Loading...
Agenda 5/23/2023 Item #16F3 (Agreement for sale and purchase under Conservation Collier Land Aquisition Program)16.F.3 05/23/2023 EXECUTIVE SUMMARY Recommendation to approve an Agreement for Sale and Purchase with: (1) Martin Joyce and Elizabeth Joyce; (2) Terri Lopez formerly known as Terri Rodriguez; (3) Abel Chavez Martinez (4) Julio Alberto Salgado; (5) Paulette Charles under the Conservation Collier Land Acquisition Program, at a cost not to exceed $227,418. OBJECTIVE: To purchase five (5) properties under the Conservation Collier Program, all located in multi -parcel projects. CONSIDERATIONS: On January 25, 2022, Agenda Item #11A, the Board of County Commissioners (Board) approved a Conservation Collier Land Acquisition Advisory Committee (CCLAAC) recommended Cycle 10 Active Acquisition List (AAL), with changes, and directed staff to actively pursue the acquisition of the properties under the Conservation Collier Program. Panther Walk Preserve Multi -Parcel Project: Staff contracted with one independent, state -certified, general real estate appraisal firm to appraise all parcels within the Project. The appraisal dated August 2022 provided an averaged appraised value for parcels between 1.0 and 3.0 acres at $27,000 an acre and an averaged appraised value for parcels between 3.0 and 5.0 acres at $26,000 an acre based on comparable sales from wetland, not upland parcels. The cost to obtain the appraisal was $2,900. On September 21, 2022, offer letters were sent to twelve (12) property owners based on the appraisal. Joyce property • 2.27-acre vacant property consisting of forested wetlands with 100% hydric slough soils present. • The original offer was accepted on September 27, 2022. The revised offer was made on March 8, 2023 and accepted on March 14, 2023. The purchase price of $55,170 is 90% of the appraised value. • The CCLAAC voted unanimously to recommend Board approval of the purchase agreement on May 3, 2023. Lopez property • 1.59-acre vacant property consisting of forested wetlands with 100% hydric slough soils present. • The original offer was accepted on October 4, 2022. The revised offer was made and accepted on February 17, 2023. The purchase price of $38,610 is 90% of appraised value. • The CCLAAC voted unanimously to recommend Board approval of the original offer purchase agreement on December 7, 2022. The updated purchase price was presented to the CCLAAC on April 5, 2023. • Salgado property • 2.73-acre vacant property consisting of forested wetlands with 100% hydric depressional soils present. • The original offer was accepted on September 26, 2022. The revised offer was made on February 17, 2023 and accepted on March 14, 2023. The purchase price of $70,110 is 95% of appraised value. • The CCLAAC voted unanimously to recommend Board approval of the original offer purchase agreement on December 7, 2022. The updated purchase price was presented to the CCLAAC on April 5, 2023. Red Maple Swamp Preserve Multi -Parcel Project • Martinez Property • 2.27-acre vacant property consists of forested, shrubby wetlands with 100% hydric depressional and slough soils present. • Staff contracted with one independent, state -certified, general real estate appraisal firm to appraise all parcels within the Project. The appraisal dated August 2022 provided an averaged appraised value for Packet Pg. 965 16.F.3 05/23/2023 wetland parcels between 1.14 and 2.73 acres within the Project at $18,000 an acre. On September 23, 2022, offers were sent to twenty-five (25) property owners based on appraisals within the Project. The cost to obtain appraisals was $2,500. On September 21, 2022, offer letters were sent to thirty-seven (37) property owners based on the project -wide appraisal; the offer was accepted on October 3, 2022. A revised offer was made and accepted on February 16, 2023. The purchase price of $36,000 is 88% of appraised value. The CCLAAC voted unanimously to recommend Board approval of the purchase agreement on May 3, 2023. Dr. Robert H. Gore III Preserve Multi -Parcel Project • Charles Property • 1.14-acre vacant property consists of forested, shrubby land with 100% non-hydric soils present. • Staff contracted with one independent, state -certified, general real estate appraisal firm to appraise all parcels within the Project. The appraisal dated August 2022 provided an averaged appraised value for parcels between 1.14 and 2.73 acres at $22,000 an acre based on comparable sales from wetland, not upland parcels. The cost to obtain the appraisal was $3,900. • On September 22, 2022, offer letters were sent to fifty-one (51) property owners based on the appraisal. The original offer was accepted on October 27, 2022. The revised offer was made and accepted on February 17, 2023. The purchase price of $22,500 is 90% of appraised value. • The CCLAAC voted unanimously to recommend Board approval of the original offer purchase agreement on December 7, 2022. The updated purchase price was presented to the CCLAAC on April 5, 2023. All sellers accepted offers and Lopez, Salgado, and Charles executed Agreements prior to the Board's adoption of the revised Conservation Collier Purchasing Policy, Resolution No. 2023-10, which allows the offer amount to be determined by staff but shall be no more than the appraised value. Staff renegotiated as indicated for each property. Pursuant to Ordinance 2007-65, Section 13(8), a Project Design Report for the properties is provided herewith. FISCAL IMPACT: Funding for these five (5) multi -parcel land acquisitions will be provided from Conservation Collier Trust Fund (172). The properties identified herein will be purchased for a not to exceed amount of $227,418 as follows: Seller Name Acres Purchase Price Appraised Value Appraisal Cost Title Commit. Cost Title Policy Cost Closing Fee Recording Fee Total Purchase Price Initiial5 Yr. Maint. Costs Long-term Annual Maint. Costs Joyce 2.27 $55,170 $61,300 --- $400 $317 $250 $100 $56,237 $2,584 $341 Lopez 1.59 $38,610 $42,900 --- $400 $222 $250 $100 $39,582 $1,870 $239 Martinez 2.27 $36,000 $40,900 --- $400 $207 $250 $100 $36,957 $3,005 $341 Salgado 2.73 $70,110 $73,700 --- $400 $403 $250 $100 $71,263 $3,067 $410 Charles 1.14 $22,500 $25,100 --- $400 $129 $250 $100 $23,379 $2,423 $171 Total 10.00 $222,390 $243,900 --- $2,000 $1,278 $1,250 $500 $227,418 $12,949 $1,502 As of May 23, 2023, estimated cumulative property acquisition cost for Conservation Collier properties, including this property and those under contract, total $113,217,942. Estimated costs of maintenance in perpetuity for this and all Cycle 10 A -list properties have been considered by the CCLAAC and have been incorporated into the Conservation Collier Long Term Financial Management Plan. The funds for management of these five (5) parcels Packet Pg. 966 16.F.3 05/23/2023 will be expended from the Conservation Collier Maintenance Fund (174). The initial costs of maintenance have been provided in the Project Design Reports (PDR) attached. The total maintenance costs for the first five (5) years (initial maintenance costs) for these parcels is estimated at $12,949. After initial restoration, the estimated maintenance costs for these parcels will be approximately $1,502 annually. GROWTH MANAGEMENT IMPACT: Fee simple acquisition of conservation lands is consistent with and supports Policy 1.3.1(e) in the Conservation and Coastal Management Element of the Collier County Growth Management Plan. LEGAL CONSIDERATIONS: This item is approved as to form and legality and requires majority vote for approval. - RTT RECOMMENDATION: That the Board of County Commissioners: 1) Approves the attached Agreements and accepts the Warranty Deeds once approved by the County Attorney's Office; 2) Authorizes the Chairman to execute the Agreements and any and all other County Attorney's Office approved documents related to this transaction; 3) Authorizes the County Manager or designee to prepare related vouchers and Warrants for payments; 5) Directs the County Manager or designee to proceed to acquire these parcels, to follow all appropriate closing procedures, to record the deeds and any and all necessary documents to obtain clear title to these parcels, and to take all reasonable steps necessary to ensure performance under the Agreement Prepared By: Sonja Stephenson, Property Management Specialist, Real Property ATTACHMENT(S) 1. Agreement for Sale and Purchase Joyce (PDF) 2. Project Design Report - Joyce, Martin (PDF) 3. [Linked] Appraisal Report Joyce (PDF) 4. Agreement for Sale and Purchase Lopez (PDF) 5. Project Design Report - Lopez (PDF) 6. [Linked] Appraisal Report Lopez (PDF) 7. Agreement for Sale and Purchase Martinez (PDF) 8. Project Design Report - Martinez (PDF) 9. [Linked] Appraisal Report Martinez (PDF) 10. Agreement for Sale and Purchase Salgado (PDF) 11. Project Design Report - Salgado (PDF) 12. [Linked] Appraisal Report Salgado (PDF) 13. Agreement for Sale and Purchase Charles (PDF) 14. Project Design Report - Charles (PDF) 15. [Linked] Appraisal Report Charles (PDF) Packet Pg. 967 16.F.3 05/23/2023 COLLIER COUNTY Board of County Commissioners Item Number: 16.F.3 Doc ID: 25473 Item Summary: Recommendation to approve an Agreement for Sale and Purchase with: (1) Martin Joyce and Elizabeth Joyce; (2) Terri Lopez formerly known as Terri Rodriguez; (3) Abel Chavez Martinez (4) Julio Alberto Salgado; (5) Paulette Charles under the Conservation Collier Land Acquisition Program, at a cost not to exceed $227,418. Meeting Date: 05/23/2023 Prepared by: Title: Property Acquisition Specialist — Facilities Management Name: Sonja Stephenson 05/09/2023 1:58 PM Submitted by: Title: — Facilities Management Name: John McCormick 05/09/2023 1:58 PM Approved By: Review: Public Services Department Melissa Hennig Additional Reviewer Growth Management and Community Development Department Summer BrownAraque Facilities Management John McCormick Director - Facilities Facilities Management Jennifer Belpedio Manager - Real Property Growth Management and Community Development Department Jaime Cook County Attorney's Office Office of Management and Budget County Attorney's Office Office of Management and Budget County Manager's Office Board of County Commissioners Ronald Tomasko Level 2 Attorney of Record Review Debra Windsor Level 3 OMB Gatekeeper Review Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Blanca Aquino Luque Additional Reviewer Amy Patterson Level 4 County Manager Review Geoffrey Willig Meeting Pending Completed 05/09/2023 4:16 PM Additional Reviewer Completed 05/09/2023 4:28 PM Completed 05/09/2023 4:29 PM Completed 05/09/2023 4:32 PM Additional Reviewer Completed 05/17/2023 1:56 PM Completed 05/17/2023 2:06 PM Completed 05/17/2023 2:16 PM Completed 05/17/2023 2:18 PM Completed 05/17/2023 3:27 PM Completed 05/17/2023 4:27 PM 05/23/2023 9:00 AM Packet Pg. 968 1 6.F.3.a CONSERVATION COLLIER TAX IDENTIFICATION NUMBER 38845780001 AGREEMENT FOR SALE AND PURCHASE THIS AGREEMENT is made and entered into by and between, MARTIN JOYCE & ELIZABETH JOYCE, whose address is 28 Miller Dr. Hopewell JCT, NY 34120 (hereinafter referred to as "Seller"), and COLLIER COUNTY, a political subdivision of the State of Florida, its successors and assigns, whose address is 3335 Tamiami Trail East, Suite 101, Naples, FL 34112, (hereinafter referred to as "Purchaser'). WITNESSETH WHEREAS, Seller is the owner of that 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. 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: AGREEMENT 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". II. PAYMENT OF PURCHASE PRICE 2.01 The purchase price (the "Purchase Price") for the Property shall be Fifty Five Thousand One Hundred Seventy Dollars Six Hundred Fifty Dollars and 00/100 dollars ($55,170.00), (U.S. Currency) payable at time of closing. Ill. CLOSING 3.01 The Closing (THE "CLOSING DATE", "DATE OF CLOSING", OR "CLOSING") of the transaction shall be held on or before one hundred and eighty days (180) days following execution of this Agreement by the Purchaser, or within thirty (30) days of Purchaser's receipt of all closing documents whichever is the later. The Closing shall be held at the Collier County Attorney's Office, Administration Building, 3299 Tamiami Trail East, Naples, Florida. The procedure to be followed by the parties in connection with the Closing shall be as follows: Packet Pg. 969 1 6.F.3.a CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 3884576DO01 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 Warranty 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. 3.0114 A W-9 Form, "Request for Taxpayer Identification and Certification" as required by the Internal Revenue Service. 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 (County Warrant) 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 Each party shall be responsible for payment of its own attorney's fees. Seller, at its sole cost and expense, shall pay at Closing all documentary stamp taxes due relating to the recording of the Warranty Deed, in accordance with Chapter 201.01, Florida Statutes, and the cost of recording any instruments necessary to clear Seller's title to the Property. 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. Packet Pg. 970 1 6.F.3.a CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 38845760001 3.03 Purchaser shall pay for the cost of recording the Warranty Deed. Real Property taxes shall be prorated based on the current year's tax with due allowance made for maximum allowable discount, homestead and any other applicable exemptions and paid by Seller. If Closing occurs at a date which the current year's millage is not fixed, taxes will be prorated based upon such prior year's millage. 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 Seiler, 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 Seller agrees to furnish any existing surveys of the Property in Seller's possession to Purchaser within 10 (ten) days of the effective date of this Agreement. 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," unless the difference in acreage revealed by survey exceeds 5% of the overall acreage. If the survey provided by Seller or obtained by Purchaser, as certified by a registered Florida surveyor, shows: (a) an encroachment onto the property; or (b) that an Packet Pg. 971 16.F.3.a CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 38845760001 improvement located on the Property projects onto lands of others, or (c) lack of legal access to a public roadway, the Purchaser shall notify the Seller in writing of such encroachment, projection, or lack of legal access, and Seller shall have the option of curing said encroachment or projection, or obtaining legal access to the Property from a public roadway, within sixty (60) days of receipt of said written notice from Purchaser. Purchaser shall have ninety (90) days from the effective date of this Agreement to notify Seller of any such objections. Should Seller elect not to or be unable to remove the encroachment, projection, or provide legal access to the property within said sixty (60) day period, Purchaser, by providing written notice to Seller within seven (7) days after expiration of said sixty (60) day period, may accept the Property as it then is, waiving any objection to the encroachment, or projection, or lack of legal access, 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 Property with the encroachment, or projection, or lack of legal access. V. INSPECTION PERIOD 5.01 Purchaser shall have one hundred and twenty (120) 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 use and purpose in the Conservation Collier program. 5.02 If Purchaser is not satisfied, for any reason whatsoever, with the results of any investigation, Purchaser shall deliver to Seller prior to 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. Packet Pg. 972 1 6.F.3.a CONSERVATION COLLIER TAX IDENTIFICATION NUMBER 38845764001 Purchaser shall, in performing such tests, use due care. 