin, septic tank and cesspool
cleaning, industrial truck repair, machinery cleaning, repair of service station equipment, boiler
cleaning, tinsmithing, tractor repair).
119. Research, development and testing services (8731—8734).
120. Retail - miscellaneous (5921—5963, 5992—5999).
121. Retail nurseries, lawn and garden supply stores (5261).
122. Reupholstery and furniture repair (7641).
123. Secretarial and court reporting services (7338).
124. Security and commodity brokers, dealer, exchanges and services (6211—6289).
125. Security systems services (7382).
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126. Shoe repair shops and shoeshine parlors (7251).
127. Social services, individual and family (8322—8399, except for homeless shelters and soup
kitchens).
128. Surveying services (8713).
129. Tax return preparation services (7291).
130. Telegraph and other message communications (4822) including communications towers up to
specified height, subject to section 5.05.09
131. Telephone communications (4812 and 4813) including communications towers up to specified
height, subject to section 5.05.09
132. Theatrical producers and miscellaneous theatrical services, indoor (7922 -7929, including
bands, orchestras and entertainers; except motion picture).
133. Travel agencies (4724, no other transportation services).
134. United State Postal Service (4311, except major distribution center).
135. Veterinary services (0741 & 0742, excluding outside kenneling).
136. Videotape rental (7841).
137. Vocational schools (8243—8299).
138. Wallpaper stores (5231).
139. Watch, clock and jewelry repair (7631).
140. Any use which was permissible under the prior General Retail Commercial (GRC) zoning
district, as identified by Zoning Ordinance adopted October 8, 1974, and which was lawfully
existing prior to the adoption of this Code.
141. Any other commercial use or professional services which is comparable in nature with the
foregoing uses including those that exclusively serve the administrative as opposed to the
operational functions of a business and are purely associated with activities conducted in an
office.
142. Any other commercial or professional use which is comparable in nature with the (C-1) list of
permitted uses and consistent with the purpose and intent statement of the district as
determined by the board of zoning appeals pursuant to section 10.08.00
b. Accessory Uses.
1. Uses and structures that are accessory and incidental to the uses permitted as of right in the
C-4 district.
2. Caretaker's residence, subject to section 5.03.05
3. Outside storage or display of merchandise when specifically permitted for a use, otherwise
prohibited, subject to section 4.02.12
c. Conditional uses. The following uses are permitted as conditional uses in the general
commercial district (C-4), subject to the standards and procedures established in section 10.08.00
1. Animal specialty services, except veterinary (0752, with outside kenneling).
2. Amusement and recreation services, outdoor (7948, 7992, 7996, 7999).
3. Auctioneering services, auction rooms (7389, 5999).
4. Automotive dealers and gasoline service stations (5511, 5521).
5. Automotive rental and leasing, outdoor display permitted (7513, 7519).
6. Boat dealers (5551).
7. Bottle clubs. (All establishments engaged in the retail sale of alcoholic beverages for on-
premise consumption are subject to the locational requirements of section 5.05.01.).
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8. Communication towers above specified height, subject to section 5.05.09
9. Dealers not elsewhere classified (5599 outdoor display permitted, excludi ng Aircraft dealers-
retail).
10. Fire protection (9224).
11. Fishing, hunting and trapping (0912—0919).
12. Fuel dealers (5983—5989).
13. Homeless shelters.
14. Hotels and motels (7011, 7021, 7041 when located outside an activity center).
15. Kiosks.
16. Legal counsel and prosecution (9222).
17. Local and suburban transit (groups 4111—4121, bus stop and van pool stop only).
18. Motion picture theaters, drive-in (7833).
19. Permitted use with less than 700 square feet of gross floor area in the principal structure.
20. Police Protection (9221).
21. Public order and safety (9229).
22. Recreational vehicle dealers (5561).
23. Soup kitchens.
24. Motor freight transportation and warehousing (4225, air conditioned and mini -and self storage
warehousing only).
25. Veterinary services (0741 & 0742, with outside kenneling).
26. Any other general commercial use which is comparable in nature with the foregoing list of
permitted uses and consistent with the permitted uses and purpose and intent statement of
the district, as determined by the board of zoning appeals pursuant to section 10.08.00
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B. Residential Multi-Family-6 District (RMF-6). The purpose and intent of the residential multi-family-6 district
(RMF-6) is to provide for single-family, two-family and multi-family residences having a low profile silhouette,
surrounded by open space, being so situated that it is located in close proximity to public and commercial
services and has direct or convenient access to collector and arterial roads on the county major road
network. The RMF-6 district corresponds to and implements the urban mixed use land use designation on
the future land use map of the Collier County GMP. The maximum density permissible in the RMF-6 district
and the urban mixed use land use designation shall be guided, in part, by the density rating system
contained in the future land use element of the Collier County GMP. The maximum density permissible or
permitted in the RMF-6 district shall not exceed the density permissible under the density rating system,
except as permitted by policies contained in the future land use element.
1. The following subsections identify the uses that are permissible by right and the uses that are allowable
as accessory or conditional uses in the RMF-6 district.
a. Permitted uses.
1. Single-family dwellings.
2. Duplexes, two-family dwellings.
3. Multi-family dwellings, townhouses as provided for in section 5.05.07
4. Family care facilities, subject to section 5.05.04
5. Educational plants; however, any high school located in this district is subject to a
compatibility review as described in section 10.02.03
b. Accessory uses.
1. Uses and structures that are accessory and incidental to uses permitted as of right in the
RMF-6 district.
2. Private docks and boathouses, subject to section 5.03.06
3. Recreational facilities that serve as an integral part of a residential development and have
been designated, reviewed and approved on a site development plan or preliminary
subdivision plat for that development. Recreational facilities may include, but ar e not limited
to, golf course, clubhouse, community center building and tennis facilities, playgrounds and
playfields.
c. Conditional uses. The following uses are permissible as conditional uses in the RMF-6 district,
subject to the standards and procedures established in section 10.08.00
1. Churches.
2. Schools, private. Also, "Ancillary Plants" for public schools.
3. Child care centers and adult day care centers.
4. Civic and cultural facilities.
5. Recreational facilities not accessory to principal use.
6. Group care facilities (category I and II); care units; nursing homes; assisted living
facilities pursuant to § 400.402 F.S. and ch. 58A-5 F.A.C; and continuing care retirement
communities pursuant to § 651 F.S. and ch. 4-193 F.A.C.; all subject to section 5.05.04.
7. Noncommercial boat launch facilities, subject to the applicable review criteria set forth in
section 5.03.06
8. Cluster development, subject to section 4.02.04
9. Model homes and model sales centers, subject to compliance with all ot her LDC
requirements, to include but not limited to, section 5.04.04
d. Prohibited animals in residential districts. The following animals are to be considered farm animals
and are not permitted to be kept in residential districts except as provided for i n zoning district
regulations: turkeys, chickens, ducks, geese, pigs, horses, cows, goats, hogs, and the like.
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6107 Report Addenda
Carroll & Carroll