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. VII1. PROBATIONS 8.01 Ad valorem taxes next due and payable, after closing on the Property, shall be prorated at Closing based upon the gross amount of current year taxes, and shall be paid by Seller. 1X. 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. Purchaser shall have the right to seek and enforce all rights and remedies available at law or in equity to a contract vendee, including the right to seek specific performance of this Agreement. 9.02 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 Packet Pg. 973 16.F.3.a CONSERVATION COLLIER TAX IDENTIFICATION NUMBER, 38845760001 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. 10.013 The warranties set forth in this paragraph shall be true on the date of this Agreement and as of the bate 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 Packet Pg. 974 16.F.3.a CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 38845760001 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. 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 therefor, 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 Seller represents, warrants and agrees to indemnify, reimburse, defend and hold Purchaser harmless from any and all costs (including attorney's fees) asserted against, imposed on or incurred by Purchaser, directly or indirectly, pursuant to or in connection with the application of any federal, state, local or common law relating to pollution or protection of the environment which shall Packet Pg. 975 1 6.F.3.a CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 38845760001 be in accordance with, but not limited to, the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, 42 U.S.C. Section 9601, et seq., ("CERCLA" or "Superfund"), which was amended and upgraded by the Superfund Amendment and Reauthorization Act of 1986 ("SARA"), including any amendments or successor in function to these acts. This provision and the rights of Purchaser, hereunder, shall survive Closing and are not deemed satisfied by conveyance of title. 10.024 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. XI. NOTICES 11.01 Any notice, request, demand, instruction or other communication to be given to either party hereunder shall be in writing, sent by facsimile with automated confirmation of receipt, or by registered, or certified mail, return receipt requested, postage prepaid, addressed as follows: If to Purchaser: Summer Araque, Coordinator Conservation Collier Program Collier County Parks and Recreation Division Public Services Department Golden Gate Community Park 3300 Santa Barbara Blvd, Naples, Florida 34116 With a copy to: Nurth Jacobo, Property Acquisition Specialist Collier County Real Property Management 3335 Tamiami Trail East, Suite 101 Naples, Florida 34112 Telephone number: 239-252- 7609 Fax number: 239-252-8876 If to Seller: Martin and Elizabeth Joyce. 28 Miller Dr. Hopewell JCT, New York, NY 12533-5139 Telephone number: 845-226-4987 Fax Number: N/A 11.02 The addressees and numbers 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. Packet Pg. 976 1 6.F.3.a CONSERVATION COLLIER TAX IDENTIFICATION NUMBER 3BB45760001 XII. REAL ESTATE BROKERS 12.01 Any and all brokerage commissions or fees shall be the sole responsibility of the Seller. Seller shall indemnify Purchaser and hold Purchaser harmless from and against any claim or liability for commission or fees to any broker or any other person or party claiming to have been engaged by Seller as a real estate broker, salesman or representative, in connection with this Agreement. Seller agrees to pay any and all commissions or fees at closing pursuant to the terms of a separate agreement, if any. XIII. MISCELLANEOUS 13.01 This Agreement may be executed in any manner of counterparts which together shall constitute the agreement of the parties. 13.02 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. 13.03 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. 13.04 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. 13.05 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. 13.06 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. 13.07 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. Packet Pg. 977 1 6.F.3.a CONSERVATION COLLIER TAX IDENTIFICATION NUMBER. 38845760001 13.08 Seller is aware of and understands that the 'offer" to purchase represented by this Agreement is subject to acceptance and approval by the Board of County Commissioners of Collier County, Florida. 13.09 If the Seller holds the Property in the form of a partnership, limited partnership, corporation, trust or any form of representative capacity whatsoever for others, Seller shall make a written public disclosure, according to Chapter 286, Florida Statutes, under oath, of the name and address of every person having a beneficial interest in the Property before Property held in such capacity is conveyed to Collier County. (If the corporation is registered with the Federal Securities Exchange Commission or registered pursuant to Chapter 517, Florida Statutes, whose stock is for sale to the general public, it is hereby exempt from the provisions of Chapter 286, Florida Statutes.) 13.10 This Agreement is governed and construed in accordance with the laws of the State of Florida. XIV. ENTIRE AGREEMENT 14.01 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. IN WITNESS WHEREOF, the parties hereto have signed below. Dated Project/Acquisition Approved by BCC: AS TO PURCHASER.- ATTEST - CRYSTAL K. KINZEL, Clerk of the Circuit Court and Comptroller , Deputy Clerk Approved as to form and legality Ronald T. Tomasko, Assistant County Attorney BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA BY: 11) Rick LoCastro, Chairman Packet Pg. 978 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 3BU5760001 1 6.F.3.a AS TO SELLER: DATED:T+2p23 WITNESSES: i (Signature) (Printed Name) za� L� Orel ( nature \ / L_ �.(i: L -) ,1-1-D (Printed Name) �, BY: Print Name: Martin Joyce BY: ,� 4 e�k , •r� - r Print Namgq�_Iizabeth Joyc1 STATE OF , ii t.�1 SI oY k — COUNTY OF 17 v kzS S SUBSCRIBED AND SWORN TO.BEFORE ME THIS 9 DAY OF ",( 2022-> 2rbe fk Mu r AOTARY IO :P40. GREENWELL Not - State of New York IGR6357822 QDutchess County My CExpires Apr 24, 2025 r Q 11 Packet Pg. 979 1 6.F.3.a Packet Pg. 980 1 6.F.3.a CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 38845760001 EXHIBIT "A" PROPERTY IDENTIFICATION NUMBER: 38845760001 LEGAL DESCRIPTION: GOLDEN GATE EST UNIT 42 E 150FT OF TR 70 OR 670 PG 183-86. 2.27 acres .2 Packet Pg. 981 1 6.F.3.b Conservation Collier Land Acquisition Program Project Design Report Joyce Property Date: April 2023 Property Owner: Martin and Elizabeth Joyce Folios : 38845760001 Location: GOLDEN GATE EST UNIT 42 E 150FT OF TR 70 Size: 2.27 acres Purchase Price: $55,170 History of Proiect: Selected for the "A" Selected for the Date of Original Date of Updated category, #1 priority, "A" category, Original Offer Updated Offer on the Active #1 priority, on Offer Accepted Offer Accepted Acquisition List AAL by BCC AAL by CCLAAC 12/9/22 1/25/2022 9/21/2022 9/27/2022 3/8/2023 3/14/2023 Purpose of Proiect: Environmental Conservation — Conservation Collier Program Program Oualifications: This parcel is located in the southern section of the Horsepen Strand adjacent to Panther Walk Preserve. The Joyce parcel met the Initial Screening Criteria identified in the Conservation Collier Ordinance, No. 2007-65, as amended, including presence of native habitat, potential for nature - based recreational and educational opportunities, protection of water resource values and wetland dependent species habitat, presence of significant biological/ecological values, listed species habitat, connectivity, and restoration potential. Potential access for nature -based recreation, and enhancement of the aesthetic setting of Collier County This parcel offers access from 62nd Ave NE off Everglades Blvd — a paved public road. This property could accommodate seasonal outdoor recreation, particularly due to the proximity to the Panther Walk Preserve. Opportunities for protection of water resource values, including aquifer recharge, water quality enhancement, protection of wetland dependent species habitat, and flood control The parcel is part of the greater Horsepen Strand flow way and contains a portion of a freshwater marsh. This parcel is home to many wetland dependent species of flora and fauna. Packet Pg. 982 1 6.F.3.b Property enhances and/or protect the environmental value of current conservation lands through function as a buffer, ecological link, or habitat corridor This parcel, when joined with many others, can protect the flow of both wildlife and water through the Horsepen Strand. Zoning, Growth Management and Land Use Overlays: The Panther Walk and Horsepen Strand project parcels are entirely within the Northern Golden Gate Estates. The zoning classification for all the parcels is Estates (E), a rural residential classification. There are no additional land use overlays applicable. Projected Management Activities: No hydrologic changes are necessary to maintain wetland characteristics on the project site. Projected management activities include the removal of invasive plants, the development of a Land Management Plan, and continued development of public access to selected portions of the preserve. Estimated Management Costs: Management Element 2023 2024 2025 2026 2027 Exotics $681 $454 $454 $454 $341 Signage $200 Total $881 $454 $454 $454 $341 SEE PAGES 3 AND 4 FOR AERIAL MAPS OF THE PARCEL. 2 Packet Pg. 983 1 6.F.3.b 0 1 2 Miles Q JOYCE, MARTIN & ELIZABETH Panther Walk Preserve Property Owner Accepted Offer Donation m CON . ii- ATION � C LLIER collier county a� Packet Pg. 984 1 6.F.3.b 1 o 0.15 JOYCE, MARTIN & ELIZABETH Panther Walk Preserve Property Owner Accepted Offer Miles 2 ti CONSERVATION C LLIER Co ev CoaLnty Packet Pg. 985 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:38847160007 16.F.3.d AGREEMENT FOR SALE AND PURCHASE THIS AGREEMENT is made and entered into by and between TERRI LOPEZ FORMERLY KNOWN AS TERRI RODRIGUEZ, whose mailing address is 11071 SW 30 CT, Davie, FL 33328. (hereinafter referred to as "Seller"), and COLLIER COUNTY, a political subdivision of the State of Florida, its successors and assigns, whose address is 3335 Tamiami Trail East, Suite 101, Naples, FL 34112, (hereinafter referred to as "Purchaser"). W I T N E S S E T H WHEREAS, Seller is the owner of that 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. 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: AGREEMENT 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". II. PAYMENT OF PURCHASE PRICE 2.01 The purchase price (the "Purchase Price") for the Property shall be Thirty -- Eight Thousand Six Hundred Ten Dollars and 001100 dollars (38,610.00), (U.S. Currency) payable at time of closing. III. CLOSING 3.01 The Closing (THE "CLOSING DATE", "DATE OF CLOSING", OR "CLOSING") of the transaction shall be held on or before two hundred and forty (240) days following execution of this Agreement by the Purchaser, or within thirty (30) days of Purchaser's receipt of all closing documents whichever is the later. The Closing shall be held at the Collier County Attorney's Office, Administration Building, 3299 Tamiami Trail East, Naples, Florida. The procedure to be followed by the parties in connection with the Closing shall be as follows; I Packet Pg. 986 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:38847160007 16.F.3.d 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 Warranty 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. 3.0114 A W-9 Form, "Request for Taxpayer Identification and Certification" as required by the Internal Revenue Service. 3.012 At the Closing, the Purchaser, or its assignee, shall cause to be delivered to the Seller the following: 3.0121 A wire transfer or negotiable instrument 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 Each party shall be responsible for payment of its own attorneys fees. Seller, at its sole cost and expense, shall pay at Closing all documentary stamp taxes due relating to the recording of the Warranty Deed, in accordance with Chapter 201.01, Florida Statutes, and the cost of recording any instruments necessary to clear Seller's title to the Property. The cost of the Owner's Form B Title Policy, issued z Packet Pg. 987 CONSERVATION COLLIER "TAX IDENTIFICATION NUMBER:38847160007 16.F.3.d 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. 3.03 Purchaser shall pay for the cost of recording the Warranty Deed. Real Property taxes shall be prorated based on the current year's tax with due allowance made for maximum allowable discount, homestead and any other applicable exemptions and paid by Seller. If Closing occurs at a date which the current year's millage is not fixed, taxes will be prorated based upon such prior year's millage. 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 Seller agrees to furnish any existing surveys of the Property in Seller's possession to Purchaser within 10 (ten) days of the effective date of this Agreement. Purchaser shall have the option, at its own expense, to obtain a 3 Packet Pg. 988 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:38847160007 1 6.F.3.d 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," unless the difference in acreage revealed by survey exceeds 5% of the overall acreage. If the survey provided by Seller or obtained by Purchaser, as certified by a registered Florida surveyor, shows: (a) an encroachment onto the property; or (b) that an improvement located on the Property projects onto lands of others, or (c) lack of legal access to a public roadway, the Purchaser shall notify the Seller in writing of such encroachment, projection, or lack of legal access, and Seller shall have the option of curing said encroachment or projection, or obtaining legal access to the Property from a public roadway, within sixty (60) days of receipt of said written notice from Purchaser. Purchaser shall have ninety (90) days from the effective date of this Agreement to notify Seller of any such objections. Should Seller elect not to or be unable to remove the encroachment, projection, or provide legal access to the property within said sixty (60) day period, Purchaser, by providing written notice to Seller within seven (7) days after expiration of said sixty (60) day period, may accept the Property as it then is, waiving any objection to the encroachment, or projection, or lack of legal access, 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 Property with the encroachment, or projection, or lack of legal access. V. INSPECTION PERIOD 5.01 Purchaser shall have one hundred and twenty (120) 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 use and purpose in the Conservation Collier program. 5.02 If Purchaser is not satisfied, for any reason whatsoever, with the results of any investigation, Purchaser shall deliver to Seller prior to 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 a Packet Pg. 989 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:38847I60007 1 6.F.3.d 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 Seiler 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. Vill. PRORATIONS 8.01 Ad valorem taxes next due and payable, after closing on the Property, shall be prorated at Closing based upon the gross amount of 2023 taxes, and shall be paid by Seller. 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. Purchaser shall have the right to seek and enforce all rights and remedies available at law or in equity to a contract vendee, including the right to seek specific performance of this Agreement. 5 Packet Pg. 990 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:38847160007 16.F.3.d 9.02 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. 10.013 The warranties set forth in this paragraph 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. 6 Packet Pg. 991 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:38847160007 1 6.F.3.d 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. 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 therefor, 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 Packet Pg. 992 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:38847160007 16.F.3.d 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 Seller represents, warrants and agrees to indemnify, reimburse, defend and hold Purchaser harmless from any and all costs (including attorney's fees) asserted against, imposed on or incurred by Purchaser, directly or indirectly, pursuant to or in connection with the application of any federal, state, local or common law relating to pollution or protection of the environment which shall be in accordance with, but not limited to, the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, 42 U.S.C. Section 9601, et seq., ("CERCLA" or "Superfund"), which was amended and upgraded by the Superfund Amendment and Reauthorization Act of 1986 ("SARA"), including any amendments or successor in function to these acts. This provision and the rights of Purchaser, hereunder, shall survive Closing and are not deemed satisfied by conveyance of title. 10.024 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. XI. NOTICES 11.01 Any notice, request, demand, instruction or other communication to be given to either party hereunder shall be in writing, sent by facsimile with automated confirmation of receipt, or by registered, or certified mail, return receipt requested, postage prepaid, addressed as follows: If to Purchaser: Summer Araque, Coordinator Conservation Collier Program Collier County Parks and Recreation Division Public Services Department e Packet Pg. 993 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:38847160007 1 6.F.3.d Golden Gate Community Park 3300 Santa Barbara Blvd. Naples, Florida 34116 With a copy to: Sonja Stephenson, Property Acquisition Specialist 11 Collier County Real Property Management 3335 Tamiami Trail East, Suite 101 Naples, Florida 34112 Telephone number: 239-252- 7609 Fax number: 239-252-8876 If to Seller: Terri Lopez 11071 SW 30 CT Davie, FL 33328 Telephone number: 954-604-8509 Fax Number: NIA 11.02 The addressees and numbers 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. X11. REAL ESTATE BROKERS 12.01 Any and all brokerage commissions or fees shall be the sole responsibility of the Seller. Seller shall indemnify Purchaser and hold Purchaser harmless from and against any claim or liability for commission or fees to any broker or any other person or party claiming to have been engaged by Seller as a real estate broker, salesman or representative, in connection with this Agreement. Seller agrees to pay any and all commissions or fees at closing pursuant to the terms of a separate agreement, if any. XIII. MISCELLANEOUS 13.01 This Agreement may be executed in any manner of counterparts which together shall constitute the agreement of the parties. 9 Packet Pg. 994 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:38847160007 1 6.F.3.d 13.02 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. 13.03 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. 13.04 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. 13.05 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. 13.06 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. 13.07 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. 13.08 Seller is aware of and understands that the "offer" to purchase represented by this Agreement is subject to acceptance and approval by the Board of County Commissioners of Collier County, Florida. This Agreement is subject to fund availability and future appropriation. Should the funds not be available or able to be used prior to closing the Purchaser or Seller may immediately terminate this agreement without any payment of any kind to Seller. 13.09 If the Seller holds the Property in the form of a partnership, limited partnership, corporation, trust or any form of representative capacity whatsoever for others, Seller shall make a written public disclosure, according to Chapter 286, Florida Statutes, under oath, of the name and address of every person having a beneficial interest in the Property before Property held in such capacity is conveyed to Collier County. (If the corporation is registered with the Federal Securities Exchange Commission or registered pursuant to Chapter 517, Florida Statutes, whose stock is for sale to the general public, it is hereby exempt from the provisions of Chapter 286, Florida Statutes.) 10 Packet Pg. 995 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:38847160007 1 6.F.3.d 13.10 This Agreement is governed and construed in accordance with the laws of the State of Florida. *4LVM0i41kII:1=01 40:118[A0411111 14.01 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. IN WITNESS WHEREOF, the parties hereto have signed below. Dated Project/Acquisition Approved by BCC: AS TO PURCHASER: DATED: ATTEST: CRYSTAL K. KINZEL, Clerk Of the Circuit Court and Comptroller BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA I0-YA , Deputy Clerk Rick LoCastro., Chairman Approved as to form and legality: Ronald T. Tomasko, Assistant County Attorney 1i dal Packet Pg. 996 E 16.F.3.d CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:38847160007 AS TO SELLER: DATED: March 30,2023 (Printed Na e) IR�M nature) Jackie Trim (Printed Name) TERRI LOPEZ FORMERLY KNOWN AS TERRI RODRIGUEZ Packet Pg. 997 16.F.3.d CONSERVATION COLLIER TAX IDENTIFICATION NUMBER3884716CO07 EXHIBIT "A" PROPERTY IDENTIFICATION NUMBER: 38847160007 LEGAL DESCRIPTION: THE WEST 105 FEET OF THE WEST 180 FEET OF TRACT NO. 84, GOLDEN GATE ESTATES, UNIT 42, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 7, PAGE(S) 27, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. 1.59 acres Packet Pg. 998 16.F.3.e Conservation Collier Land Acquisition Program Project Design Report Rodriguez Property Date: March 2023 Property Owner: Terri Rodriguez Folios : 38847160007 Location: GOLDEN GATE EST UNIT 42 W 105FT OF TR 84 Size: 1.59 acres Purchase Price: $38,610 History of Proiect: Selected for the Selected for Original Original Date of Updated "A" category, #1 the "A" Purchase Offer Updated Offer priority, on the category, #1 offer made Accepted Offer Accepted Active Acquisition priority, on to owners List (AAL) by AAL by BCC CCLAAC 12/9/2022 1/25/2022 9/21/2022 10/4/2022 2/17/2023 2/17/2023 Purpose of Proiect: Environmental Conservation Conservation Collier Program Program Oualifications: This parcel is located in the southern section of the Horsepen Strand, south and west of the Panther Walk Preserve. The Rodriguez parcel met the Initial Screening Criteria identified in the Conservation Collier Ordinance, No. 2007-65, as amended, including presence of native habitat, potential for nature -based recreational and educational opportunities, protection of water resource values and wetland dependent species habitat, presence of significant biological/ecological values, listed species habitat, connectivity, and restoration potential. Potential access for nature -based recreation, and enhancement of the aesthetic setting of Collier County This parcel offers access from 60th Ave NE off Everglades Blvd — a paved public road. This property could accommodate seasonal outdoor recreation, particularly due to the proximity to the Panther Walk Preserve. Opportunities for protection of water resource values, including aquifer recharge, water quality enhancement, protection of wetland dependent species habitat, and flood control The parcel is part of the greater Horsepen Strand flow way and contains a portion of a freshwater marsh. This parcel is home to many wetland dependent species of flora and fauna. Packet Pg. 999 16.F.3.e Property enhances and/or protect the environmental value of current conservation lands through function as a buffer, ecological link, or habitat corridor This parcel, when joined with many others, can protect the flow of both wildlife and water through the Horsepen Strand. Zoning, Growth Management and Land Use Overlays: The Panther Walk and Horsepen Strand project parcels are entirely within the Northern Golden Gate Estates. The zoning classification for all the parcels is Estates (E), a rural residential classification. There are no additional land use overlays applicable. Proiected Management Activities: No hydrologic changes are necessary to maintain wetland characteristics on the project site. Projected management activities include the removal of invasive plants, the development of a Land Management Plan, and continued development of public access to selected portions of the preserve. Estimated Management Costs: Management Element 2023 2024 2025 2026 2027 Exotics $477 $318 $318 $318 $239 Signage $200 Total $677 $318 $318 $318 $239 SEE PAGES 3 AND 4 FOR AERIAL MAPS OF THE PARCEL. 2 Packet Pg. 1000 1 6.F.3.e 0 1 2 Miles 0 RODRIGUEZ, TERRI Panther Walk Preserve Property Owner Accepted Offer Donation —J rr CONS-E-R- ATION [ LLIM cofter county Packet Pg. 1001 IF 1 6.F.3.g CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 39540280102 AGREEMENT FOR SALE AND PURCHASE THIS AGREEMENT is made and entered into by and between, ABEL CHAVEZ MARTINEZ, whose address is 3181 271h Avenue NE, Naples, FL 34120 (hereinafter referred to as "Seller"), and COLLIER COUNTY, a political subdivision of the State of Florida, its successors and assigns, whose address is 3335 Tamiami Trail East, Suite 101, Naples, FL 34112, (hereinafter referred to as "Purchaser"). WITNESSETH WHEREAS, Seller is the owner of that 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. 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: AGREEMENT 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". II. PAYMENT OF PURCHASE PRICE 2.01 The purchase price (the "Purchase Price") for the Property shall be Thirty Six Thousand Dollars and 00/100 dollars ($36,000.00), (U.S. Currency) payable at time of closing. III. CLOSING 3.01 The Closing (THE "CLOSING DATE", "DATE OF CLOSING", OR "CLOSING") of the transaction shall be held on or before one hundred and eighty days (180) days following execution of this Agreement by the Purchaser, or within thirty (30) days of Purchaser's receipt of all closing documents whichever is later. The Closing shall be held at the Collier County Attorney's Office, Administration Building, 3299 Tamiami Trail East, Naples, Florida. The procedure to be followed by the parties in connection with the Closing shall be as follows: i Packet Pg. 1003 1 6.F.3.g CONSERVATION COLLIER TAX IDENTIFICATION NUMBER- 39540280102 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 Warranty 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 -Seiler 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. 3.0114 A W-9 Form, "Request for Taxpayer Identification and Certification" as required by the Internal Revenue Service. 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 (County Warrant) 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 Each party shall be responsible for payment of its own attorney's fees. Seller, at its sole cost and expense, shall pay at Closing all documentary stamp taxes due relating to the recording of the Warranty Deed, in accordance with Chapter 201,01, Florida Statutes, and the cost of recording any instruments necessary to clear Seller's title to the Property. 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. 2 Packet Pg. 1004 1 6.F.3.g CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 39540280102 3.03 Purchaser shall pay for the cost of recording the Warranty Deed. Real Property taxes shall be prorated based on the current year's tax with due allowance made for maximum allowable discount, homestead and any other applicable exemptions and paid by Seller. If Closing occurs at a date which the current year's millage is not fixed, taxes will be prorated based upon such prior year's millage. 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 Seiler 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 Seller agrees to furnish any existing surveys of the Property in Seller's possession to Purchaser within 10 (ten) days of the effective date of this Agreement. 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," unless the difference in acreage revealed by survey exceeds 5% of the overall acreage. If the survey provided by Seiler or obtained by Purchaser, as certified by a registered Florida surveyor, shows: (a) an encroachment onto the property; or (b) that an 3 Packet Pg. 1005 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 39540280102 16.F.3.g improvement located on the Property projects onto lands of others, or (c) lack of legal access to a public roadway, the Purchaser shall notify the Seller in writing of such encroachment, projection, or lack of legal access, and Seller shall have the option of curing said encroachment or projection, or obtaining legal access to the Property from a public roadway, within sixty (60) days of receipt of said written notice from Purchaser. Purchaser shall have ninety (90) days from the effective date of this Agreement to notify Seller of any such objections. Should Seller elect not to or be unable to remove the encroachment, projection, or provide legal access to the property within said sixty (60) day period, Purchaser, by providing written notice to Seller within seven (7) days after expiration of said sixty (60) day period, may accept the Property as it then is, waiving any objection to the encroachment, or projection, or lack of legal access, 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 Property with the encroachment, or projection, or lack of legal access. V. INSPECTION PERIOD 5.01 Purchaser shall have one hundred and twenty (120) 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 use and purpose in the Conservation Collier program. 5.02 If Purchaser is not satisfied, for any reason whatsoever, with the results of any investigation, Purchaser shall deliver to Seller prior to 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. 4 Packet Pg. 1006 1 6.F.3.g CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 39540280102 Purchaser shall, in performing such tests, use due care. 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. Vill. PRORATIONS 8.01 Ad valorem taxes next due and payable, after closing on the Property, shall be prorated at Closing based upon the gross amount of current year taxes, and shall be paid by Seller. 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. Purchaser shall have the right to seek and enforce all rights and remedies available at law or in equity to a contract vendee, including the right to seek specific performance of this Agreement. 9.02 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 5 Packet Pg. 1007 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 39540280102 1 6.F.3.g 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. 10.013 The warranties set forth in this paragraph 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 6 Packet Pg. 1008 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER, 39540280102 16.F.3.g 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. 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 therefor, 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 Seller represents, warrants and agrees to indemnify, reimburse, defend and hold Purchaser harmless from any and all costs (including attorney's fees) asserted against, imposed on or incurred by Purchaser, directly or indirectly, pursuant to or in connection with the application of any federal, state, local or common law relating to pollution or protection of the environment which shall 7 Packet Pg. 1009 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 39540280102 1 6.F.3.g be in accordance with, but not limited to, the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, 42 U.S.C. Section 9601, et seq., ("CERCLA" or "Superfund"), which was amended and upgraded by the Superfund Amendment and Reauthorization Act of 1986 ("SARA"), including any amendments or successor in function to these acts. This provision and the rights of Purchaser, hereunder, shall survive Closing and are not deemed satisfied by conveyance of title. 10.024 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. ►:I=iN10119Is] 11.01 Any notice, request, demand, instruction or other communication to be given to either party hereunder shall be in writing, sent by facsimile with automated confirmation of receipt, or by registered, or certified mail, return receipt requested, postage prepaid, addressed as follows: If to Purchaser: Summer Araque, Coordinator Conservation Collier Program Collier County Parks and Recreation Division Public Services Department Golden Gate Community Park 3300 Santa Barbara Blvd. Naples, Florida 34116 With a copy to: Nurth Jacobo, Property Acquisition Specialist Collier County Real Property Management 3335 Tamiami Trail East, Suite 101 Naples, Florida 34112 Telephone number: 239-252- 7609 Fax number: 239-252-8876 If to Seller: Abel Chavez Martinez 3181 27t" Avenue NE Naples, FL 34120 Telephone number: 239-877-5181 Fax Number: NIA 11.02 The addressees and numbers 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. s Packet Pg. 1010 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 39540280102 1 6.F.3.g XII. REAL ESTATE BROKERS 12.01 Any and all brokerage commissions or fees shall be the sole responsibility of the Seller. Seller shall indemnify Purchaser and hold Purchaser harmless from and against any claim or liability for commission or fees to any broker or any other person or party claiming to have been engaged by Seller as a real estate broker, salesman or representative, in connection with this Agreement. Seller agrees to pay any and all commissions or fees at closing pursuant to the terms of a separate agreement, if any. X111. MISCELLANEOUS 13.01 This Agreement may be executed in any manner of counterparts which together shall constitute the agreement of the parties. 13.02 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. 13.03 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. 13.04 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. 13.05 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. 13.06 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. 13.07 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. 4 Packet Pg. 1011 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER. 39540280102 1 6.F.3.g 13.08 Seller is aware of and understands that the "offer" to purchase represented by this Agreement is subject to acceptance and approval by the Board of County Commissioners of Collier County, Florida. 13.09 If the Seller holds the Property in the form of a partnership, limited partnership, corporation, trust or any form of representative capacity whatsoever for others, Seller shall make a written public disclosure, according to Chapter 286, Florida Statutes, under oath, of the name and address of every person having a beneficial interest in the Property before Property held in such capacity is conveyed to Collier County. (If the corporation is registered with the Federal Securities Exchange Commission or registered pursuant to Chapter 517, Florida Statutes, whose stock is for sale to the general public, it is hereby exempt from the provisions of Chapter 286, Florida Statutes.) 13.10 This Agreement is governed and construed in accordance with the laws of the State of Florida. XIV. ENTIRE AGREEMENT 14.01 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. IN WITNESS WHEREOF, the parties hereto have signed below. Dated Project/Acquisition Approved by BCC: AS TO PURCHASER: ATTEST: CRYSTAL K. KINZEL, Clerk of the Circuit Court and Comptroller , Deputy Clerk Approved as to form and legality: Ronald T. Tomasko. Assistant County Attorney 10 BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA BY: Rick LoCastro, Chairman Packet Pg. 1012 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:39540280102 16.F.3.g AS TO SELLER: DATED: WITNESSES: BY: ignature) Abel Chavez Martinez J oa w (Pri ed Name) 1: a�ou�e 1•ZOZ'9Z�+�i'�S32lIdK3 :,°? •��. 64SM 00 0 N01S moo M : f •: N0SN3Hd31$ df N0S : �F f as-aoa 3 Packet Pg. 1013 1 6.F.3.g Q Packet Pg. 1014 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 39540280102 16.F.3.g EXHIBIT "A" PROPERTY IDENTIFICATION NUMBER: 39540280102 LEGAL DESCRIPTION: GOLDEN GATE EST UNIT 53A WEST 15OFT OF TR 48 2.27 acres 12 Packet Pg. 1015 1 6.F.3.h Conservation Collier Land Acquisition Program Project Design Report Martinez Property Date: April 2023 Property Owner(s): Abel Chavez Martinez Folio: 39540280102 Location: GOLDEN GATE EST UNIT 53A WEST 150FT OF TR 48 Size: 2.27 acres Purchase Price: $36,000 History of Proiect: Selected for the "A" AAL most Letter sent to Original Date of Updated category, #1 priority, on recently Red Maple Offer Updated Offer the Active Acquisition approved by Swamp Accepted Offer Accepted List (AAL) by CCLAAC BCC owners 12/15/2004 1/25/2022 9/21/2022 10/03/2022 2/16/2023 2/16/2023 Purpose of Project: Environmental Conservation — Conservation Collier Program Program Oualifications: The Red Maple Swamp multi -parcel project, which includes the 5.41-acre Castillo parcel, was first approved by the Board for acquisition as an "A" List multi -parcel property in January 2005, and then confirmed again most recently in January 2022. Red Maple Swamp/NGGE Unit 53 is an undeveloped Unit within the North Golden Gate Estates (NGGE) incorporating 305.80 acres and 108 parcels. Conservation Collier has acquired 83 parcels totaling 236.26 acres and currently owns 77% of lands within the project area. Native habitat present over the whole unit is wetland hardwood forest, with a substantial portion of that being dominated by cypress and red maple swamp and the remainder by native and exotic re -growth over a historic farm field (approximately 100 acres) on the western side of Unit 53. This parcel is not within the old farm field area as it is located on the eastern side of Unit 53. Exotic invasive plants Brazilian pepper and Japanese climbing fern make up anywhere from 35% to 45% of the vegetation and exist throughout the parcel. Listed wetland dependent birds, including wood storks, snowy egrets, ibis and little blue herons have been observed during site visits to this area. No listed wildlife species have been observed; however, the entire unit is considered part of Primary Zone panther habitat Packet Pg. 1016 1 6.F.3.h by the U.S. Fish and Wildlife Conservation Commission. Deer and Florida Black bears have been observed in the area. In addition to protecting wetlands and listed species habitat, another important reason for the selection of Red Maple Swamp as a conservation target is that it is connected on its north and west sides with the 60,000-acre Florida Forever Corkscrew Regional Ecosystem Watershed (CREW) Project, which includes Corkscrew Marsh, Bird Rookery Swamp, Flint Pen Strand and Audubon's Corkscrew Swamp Sanctuary. Through them, Red Maple Swamp (and this parcel) connects with the Pepper Ranch and Caracara Prairie Preserves, private mitigation lands and lands protected under the County's Rural Lands Stewardship Program. Conservation Collier acquisitions within NGGE Unit 53 enhance, protect, and buffer these already conserved lands. Zoning, Growth Management and Land Use Overlays: The Red Maple Swamp project parcels are entirely within the Northern Golden Gate Estates. The zoning classification for all the parcels is Estates (E), a rural residential classification. There are no additional land use overlays applicable. Projected Management Activities: Removal of exotic plants, construction of trails, and signage are projected management activities. An Interim Management Plan (IMP) has been drafted, approved and is updated every two (2) years. A final management plan will be developed once enough contiguous parcels have been acquired to make management actions cost effective. Currently, 131.4 acres of the preserve are under management for exotic plants. Red Maple Swamp is adjacent to Bird Rookery Swamp, where a 1,200-foot boardwalk has been built and nearly 12 miles of hiking trails have been created by South Florida Water Management District (SFWMD). Staff will coordinate with SFWMD and neighboring communities when planning for public access to Red Maple Swamp lands. Nature photography and bird watching from roadways are two activities that can occur at present. Currently, 41 st Ave NW, an unpaved limerock road, provides access and the only parking is along the road right-of-way. Minimal management activities, like regular visitation, inspection and trash removal are currently being accomplished by staff. Estimated Management Costs: Management Element 2023 2024 2025 2026 2027 Exotics $1,100 $545 $545 $545 $270 Total $1,100 $545 $545 $545 $270 SEE PAGES 3 AND 4 FOR AERIAL MAPS OF THE PARCEL. 2 Packet Pg. 1017 1 6.F.3.h RAWz Q MARTINEZ, ABEL CHAVEZ Property Owner Accepted Offer Red Maple Swamp Preserve M CON E 4T[ON LUER Co ier C-014Hty Packet Pg. 1018 1 6.F.3.h MARTINEZ, ABEL CHAVEZ Property Owner Accepted Offer Red Maple Swamp Preserve A -I ist Miles CON ATION LLIER Co �er Gounty r E Packet Pg. 1019 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:38845600006 16.F.3.j AGREEMENT FOR SALE AND PURCHASE THIS AGREEMENT is made and entered into by and between JULIO ALBERTO SALGADO, whose mailing address is 2825 43RD Ave NE, Naples, FL 34120, (hereinafter referred to as "Seller"), and COLLIER COUNTY, a political subdivision of the State of Florida, its successors and assigns, whose address is 3335 Tamiami Trail East, Suite 101, Naples, FL 34112, (hereinafter referred to as "Purchaser"). WITNESSETH WHEREAS, Seller is the owner of that 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. 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: AGREEMENT 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". II. PAYMENT OF PURCHASE PRICE 2.01 The purchase price (the "Purchase Price") for the Property shall be Seventy - Thousand One Hundred Ten Dollars and 001100 dollars (70,110.00), (U.S. Currency) payable at time of closing. III. CLOSING 3.01 The Closing (THE "CLOSING DATE", "DATE OF CLOSING", OR "CLOSING") of the transaction shall be held on or before two hundred and forty (240) days following execution of this Agreement by the Purchaser, or within thirty (30) days of Purchaser's receipt of all closing documents whichever is the later. The Closing shall be held at the Collier County Attorney's Office, Administration Building, 3299 Tamiami Trail East, Naples, Florida. The procedure to be followed by the parties in connection with the Closing shall be as follows; I Packet Pg. 1020 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:38845600006 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 Warranty 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. 3.0114 A W-9 Form, "Request for Taxpayer Identification and Certification" as required by the Internal Revenue Service. 3.012 At the Closing, the Purchaser, or its assignee, shall cause to be delivered to the Seller the following: 3.0121 A wire transfer or negotiable instrument 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 Each party shall be responsible for payment of its own attorney's fees. Seller, at its sole cost and expense, shall pay at Closing all documentary stamp taxes due relating to the recording of the Warranty Deed, in accordance with Chapter 201.01, Florida Statutes, and the cost of recording any instruments necessary to clear Seller's title to the Property. The cost of the Owner's Form B Title Policy, issued Packet Pg. 1021 CONSERVATION COLLIER TAX IDENTIFICATION NUMSER:38845600006 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. 3.03 Purchaser shall pay for the cost of recording the Warranty Deed. Real Property taxes shall be prorated based on the current year's tax with due allowance made for maximum allowable discount, homestead and any other applicable exemptions and paid by Seller. If Closing occurs at a date which the current year's millage is not fixed, taxes will be prorated based upon such prior year's millage. 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 Seller agrees to furnish any existing surveys of the Property in Seller's possession to Purchaser within 10 (ten) days of the effective date of this Agreement. Purchaser shall have the option, at its own expense, to obtain a Packet Pg. 1022 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:38845600006 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," unless the difference in acreage revealed by survey exceeds 5% of the overall acreage. If the survey provided by Seller or obtained by Purchaser, as certified by a registered Florida surveyor, shows: (a) an encroachment onto the property; or (b) that an improvement located on the Property projects onto lands of others, or (c) lack of legal access to a public roadway, the Purchaser shall notify the Seller in writing of such encroachment, projection, or lack of legal access, and Seller shall have the option of curing said encroachment or projection, or obtaining legal access to the Property from a public roadway, within sixty (60) days of receipt of said written notice from Purchaser. Purchaser shall have ninety (90) days from the effective date of this Agreement to notify Seller of any such objections. Should Seller elect not to or be unable to remove the encroachment, projection, or provide legal access to the property within said sixty (60) day period, Purchaser, by providing written notice to Seller within seven (7) days after expiration of said sixty (60) day period, may accept the Property as it then is, waiving any objection to the encroachment, or projection, or lack of legal access, 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 Property with the encroachment, or projection, or lack of legal access. V. INSPECTION PERIOD 5.01 Purchaser shall have one hundred and twenty (120) 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 use and purpose in the Conservation Collier program. 5.02 If Purchaser is not satisfied, for any reason whatsoever, with the results of any investigation, Purchaser shall deliver to Seller prior to 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 4 Packet Pg. 1023 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:38845600006 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 taxes next due and payable, after closing on the Property, shall be prorated at Closing based upon the gross amount of 2023 taxes, and shall be paid by Seller. 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. Purchaser shall have the right to seek and enforce all rights and remedies available at law or in equity to a contract vendee, including the right to seek specific performance of this Agreement. 5 Packet Pg. 1024 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:38845600006 16.F.3.j 9.02 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. 10.013 The warranties set forth in this paragraph 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, F Packet Pg. 1025 CONSERVATION COLLIER TAX IDENTIFICATION NUMSER:3$645600006 16.F.3.j 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. 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 therefor, 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. Packet Pg. 1026 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:38845600006 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 Seller represents, warrants and agrees to indemnify, reimburse, defend and hold Purchaser harmless from any and all costs (including attorney's fees) asserted against, imposed on or incurred by Purchaser, directly or indirectly, pursuant to or in connection with the application of any federal, state, local or common law relating to pollution or protection of the environment which shall be in accordance with, but not limited to, the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, 42 U.S.C. Section 9601, et seq., ("CERCLA" or "Superfund"), which was amended and upgraded by the Superfund Amendment and Reauthorization Act of 1986 ("SARA"), including any amendments or successor in function to these acts. This provision and the rights of Purchaser, hereunder, shall survive Closing and are not deemed satisfied by conveyance of title. 10.024 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. XI. NOTICES 11.01 Any notice, request, demand, instruction or other communication to be given to either party hereunder shall be in writing, sent by facsimile with automated confirmation of receipt, or by registered, or certified mail, return receipt requested, postage prepaid, addressed as follows: If to Purchaser: Summer Araque, Coordinator Conservation Collier Program 8 Packet Pg. 1027 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:36845600006 16. F.3.j Collier County Parks and Recreation Division Public Services Department Golden Gate Community Park 3300 Santa Barbara Blvd. Naples, Florida 34116 With a copy to: Nurth Jacobo, Property Acquisition Specialist Collier County Real Property Management 3335 Tamiami Trail East, Suite 101 Naples, Florida 34112 Telephone number: 239-252- 7609 Fax number: 239-252-8876 If to Seller: Julio Alberto Salgado 2825 43Fd Ave NE Naples, FL 34120 Telephone number: 239-692-1187 Fax Number: NIA 11.02 The addressees and numbers 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 Any and all brokerage commissions or fees shall be the sole responsibility of the Seller. Seller shall indemnify Purchaser and hold Purchaser harmless from and against any claim or liability for commission or fees to any broker or any other person or party claiming to have been engaged by Seller as a real estate broker, salesman or representative, in connection with this Agreement. Seller agrees to pay any and all commissions or fees at closing pursuant to the terms of a separate agreement, if any. XIII. MISCELLANEOUS 13.01 This Agreement may be executed in any manner of counterparts which together shall constitute the agreement of the parties. I Packet Pg. 1028 CONSERVATION COLLIER TAX IDENTIFICATION NUMDER:38845600006 13.02 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. 13.03 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. 13.04 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. 13.05 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. 13.06 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. 13.07 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. 13.08 Seller is aware of and understands that the "offer" to purchase represented by this Agreement is subject to acceptance and approval by the Board of County Commissioners of Collier County, Florida. This Agreement is subject to fund availability and future appropriation. Should the funds not be available or able to be used prior to closing the Purchaser or Seller may immediately terminate this agreement without any payment of any kind to Seller. 13.09 If the Seller holds the Property in the form of a partnership, limited partnership, corporation, trust or any form of representative capacity whatsoever for others, Seller shall make a written public disclosure, according to Chapter 286, Florida Statutes, under oath, of the name and address of every person having a beneficial interest in the Property before Property held in such capacity is conveyed to Collier County. (If the corporation is registered with the Federal Securities Exchange Commission or registered pursuant to Chapter 517, Florida Statutes, whose stock is for sale to the general public, it is hereby exempt from the provisions of Chapter 286, Florida Statutes.) 10 Packet Pg. 170279 CONSERVATION COLLIER TAX IDENTIFICATION NUMBERc38845600006 13.10 This Agreement is governed and construed in accordance with the laws of the State of Florida. XIV. ENTIRE AGREEMENT 14.01 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. IN WITNESS WHEREOF, the parties hereto have signed below. Dated Project/Acquisition Approved by BCC: AS TO PURCHASER: DATED: ATTEST: CRYSTAL K. KINZEL, Clerk Of the Circuit Court and Comptroller BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA An , Deputy Clerk Rick LoCastro., Chairman Approved as to form and legality: Ronald T. Tomasko, Assistant County Attorney IGV2!11111111VOI&IA111111010 DATED: WITNESSES: El Packet Pg. 1030 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:38845600006 16.F.3.j AS TO SELLER: DATED: 3 -023 ` aQa3 WITNESSES: Ql nature) �S,D n , Q V rahG r, j (Print d Na e) C (Si nature) (Printed Name) SOWA STEPHENS : :a"7,• MycommW10Nr EXPIRES: JaRuery25.O�i44 11 .60F,f��P:o:a Bwded Thru uoWy Pubk y 3-4 Z 12 AWAIM a �rI ALBERTb'9ULIO, SALGADO Packet Pg. 1031 16.F.3.j m 0 U c O r R L y C O U U) O O t U O O R N d C L Cm G ci O N d Q O J Packet Pg. 1032 16.F.3.j CONSERVATION COLLIER TAX IDENTIFICATION NUMBER: 38845600006 EXHIBIT "A" PROPERTY IDENTIFICATION NUMBER: 38845600006 LEGAL DESCRIPTION: THE WEST 180 FEET UNIT 42, ACCORDING PLAT BOOK 7, PAGE COUNTY, FLORIDA. 2.73 acres OF TRACT NO. 68, GOLDEN GATE ESTATES, TO THE PLAT THEREOF AS RECORDED IN 27, OF THE PUBLIC RECORDS OF COLLIER Packet Pg. 1033 16.F.3.k Conservation Collier Land Acquisition Program Project Design Report Salgado Property Date: March 2023 Property Owner: Julio Alberto Salgado Folios : 38845600006 Location: GOLDEN GATE EST UNIT 42 W 180FT OF TR 68 Size: 2.73 acres Purchase Price: $70,110 History of Proiect: Selected for the Selected Original Original Date of Updated "A" category, #1 for the "A" purchase Offer Updated Offer priority, on the category, offer made Accepted Offer Accepted Active Acquisition #1 priority, to owners List (AAL) by on AAL by CCLAAC BCC 12/9/2022 1/25/2022 9/22/2022 9/26/2022 2/17/2023 2/17/2023 Purpose of Proiect: Environmental Conservation Conservation Collier Program Program Oualifications: This parcel is located in the southern section of the Horsepen Strand adjacent to the Panther Walk Preserve. The Salgado parcel met the Initial Screening Criteria identified in the Conservation Collier Ordinance, No. 2007-65, as amended, including presence of native habitat, potential for nature -based recreational and educational opportunities, protection of water resource values and wetland dependent species habitat, presence of significant biological/ecological values, listed species habitat, connectivity, and restoration potential. Potential access for nature -based recreation, and enhancement of the aesthetic setting of Collier County This parcel offers access from 60th Ave NE off Everglades Blvd — a paved public road. This property could accommodate seasonal outdoor recreation, particularly due to the proximity to the Panther Walk Preserve. Opportunities for protection of water resource values, including aquifer recharge, water quality enhancement, protection of wetland dependent species habitat, and flood control The parcel is part of the greater Horsepen Strand flow way and contains a portion of a freshwater marsh. This parcel is home to many wetland dependent species of flora and fauna. Packet Pg. 1034 16.F.3.k Property enhances and/or protect the environmental value of current conservation lands through function as a buffer, ecological link, or habitat corridor This parcel, when joined with many others, can protect the flow of both wildlife and water through the Horsepen Strand. Zoning, Growth Management and Land Use Overlays: The Panther Walk and Horsepen Strand project parcels are entirely within the Northern Golden Gate Estates. The zoning classification for all the parcels is Estates (E), a rural residential classification. There are no additional land use overlays applicable. Proiected Management Activities: No hydrologic changes are necessary to maintain wetland characteristics on the project site. Projected management activities include the removal of invasive plants, the development of a Land Management Plan, and continued development of public access to selected portions of the preserve. Estimated Management Costs: Management Element 2023 2024 2025 2026 2027 Exotics $819 $546 $546 $546 $410 Signage $200 Total $1,019 $546 $546 $546 $410 SEE PAGES 3 AND 4 FOR AERIAL MAPS OF THE PARCEL. 2 Packet Pg. 1035 L' CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:41502640008 AGREEMENT FOR SALE AND PURCHASE THIS AGREEMENT is made and entered into by and between PAULETTE CHARLES, whose mailing address is 1484 Muir Circle, Clermont, FL 34711, (hereinafter referred to as "Seller"), and COLLIER COUNTY, a political subdivision of the State of Florida, its successors and assigns, whose address is 3335 Tamiami Trail East, Suite 101, Naples, FL 34112, (hereinafter referred to as "Purchaser"). WITNESSETH WHEREAS, Seller is the owner of that 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. 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: AGREEMENT 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". II. PAYMENT OF PURCHASE PRICE 2.01 The purchase price (the "Purchase Price") for the Property shall be TWENTY — TWO THOUSAND FIVE HUNDRED and 001100 DOLLARS (22,500.00), (U.S. Currency) payable at time of closing. Ill. CLOSING 3.01 The Closing (THE "CLOSING DATE", "DATE OF CLOSING", OR "CLOSING") of the transaction shall be held on or before one hundred and eighty (180) days following execution of this Agreement by the Purchaser. The Closing shall be held at the Collier County Attorney's Office, Administration Building, 3299 Tamiami Trail East, Naples, Florida. The procedure to be followed by the parties in connection with the Closing shall be as follows: Packet Pg. 1038 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:4I502640008 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 Warranty 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. 3.0114 A W 9 Form, "Request for Taxpayer Identification and Certification" as required by the Internal Revenue Service. 3.012 At the Closing, the Purchaser, or its assignee, shall cause to be delivered to the Seller the following: 3.0121 A wire transfer or negotiable instrument 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 Each party shall be responsible for payment of its own attorney's fees. Seller, at its sole cost and expense, shall pay at Closing all documentary stamp taxes due relating to the recording of the Warranty Deed, in accordance with Chapter 201.01, Florida Statutes, and the cost of recording any instruments necessary to clear Seller's title to the Property. The cost of the Owner's Form B Title Policy, issued 2 Packet Pg. 1039 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:41502640008 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. 3.03 Purchaser shall pay for the cost of recording the Warranty Deed. Real Property taxes shall be prorated based on the current year's tax with due allowance made for maximum allowable discount, homestead and any other applicable exemptions and paid by Seller. If Closing occurs at a date which the current year's millage is not fixed, taxes will be prorated based upon such prior year's millage. 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 Seller agrees to furnish any existing surveys of the Property in Seller's possession to Purchaser within 10 (ten) days of the effective date of this Agreement. Purchaser shall have the option, at its own expense, to obtain a M Packet Pg. 1040 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:41502640008 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," unless the difference in acreage revealed by survey exceeds 5% of the overall acreage. If the survey provided by Seller or obtained by Purchaser, as certified by a registered Florida surveyor, shows: (a) an encroachment onto the property; or (b) that an improvement located on the Property projects onto lands of others, or (c) lack of legal access to a public roadway, the Purchaser shall notify the Seller in writing of such encroachment, projection, or lack of legal access, and Seller shall have the option of curing said encroachment or projection, or obtaining legal access to the Property from a public roadway, within sixty (60) days of receipt of said written notice from Purchaser. Purchaser shall have ninety (90) days from the effective date of this Agreement to notify Seller of any such objections. Should Seller elect not to or be unable to remove the encroachment, projection, or provide legal access to the property within said sixty (60) day period, Purchaser, by providing written notice to Seller within seven (7) days after expiration of said sixty (60) day period, may accept the Property as it then is, waiving any objection to the encroachment, or projection, or lack of legal access, 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 Property with the encroachment, or projection, or lack of legal access. V. INSPECTION PERIOD 5.01 Purchaser shall have one hundred and twenty (120) 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 use and purpose in the Conservation Collier program. 5.02 If Purchaser is not satisfied, for any reason whatsoever, with the results of any investigation, Purchaser shall deliver to Seller prior to 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 4 Packet Pg. 1041 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:41502640008 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 taxes next due and payable, after closing on the Property, shall be prorated at Closing based upon the gross amount of the current year's taxes, and shall be paid by Seller. 1X. 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. Purchaser shall have the right to seek and enforce all rights and remedies available at law or in equity to a contract vendee, including the right to seek specific performance of this Agreement. 9.02 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. Packet Pg. 10 2 CONSERVATION COLLIER TAX IDENTIFICATION NUMSER:41502640008 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. 10.013 The warranties set forth in this paragraph 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. n Packet Pg. 1043 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:41502640008 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. 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 therefor, proposals for public improvement assessments, pay -back agreements, paving agreements, road expansion or 7 Packet Pg. 1044 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:41502640008 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 Seller represents, warrants and agrees to indemnify, reimburse, defend and hold Purchaser harmless from any and all costs (including attorney's fees) asserted against, imposed on or incurred by Purchaser, directly or indirectly, pursuant to or in connection with the application of any federal, state, local or common law relating to pollution or protection of the environment which shall be in accordance with, but not limited to, the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, 42 U.S.C. Section 9601, et seq., ("CERCLA" or "Superfund"), which was amended and upgraded by the Superfund Amendment and Reauthorization Act of 1986 ("SARA"), including any amendments or successor in function to these acts. This provision and the rights of Purchaser, hereunder, shall survive Closing and are not deemed satisfied by conveyance of title. 10.024 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. XI. NOTICES 0 Packet Pg. 1045 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:41502640008 11.01 Any notice, request, demand, instruction or other communication to be given to either party hereunder shall be in writing, sent by facsimile with automated confirmation of receipt, or by registered, or certified mail, return receipt requested, postage prepaid, addressed as follows: If to Purchaser: Summer Araque, Coordinator Conservation Collier Program Collier County Parks and Recreation Division Public Services Department Golden Gate Community Park 3300 Santa Barbara Blvd. Naples, Florida 34116 With a copy to: Vivian Rodriguez, Property Acquisition Specialist Collier County Real Property Management 3335 Tamiami Trail East, Suite 101 Naples, Florida 34112 Telephone number: 239-252- 7609 Fax number: 239-252-8876 If to Seller: Paulette Charles 1484 Muir Circle Clermont, FL 34711 Telephone number: 305-764-4694 Fax Number: NIA 11.02 The addressees and numbers 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 Any and all brokerage commissions or fees shall be the sole responsibility of the Seller. Seller shall indemnify Purchaser and hold Purchaser harmless from and against any claim or liability for commission or fees to any broker or any other person or party claiming to have been engaged by Seller as a real estate broker, Packet Pg. 1046 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:41502640008 salesman or representative, in connection with this Agreement. Seller agrees to pay any and all commissions or fees at closing pursuant to the terms of a separate agreement, if any. XIII. MISCELLANEOUS 13.01 This Agreement may be executed in any manner of counterparts which together shall constitute the agreement of the parties. 13.02 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. 13.03 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. 13.04 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. 13.05 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. 13.06 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. 13.07 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. 13.08 Seiler is aware of and understands that the "offer" to purchase represented by this Agreement is subject to acceptance and approval by the Board of County Commissioners of Collier County, Florida. This Agreement is subject to fund availability and future appropriation. Should the funds not be available or able to be used prior to closing the Purchaser or Seiler may immediately terminate this agreement without any payment of any kind to Seller. 10 Packet Pg. 1047 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:41502640008 13.09 If the Seller holds the Property in the form of a partnership, limited partnership, corporation, trust or any form of representative capacity whatsoever for others, Seller shall make a written public disclosure, according to Chapter 286, Florida Statutes, under oath, of the name and address of every person having a beneficial interest in the Property before Property held in such capacity is conveyed to Collier County. (If the corporation is registered with the Federal Securities Exchange Commission or registered pursuant to Chapter 517, Florida Statutes, whose stock is for sale to the general public, it is hereby exempt from the provisions of Chapter 286, Florida Statutes.) 13.10 This Agreement is governed and construed in accordance with the laws of the State of Florida. XIV. ENTIRE AGREEMENT 14.01 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. IN WITNESS WHEREOF, the parties hereto have signed below. Dated Project/Acquisition Approved by BCC: AS TO PURCHASER: 871119:9r7 ATTEST: CRYSTAL K. KINZEL, Clerk Of the Circuit Court and Comptroller BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA , Deputy Clerk RICK LOCASTRO, Chairman II Packet Pg. 1048 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:41502640008 AS TO SELLER: DATED: `i zz0z3 WITNESSES: (Signature) '-&Jme-ff- (Printed, Name) �V (Signature) D VA� U G A (Printed Name) Approv d to f m a d legality: tt444-� onald T. Tomasko, Assistant County Attorney 12 lZle-7r,6-- �y PAULE TE CHARLES M ti LO N N N L L U a c 0 a� L 0 r r- c0 G L Q E M :i a 5 �1 Packet Pg. 1049 CONSERVATION COLLIER TAX IDENTIFICATION NUMBER:41502640008 EXHIBIT "A" PROPERTY IDENTIFICATION NUMBER: 41502640008 LEGAL DESCRIPTION: THE WEST 75 FEET OF THE EAST 180 FEET OF TRACT 28, GOLDEN GATE ESTATES, UNIT NO. 91, ACCORDING TO THE MAP OR PLAT THEREOF, AS RECORDED IN PLAT BOOK 5, PAGE 30, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. 1.14 acres Packet Pg. 1050 1 6.F.3.n Conservation Collier Land Acquisition Program Project Design Report Charles Property Date: March 2023 Property Owner: Paulette Charles Folios : 41502640008 Location: GOLDEN GATE EST UNIT 91 W 75FT OF E 18OFT OF TR 28 Size: 1.14 acres Purchase Price: $22,500 History of Proiect: Selected for the "A" Selected for the Original Original Date of Updated category, #1 priority, "A" category, #1 purchase Offer Updated Offer on the Active priority, on AAL offer made Accepted Offer Accepted Acquisition List by BCC to owners AAL by CCLAAC 12/9/2022 1/25/2022 9/22/2022 10/27/2022 2/17/2023 2/17/2023 Purpose of Proiect: Environmental Conservation — Conservation Collier Program Program Oualifications: This parcel is adjacent to the Dr. Robert H. Gore III Preserve. The Charles parcel was considered due to its proximity to an existing Conservation Collier preserve. The Charles project met 5 out of 6 Initial Screening Criteria identified in the Conservation Collier Ordinance, No. 2007-65, as amended, including presence of native habitat, potential for nature -based recreational and educational opportunities, protection of water resource values and wetland dependent species habitat, presence of significant biological/ecological values, listed species habitat, connectivity, and restoration potential. Potential access for nature -based recreation, and enhancement of the aesthetic setting of Collier County This parcel offers access from 361h Ave SE off Desoto Blvd — a paved public road. This property could accommodate outdoor recreation, particularly due to the proximity to the Dr. Robert H. Gore III Preserve. Opportunities for protection of water resource values, including aquifer recharge, water quality enhancement, protection of wetland dependent species habitat, and flood control The parcel has many wetland dependent plant species and contains karst topography, which is a wetland indicator, despite soils that indicate that wetlands may also be seasonal. The parcel provides minimal water quality enhancement beyond accommodating sheet flow into the I-75 canal. 1 Packet Pg. 1051 1 6.F.3.n Property enhances and/or protect the environmental value of current conservation lands through function as a buffer, ecological link, or habitat corridor The Charles parcel expands the Dr. Robert H. Gore III Preserve. This parcel, joined with many others, could also permanently protect a corridor between North Belle Meade and the Florida Panther National Wildlife Refuge. Zoning, Growth Management and Land Use Overlays: The parcel is within the Northern Golden Gate Estates. The zoning classification is Estates (E), a rural residential classification. There are no additional land use overlays applicable. Projected Management Activities: Projected management activities include the removal of invasive plants, the development of a Land Management Plan, and continued development of public access to selected portions of the preserve. Estimated Management Costs: Management Element 2023 2024 2025 2026 2027 Exotics $570 $456 $456 $456 $285 Signage $200 Total $770 $456 $456 $456 $285 SEE PAGES 3 AND 4 FOR AERIAL MAPS OF THE PARCEL. 2 Packet Pg. 1052 1 6.F.3.n r-1 CHARLES, PAULETTE Dr. Robert Gore III Preserve Property Owner Accepted Offer CON ATION LLIER CO ,-.r County Packet Pg. 1053 1 6.F.3.n C-Ar County +. a Packet Pg. 1054 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com REAL ESTATE APPRAISAL REPORT PANTHER WALK Residential Land Generally within Golden Gate Estates Unit 42 Naples, Collier County, Florida, 34120 PREPARED FOR: Mr. Roosevelt Leonard, R/W-AC Real Property Management Collier County 3335 Tamiami Trail East, Suite 101 Naples, FL 34112 Client File: PO Number 4500216604 EFFECTIVE DATE OF THE APPRAISAL: August 21, 2022 DATE OF THE REPORT: August 26, 2022 REPORT FORMAT: Appraisal Report PREPARED BY: RKL Appraisal and Consulting, PLC RKL File Number: 2022-197 Subject Parcels Panther Walk Generally within Golden Gate Estates Unit 42 Naples, Florida 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com August 26, 2022 Mr. Roosevelt Leonard, R/W-AC Collier County 3335 Tamiami Trail East, Suite 101 Naples, FL 34112 Re: Real Estate Appraisal Panther Walk Generally within Golden Gate Estates Unit 42, Naples, Collier County, Florida, 34120 Client File: PO Number 4500216604 RKL File Number: 2022-197 Dear Mr. Leonard: At your request, RKL Appraisal and Consulting, PLC has prepared the accompanying appraisal for the above referenced property. The purpose of the appraisal is to estimate the market value on a price per acre basis within the area identified as the Panther Walk Project Area. All targeted parcels contain 100% wetlands. The intended users for the assignment are Collier County Real Property Management (Conservation Collier Program), and the intended use of the appraisal is to assist Collier County in its determination of market value for the potential acquisition through the Conservation Collier Program. We use the appraisal report option of Standards Rule 2-2 of USPAP to report the assignment results. Please reference the appraisal scope section of this report for important information regarding the scope of research and analysis for this appraisal, including property identification, inspection, highest and best use analysis, and valuation methodology. The accompanying appraisal conforms with the Uniform Standards of Professional Appraisal Practice (USPAP), the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute, and the appraisal guidelines of Collier County. The appraisal also conforms with the appraisal regulations issued in connection with the Financial Institutions Reform, Recovery and Enforcement Act (FIRREA). The subject market area is identified by Conservation Collier as Panther Walk. The Panther Walk targeted area contains 12 parcels totaling 29.77 acres within Golden Gate Estates Unit 42. The per acre values reported in this market study will be offered to property owners with 1.0 to 5.0 acre parcels. The target area is designated as wetlands on the FDEP Informal Wetland Determinations March 2016 map and is located within the Estates zoning designation which allows for low density residential development with limited agricultural uses. Mr. Roosevelt Leonard, R/W-AC Collier County August 26, 2022 Page 2 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com Based on the appraisal described in the accompanying report, subject to the Limiting Conditions and Assumptions, Extraordinary Assumptions and Hypothetical Conditions (if any), I have made the following value conclusion(s): VALUE CONCLUSIONS Appraisal Premise Interest Appraised Date of Value Market Value, As Is Fee Simple August 21, 2022 Area Panther Walk Panther Walk Typical Parcel Size 1.0 - 3.0 acres 3.0 - 5.0 acres Indicated Value per Acre 100% Wetlands $27,000 $26,000 The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions. These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Assumptions: None. Respectfully submitted, RKL APPRAISAL AND CONSULTING, PLC Rachel M. Zucchi, MAI, CCIM Florida State-Certified General Real Estate Appraiser RZ2984 rzucchi@rklac.com; Phone 239-596-0801 PANTHER WALK TABLE OF CONTENTS TABLE OF CONTENTS Summary of Important Facts and Conclusions ................................................................... 1 Introduction Information ..................................................................................................... 2 Subject Identification ...................................................................................................... 2 Current Ownership and Property History ....................................................................... 2 Appraisal Scope .............................................................................................................. 2 Client, Intended User, and Intended Use ........................................................................ 3 Definition of Market Value ............................................................................................. 3 Definition of Property Rights Appraised ........................................................................ 3 Purpose of Appraisal, Property Rights Appraised, and Dates ........................................ 3 Scope of Work ................................................................................................................ 4 Economic Analysis ............................................................................................................. 5 National Economic Analysis........................................................................................... 5 Florida Economic Analysis ............................................................................................. 8 Collier County Area Analysis ......................................................................................... 9 Property Description and Analysis ................................................................................... 25 Site Analysis ................................................................................................................. 25 Highest and Best Use .................................................................................................... 34 Valuation Methodology .................................................................................................... 36 Analyses Applied .......................................................................................................... 37 Sales Comparison Approach – Panther Walk Wetlands ............................................... 38 Reconciliation ............................................................................................................... 45 Final Value Conclusion................................................................................................. 45 Certification ...................................................................................................................... 46 Assumptions and Limiting Conditions ............................................................................. 48 Addenda Appraiser Qualifications ....................................................................................... Addendum A Property Information ............................................................................................ Addendum B Comparable Data .................................................................................................. Addendum C PANTHER WALK SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS Page 1 SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS GENERAL Subject: Panther Walk Generally within Golden Gate Estates Unit 42, Naples, Collier County, Florida, 34120 Owner: Multiple Legal Description: Multiple parcels generally located within Golden Gate Estate Unit 42 Tax Identification: Multiple parcels generally located within Golden Gate Estates Unit 42 Intended Use: The intended use is to assist Collier County in its determination of market value for the potential acquisition through the Conservation Collier Program. Intended User(s): Collier County Real Property Management (Conservation Collier Program) PROPERTY Parcel ID Gross Land Area (Acres) Typical Parcel Size (Acres)Zoning FDEP Informal Wetland Determination Panther Walk 29.77 1.14 - 5.0 E - Estates 100% Wetlands Market Areas Highest and Best Use As Vacant Conservation and/or single-family development Exposure Time 12 months Marketing Period 12 months VALUE INDICATIONS Effective Date(s) August 21, 2022 Property Rights Fee Simple Area Panther Walk Panther Walk Typical Parcel Size 1.0 - 3.0 acres 3.0 - 5.0 acres Indicated Value per Acre 100% Wetlands $27,000 $26,000 The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions. These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Assumptions: None. PANTHER WALK INTRODUCTION INFORMATION Page 2 INTRODUCTION INFORMATION SUBJECT IDENTIFICATION Subject: Panther Walk Generally within Golden Gate Estates Unit 42, Naples, Collier County, Florida, 34120 Legal Description: Multiple parcels generally located within Golden Gate Estate Unit 42 Tax Identification: Multiple parcels generally located within Golden Gate Estates Unit 42 The subject market area is identified by Conservation Collier as Panther Walk. The Panther Walk targeted area contains 12 parcels totaling 29.77 acres within Golden Gate Estates Unit 42. The per acre values reported in this market study will be offered to property owners with 1.0 to 5.0 acre parcels. The target area is designated as wetlands on the FDEP Informal Wetland Determinations March 2016 map and is located within the Estates zoning designation which allows for low density residential development with limited agricultural uses. CURRENT OWNERSHIP AND PROPERTY HISTORY Owner There are multiple owners. APPRAISAL SCOPE According to the Uniform Standards of Professional Appraisal Practice, it is the appraiser’s responsibility to develop and report a scope of work that results in credible results that are appropriate for the appraisal problem and intended user(s). Therefore, the appraiser must identify and consider: ● the client and any other intended users; ● the intended use of the appraiser’s opinions and conclusions; ● the type and definition of value; ● the effective date of the appraiser’s opinions and conclusions; ● subject of the assignment and its relevant characteristics ● assignment conditions ● the expectations of parties who are regularly intended users for similar assignments; and ● what an appraiser’s peer’s actions would be in performing the same or a similar assignment. PANTHER WALK INTRODUCTION INFORMATION Page 3 CLIENT, INTENDED USER, AND INTENDED USE The client and the intended user of the appraisal are Collier County Real Property Management (Conservation Collier Program). The intended use is to assist Collier County in its determination of market value for the potential acquisition through the Conservation Collier Program. The appraisal is not intended for any other use or user. DEFINITION OF MARKET VALUE Market value definition used by agencies that regulate federally insured financial institutions in the United States is defined by The Dictionary of Real Estate Appraisal, 7th ed. (Chicago: Appraisal Institute, 2022) as: The most probable price that a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: ▪ Buyer and seller are typically motivated; ▪ Both parties are well informed or well advised, and acting in what they consider their best interests; ▪ A reasonable time is allowed for exposure in the open market; ▪ Payment is made in terms of cash in United States dollars or in terms of financial arrangements comparable thereto; and ▪ The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale.” (Source: 12 C.F.R. Part 34.42(g); 55 Federal Register 34696, August 24, 1990, as amended at 57 Federal Register 12202, April 9, 1992; 59 Federal Register 29499, June 7, 1994) DEFINITION OF PROPERTY RIGHTS APPRAISED Fee simple estate is defined as an: “Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat.” (Source: The Dictionary of Real Estate Appraisal, 7th ed. (Chicago: Appraisal Institute, 2022) PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES The purpose of the appraisal is to estimate the market value on a price per acre basis within the area identified as the Panther Walk Project Area. All targeted parcels contain 100% wetlands. The effective date of the subject appraisal is August 21, 2022. The date of inspection was August 21, 2022. The date of the report is August 26, 2022. PANTHER WALK INTRODUCTION INFORMATION Page 4 SCOPE OF WORK The problem to be solved is to estimate the market value on a price per acre basis within the area identified as the Panther Walk Project Area. All targeted parcels contain 100% wetlands. SCOPE OF WORK Report Type: This is an Appraisal Report as defined by Uniform Standards of Professional Appraisal Practice under Standards Rule 2-2(a). This format provides a summary or description of the appraisal process, subject and market data and valuation analyses. Property Identification: The subject area is identified generally as the wetland parcels within Panther Walk. An aerial shows the approximate border of Panther Walk. Inspection: A limited on site inspection was made and photographs were taken. Market Area and Analysis of Market Conditions: A complete analysis of market conditions has been made. The appraiser maintains and has access to comprehensive databases for this market area and has reviewed the market for sales and listings relevant to this analysis. Highest and Best Use Analysis: A complete as vacant highest and best use analysis has been made. Physically possible, legally permissible, and financially feasible uses were considered, and the maximally productive use was concluded. Valuation Analyses Cost Approach: A cost approach was not applied as there are no improvements that contribute value to the property. Sales Comparison Approach: A sales approach was applied as typically this is the most appropriate approach for the valuation of vacant land. This approach is applicable to the subject because there is an active market for similar properties and sufficient sales data is available for analysis. Income Approach: An income approach was not applied as the subject is not likely to generate rental income as vacant land. Hypothetical Conditions: None. Extraordinary Assumptions: None. Comments The individual sections of the report detail the additional research, confirmation, and analysis of relevant data. PANTHER WALK NATIONAL ECONOMIC ANALYSIS Page 5 ECONOMIC ANALYSIS NATIONAL ECONOMIC ANALYSIS The Federal Reserve Open Market Committee (FOMC) released the following statement on July 27, 2022. Recent indicators of spending and production have softened. Nonetheless, job gains have been robust in recent months, and the unemployment rate has remained low. Inflation remains elevated, reflecting supply and demand imbalances related to the pandemic, higher food and energy prices, and broader price pressures. Russia's war against Ukraine is causing tremendous human and economic hardship. The war and related events are creating additional upward pressure on inflation and are weighing on global economic activity. The Committee is highly attentive to inflation risks. The Committee seeks to achieve maximum employment and inflation at the rate of 2 percent over the longer run. In support of these goals, the Committee decided to raise the target range for the federal funds rate to 2-1/4 to 2-1/2 percent and anticipates that ongoing increases in the target range will be appropriate. In addition, the Committee will continue reducing its holdings of Treasury securities and agency debt and agency mortgage-backed securities, as described in the Plans for Reducing the Size of the Federal Reserve's Balance Sheet that were issued in May. The Committee is strongly committed to returning inflation to its 2 percent objective. In assessing the appropriate stance of monetary policy, the Committee will continue to monitor the implications of incoming information for the economic outlook. The Committee would be prepared to adjust the stance of monetary policy as appropriate if risks emerge that could impede the attainment of the Committee's goals. The Committee's assessments will take into account a wide range of information, including readings on public health, labor market conditions, inflation pressures and inflation expectations, and financial and international developments. The following table details the economic forecasts of Federal Reserve Board members and Federal Reserve Bank presidents as of June 2022. Real GDP is projected to grow at a rate of 1.7% in 2022, a decline from the previous March projection of 2.8%. The unemployment projection for 2022 increased from 3.5% to 3.7%. The Core PCE inflation projection was increased to 4.3% in 2022. PANTHER WALK NATIONAL ECONOMIC ANALYSIS Page 6 According to Freddie Mac Chief Economist Sam Khater, despite some obvious headwinds, the housing market remains strong as the economy grows. “Even as mortgage rates are expected to increase and home prices continue to rise, homebuyer demand remains steady as inventory issues have slightly improved. According to a January Washington Post article, the story of 2021 was how quickly home prices accelerated. The national median home price hit $362,800 in June, an all-time high, according to the National Association of Realtors. The Case-Shiller home price index peaked in August, when prices rose 19.8 percent year-over-year that month. The housing market was doing well at the turn of the year and may normalize, said Lawrence Yun, chief economist at the National Association of Realtors, a trade association for real estate agents. “All markets are seeing strong conditions, and home sales are the best they have been in 15 years,” Yun said. “The housing sector’s success will continue, but I don’t expect 2022’s performance to exceed 2021’s.” He said sales may decline this year but predicts that they will exceed pre-pandemic levels. His forecast is based on an expectation of more inventory in the coming months. The increased supply will be generated, in part, from new housing construction as well as from the end of forbearance for struggling mortgage payers, a situation that will cause some homeowners to sell. According to the National Association of Real Estate Investment Trusts’ (NAREIT) 2022 Outlook, 2022 is likely to see significant further improvement in overall economic conditions, with rising GDP, job growth, and higher incomes, in a supportive financial market environment where inflation pressures gradually subside and long-term interest rates remain well below their historical norms. The emergence of the new Omicron variant of COVID-19 in late November 2021 serves as a reminder that the threat of new waves of infection looms over all aspects of the global economy. Increasing vaccination rates and natural immunity due to prior infection may help contain these risks. Some sectors remain below pre-pandemic levels, including lodging/resorts, office, diversified, and health care REITs. Other sectors, however, have had double-digit returns. Some sectors have delivered exceptional returns, including industrial REITs, with total returns of 57% through November 2021, and self-storage REITs—which have had a surge of demand due to strong housing markets and home sales, plus additional need for space during the pandemic—with investment returns exceeding 70%. Macroeconomic fundamentals are sound, and except for a few significant obstacles in the near term, PANTHER WALK NATIONAL ECONOMIC ANALYSIS Page 7 growth is likely to continue at above-trend pace in 2022. Job growth has been impressive, averaging 555,000 per month in 2021 through November, reducing the unemployment rate to 4.2%. With total payroll employment still 7 million below the pre-pandemic trend, the job market and the overall economy have considerable running room ahead. The 2022 CBRE U.S. Real Estate Market Outlook projects a positive outlook for the economy and commercial real estate in 2022, despite uncertainty over potential impacts of the COVID omicron variant and other risks. There may be other bumps along the way, notably from the ripple effects of an economic slowdown in China and rising oil prices, but the factors that held back growth in 2021—labor shortages, supply disruptions, inflation and other COVID variants—will ease. Monetary policy will tighten to keep longer-term inflation pressures in check, which may trigger some short-run volatility in the stock market, but it will not be enough to dampen investor demand for real estate. CBRE projects a record year for commercial real estate investment, enabled by high levels of low-cost debt availability and new players drawn to real estate debt’s attractive risk-adjusted returns. Commercial real estate values will rise, particularly for sought-after industrial and multifamily assets. Investors will sharpen their focus on emerging opportunities in the office and retail sectors in search of better returns. According to the Deloitte Center for Financial Services annual Commercial Real Estate Outlook for 2022, Eighty percent of respondents expect their institution’s revenues in 2022 to be slightly or significantly better than 2021 levels. In 2022, many real estate companies are not expected to be out of the woods yet, but the solid fundamentals that buoyed the sector pre-pandemic could help in the short term. The tight labor market is bringing workforce issues to the forefront, such as well-being, ESG, and adopting a more individualized approach to where work gets done (remote/office/hybrid). Our survey indicates CRE employees want their firms to be more purpose-driven. According to the PwC Emerging Trends in Real Estate 2022, confounding initial expectations of a protracted recession and then recovery spanning several years, the economy began to bounce back almost as quickly as it shut down. The recession ended up lasting only two months—the shortest on record—according to the official arbiters of business cycles. Economic output is already back above pre-COVID levels, and jobs may recover to previous levels by early 2022. The economic outlook certainly looked much better in mid-2021 than could reasonably have been hoped for a year earlier. Not only has economic output already recovered to pre-COVID levels, but growth is forecast to be at its highest rate in decades during 2021 and 2022. According to J.P. Morgan Chase 2022 commercial real estate outlook, the commercial real estate industry has a positive outlook heading into 2022. Although there were some surprises and overly negative forecasts surrounding retail and office commercial real estate markets, industrial continues to perform well. Overall, the future of multifamily looks bright, with a couple notable exceptions. The year ahead looks positive, with retail and multifamily asset classes rebounding and industrial continuing to thrive. Commercial real estate has also found innovative ways to increase the affordable and workforce PANTHER WALK FLORIDA ECONOMIC ANALYSIS Page 8 housing supply. The public and private sectors must work together to prioritize infrastructure to help the economy grow. FLORIDA ECONOMIC ANALYSIS According to the U.S. Census Bureau, Florida trailed only Texas in population increases from 2020 to 2021, while the nation had the slowest growth rate in its history. Florida's grew by 211,196 residents from July 1, 2020, to July 1, 2021, to a population of 21,781,128, the census estimates show. Texas grew by an estimated 310,288 residents to a population of 29,527,941. The Bureau of Economic and Business Research at the University of Florida projects the state's population, which surpassed 20 million in mid 2015, to rise to 24.42 million by 2030 and 26.36 million by 2040. According to the Fall 2021 Florida Forecast prepared by the Institute for Economic Competitiveness at the University of Central Florida, Florida’s economy, as measured by real Gross State Product, will expand at an average annual rate of 2.4% from 2021 to 2024. After contracting by 2.8% in 2020, real Gross State Product will rise by 5.1% in 2021. Payroll job growth in Florida will continue to outpace national job growth as the labor market climbs out of a deep hole. Average job growth over the 2021-2024 period will be 0.1 percentage points faster than the national economy. Housing starts will pick up going forward, but not nearly fast enough to offset the large shortage of single-family housing in the short run. House price appreciation will decelerate over this period as supply catches up with strong demand and as affordability gets further out of reach for many. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 9 Labor force growth in Florida is projected to average 2.2% from 2021-2024. After a sharp contraction of 2.1% in 2020, strong payroll job creation will boost Florida’s labor market recovery. The prospects of finding a job and higher wages will bring more Floridians back to the hunt for employment, particularly those who dropped out of the labor market as a result of the lockdowns and recession. COVID-19 Governor Ron DeSantis issued a "safer-at-home" order on April 3, 2020 in an effort to limit the spread of coronavirus. Governor DeSantis announced on April 29, 2020 that he would lift the "safer-at-home" order on May 4, 2020. Retailers and restaurants are allowed to reopen in limited capacities while movie theaters, gyms, bars, and face-to-face personal service providers (such as barbers and nail salons) will remain closed. Phase One of the three-phase “Safe. Smart. Step-by-Step” plan excludes Miami-Dade, Broward, and Palm Beach counties. As of September 25, 2020 Governor DeSantis announced Florida would be entering Phase 3 in reopening the state, meaning restaurants, bars, salons and other businesses will be allowed to reopen under full capacity. On May 3, 2021, Governor DeSantis signed an executive order that immediately suspended the state’s remaining COVID-19 public health restrictions. As of November 29, 2021, Governor DeSantis again announced the state will not be issuing any lockdowns or restrictions. COLLIER COUNTY AREA ANALYSIS Collier County has long been an attractive place to retire and it continues to be an area that experiences a great deal of seasonal population increases. According to the Collier County Comprehensive Planning Department, Collier County’s population increases up to 25% between November and April due to seasonal residents and short-term PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 10 agricultural workers in the Immokalee area. The population increase creates a high degree of seasonality within the retail, service, and hospitality sectors of Collier County’s economy. Collier County is located less than 150 miles from Fort Myers, Fort Lauderdale, Miami, Sarasota, and West Palm Beach as shown in the following table. Metro Area Miles Fort Myers 44 Jacksonville 378 Fort Lauderdale 107 Tallahassee 435 Miami 128 Atlanta 616 Sarasota 120 New York 1,311 West Palm Beach 150 Dallas 1,315 Tampa 169 Chicago 1,335 Orlando 238 Distance to Other Major Markets Population The Bureau of Economic and Business Research, University of Florida released the following population statistics for Southwest Florida. As shown, total population increased in five of the six Southwest Florida counties with the greatest growth (2010- 2020) in Lee County and the second highest in Collier County. Lee County maintained the highest growth rate of the six counties from 2020 to 2021. State and 2020 2010 2000 County 2021 2020 2010 2000 to 2021 to 2020 to 2010 FLORIDA 21,898,945 21,538,187 18,801,332 15,982,824 1.7 14.6 17.6 Charlotte 190,570 186,847 159,978 141,627 2.0 16.8 13.0 Collier 382,680 375,752 321,520 251,377 1.8 16.9 27.9 Glades 12,130 12,126 12,884 10,576 0.0 -5.9 21.8 Hendry 40,540 39,619 39,140 36,210 2.3 1.2 8.1 Lee 782,579 760,822 618,754 440,888 2.9 23.0 40.3 Sarasota 441,508 434,006 379,448 325,961 1.7 14.4 16.4 Sources: US Census Bureau (2020, 2010, and 2000 Census) and University of Florida, Bureau of Economic and Business Research (2021 Estimates). Table 3. Population and Population Change for Counties in Florida, 2000 to 2021 Percent Change Population PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 11 The following table shows the projected population through 2045. As shown, Lee County also has the highest projected growth rates with Collier County as a close second. 2020 2025 2030 2035 2040 2020 2025 2030 2035 2040 2045 to 2025 to 2030 to 2035 to 2040 to 2045 Southwest Florida 1,819,225 1,985,168 2,120,232 2,233,319 2,332,233 2,420,791 9.12%6.80%5.33%4.43%3.80% Charlotte 187,904 203,016 215,478 225,562 234,391 242,460 8.04%6.14%4.68%3.91%3.44% Collier 387,450 423,564 452,806 477,771 499,729 518,956 9.32%6.90%5.51%4.60%3.85% Glades 13,609 14,272 14,811 15,222 15,560 15,851 4.87%3.78%2.77%2.22%1.87% Hendry 40,953 42,898 44,380 45,554 46,570 47,468 4.75%3.45%2.65%2.23%1.93% Lee 750,493 829,303 894,597 948,834 996,086 1,038,511 10.50%7.87%6.06%4.98%4.26% Sarasota 438,816 472,115 498,160 520,376 539,897 557,545 7.59%5.52%4.46%3.75%3.27% Percent Change Projections of Florida Population by County, 2020-2045, with Estimates for 2020 Source: University of Florida, Bureau of Economic and Business Research, Florida Population Studies, Bulletin 190, June 2021 Population U.S. News & World Report, the global authority in rankings and consumer advice evaluated the country’s 150 most populous metropolitan areas based on affordability, job prospects and desirability. The 2020-2021 25 Best Places to Retire is dominated by Florida metro areas, largely due to affordable homes, low taxes and high ratings for happiness and desirability. Increases in Desirability and Job Market scores lifted Sarasota from No. 2 last year to overtake Fort Myers for the No. 1 spot for 2020-2021. Naples was No. 4 on the list behind Port St. Lucie. However, Naples dropped to 12th overall in the 2022-2023 Best Places to Live report released by U.S. News & World Report in May 2022. Cape Coral-Fort Myers fell from No. 43 to No. 100 while Sarasota-Bradenton maintained its No. 9 ranking. Collier County has become the most expensive place to buy a home in the eastern U.S. according to data released by the National Association of Realtors in May 2022. Employment The local economy is largely dependent on the real estate market. Covid-19 negatively impacted overall employment and the service and leisure and hospitality sectors in particular; however, jobs continue to return as the market improves. Tourism drives much of the Collier County area's economy, with leisure and hospitality composing almost 20% of the workforce. When lumped in with retail trade, Collier County has nearly 35% of its entire workforce in these sectors, the third-highest proportion in Florida. Collier County has experienced among the nation's strongest population and job growth rates over the past five years. While the overall rate of jobs added over the year prior to the pandemic had slowed to under 3%, Collier County still posted growth rates of roughly double the national average. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 12 PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 13 The following table shows employment projections through 2029 by the Florida Department of Economic Opportunity. As shown, agricultural employment is projected to decline while the leisure and hospitality industry has the largest projected growth rate of 19.1% followed by Professional and Business Services (16.4%). NAICS Title 2021 2029 Growth Percent Growth Total, All Industries 538,465 611,699 73,234 13.6 Agriculture, Forestry, Fishing & Hunting 8,270 7,193 -1,077 -13.0 Mining 399 434 35 8.8 Construction 56,144 63,917 7,773 13.8 Manufacturing 12,859 13,736 877 6.8 Trade, Transportation and Utilities 95,808 106,868 11,060 11.5 Information 4,357 4,641 284 6.5 Financial Activities 25,107 28,402 3,295 13.1 Professional and Business Services 62,254 72,464 10,210 16.4 Education and Health Services 107,269 123,960 16,691 15.6 Leisure and Hospitality 78,490 93,510 15,020 19.1 Other Services, Ex. Public Admin 20,192 22,669 2,477 12.3 Government 65,398 72,624 7,226 11.0 Self Employed and Unpaid Family Workers, All Jobs 40,799 44,548 3,749 9.2 Florida Department of Economic Opportunity Employment JOBS BY INDUSTRY CHARLOTTE, COLLIER, GLADES, HENDRY, AND LEE COUNTIES Collier County unemployment peaked in August 2010 at 13.0% and had generally been declining until the Covid-19 pandemic with unemployment peaking again at 13.5% in April 2020. The preliminary reported unemployment rate in February 2022 was only 2.6%. The annual Collier County rate peaked in 2010 at 11.6% and had declined steadily since until the spike from the Covid-19 pandemic in April 2020. However, unemployment numbers have steadily decreased as the economy continues to improve. The 2020 annual rate was 7.5% and the 2021 annual rate declined to 3.7%. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 14 As of February 2022, the unemployment rate for the State of Florida was 3.1%, down from the peak in May 2020 of 13.9%. On a national level, the unemployment rate in February 2022 was 3.8%, a decrease from the peak in April 2020 of 14.7%. Collier County currently has a lower February rate, at 2.6%, than state and national levels. The local economy is largely dependent on the real estate market. The following table from the U.S. Department of Labor shows Naples/Immokalee/Marco Island employment from 2012 through March 2022. As shown, unemployment from the Covid-19 pandemic affected the service and leisure and hospitality sectors the most. Both the leisure and hospitality and service sectors have regained all lost jobs and have exceeded 2019 levels. Year Service- Providing % Change Goods Producing % Change Mining, Logging, & Const. % Change Leisure and Hospitality % Change All Employees, Total Nonfarm % Change 2012 106,600 3.1%12,100 5.2%9,400 4.4%23,600 4.4%118,700 3.3% 2013 109,700 2.9%13,500 11.6%10,500 11.7%24,400 3.4%123,300 3.9% 2014 114,500 4.4%15,400 14.1%12,100 15.2%25,500 4.5%129,900 5.4% 2015 119,100 4.0%17,000 10.4%13,600 12.4%26,500 3.9%136,100 4.8% 2016 124,000 4.1%18,700 10.0%14,900 9.6%27,500 3.8%142,600 4.8% 2017 126,300 1.9%19,400 3.7%15,400 3.4%28,300 2.9%145,600 2.1% 2018 129,600 2.6%21,500 10.8%17,200 11.7%29,100 2.8%151,000 3.7% 2019 133,200 2.8%22,400 4.2%17,700 2.9%30,000 3.1%155,600 3.0% 2020 126,300 -5.2%22,100 -1.3%17,200 -2.8%25,600 -14.7%148,400 -4.6% 2021 132,400 4.8%23,100 4.5%18,000 4.7%28,000 9.4%155,500 4.8% 2022*138,200 4.5%24,000 6.4%18,700 6.9%31,300 11.0%162,200 4.8% *Through March 2022; percentage increase in comparison to March 2021 YTD Source: U.S. Department of Labor Naples - Immokalee - Marco Island PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 15 Collier County and the entire Southwest Florida Region is substantially dependent on the real estate and construction sectors. Therefore, the area has been and should be more susceptible to cyclical fluctuations that have occurred in other areas dominated by a single industry. The Southwest Florida Economic Development Alliance reports key employers in Southwest Florida (Collier, Lee and Charlotte County) from Biofuels, healthcare, technology, apparel design, to sugar production are a driving force behind the region’s success. The table below provides a few examples of some key employers in Southwest Florida. The following table shows the Top 25 Employers as reported by the Florida Gulf Coast University Regional Economic Research Institute on July 27, 2021. Rank Company SWFL Employees Industry County 1 Lee Health 14,028 Healthcare and Social Assistance Lee 2 Lee County School District 11,003 Educational Services Lee 3 Publix Super Market 9,768 Retail Trade Charlotte, Collier, Lee 4 Lee County Local Government 9,142 Public Administration Lee 5 NCH Healthcare System 8,159 Healthcare and Social Assistance Collier 6 Walmart 7,286 Retail Trade Charlotte, Collier, Hendry, Lee 7 Collier County School District 5,756 Educational Services Collier 8 Collier County Local Government 5,173 Public Administration Collier 9 Arthrex 4,087 Manufacturing Collier 10 Marriott International, Inc.3,620 Accommodation and Food Services Collier, Lee 11 Bayfront Health 2,801 Healthcare and Social Assistance Charlotte 12 Charlotte County Local Government 2,614 Public Administration Charlotte 13 McDonald's 2,613 Accommodation and Food Services Charlotte, Collier, Hendry, Lee 14 Home Depot 2,497 Retail Trade Charlotte, Collier, Lee 15 Charlotte County School District 2,152 Educational Services Charlotte 16 Winn-Dixie 1,899 Retail Trade Charlotte, Collier, Hendry, Lee 17 Hope Hospice 1,838 Healthcare and Social Assistance Collier, Lee 18 Chico's Fas Inc.1,552 Retail Trade Collier, Lee 19 Florida Gulf Coast University 1,519 Educational Services Lee 20 Bloomin' Brands, Inc.1,395 Accommodation and Food Services Charlotte, Collier, Lee 21 Realogy Holdings Corp.1,381 Real Estate and Rental and Leasing Charlotte, Collier, Lee 22 Darden Restaurants 1,380 Accommodation and Food Services Charlotte, Collier, Lee 23 Target 1,300 Retail Trade Charlotte, Collier, Lee 24 Walgreens 1,170 Retail Trade Charlotte, Collier, Hendry, Lee 25 Yum! Brands, Inc.1,141 Accommodation and Food Services Charlotte, Collier, Hendry, Lee Source: Florida Gulf Coast University Regional Economic Research Institute; July 27, 2021 PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 16 Tourist Tax Revenues The following graph from the Southwest Florida Regional Economic Indicators March 2022 report prepared by Florida Gulf Coast University shows Collier County’s tourist tax revenues. As shown, after an 123% increase in July 2021 compared to July 2020, seasonally adjusted tourist tax revenues continued to drop for the fourth consecutive month. Despite the month-to-month decline, revenues remained 75% above November 2020. Development Growth continues to shift east with Ave Maria becoming the top-selling single-family residential community in Collier County and was recently ranked as one of the Top 25 Selling Master-Planned Communities in the United States. It has maintained the top ranking in the Naples-Fort Myers market for the past seven years and reported a record breaking 646 new home sales in 2021, a 28% increase from 2020. There are currently four residential builders in Ave Maria, CC Homes, Del Webb Naples, Lennar and Pulte Homes. The grand opening of The National Golf and Country Club at Ave Maria, a bundled golf community by Lennar, was held on January 7, 2021. The Immokalee Road corridor between Naples and Ave Maria is projected to see thousands of new homes developed in the next few years. In January 2020, in what has been described as one of the most important votes for the future of growth in Collier County, commissioners approved Rivergrass Village. The PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 17 village is the first of three planned 1,000-acre villages stretching from just north of Oil Well Road to east of Golden Gate Boulevard East. Rivergrass Village will allow for up to 2,500 homes; 100,000 square feet of retail and office uses and a minium of 25,000 square feet for civic government, and institutional buildings. Longwater Village will allow for up to 2,600 homes; 65,000 square feet of retail and office space and 25,000 square feet for civic government, and institutional buildings and Bellmar Village will allow for up to 2,750 homes; 85,000 square feet of retail and office space and 27,500 square feet for civic government, and institutional buildings. In a near unanimous decision, the Collier County Planning Commission agreed to recommend approval of Longwater in March 2021. The project has sparked controversy because the property sits in the environmentally sensitive Rural Lands Stewardship Area, or RLSA. Commissioners voted to approve the Longwater and Bellmar Villages on June 8, 2021. There are more than $1 billion in new luxury high-rise developments near the coast including One Naples at the northeast corner of Vanderbilt Beach Road and Gulf Shore Drive as well as Pelican Bay (Mystique completed in 2019) and Kalea Bay (Towers 100 and 200 are complete, Tower 300 is expected to be open in October 2022) in North Naples. New commercial development is very active at the intersections of Collier Boulevard and US 41 East as well as Collier Boulevard and Immokalee Road. In its 1st Quarter 2022 report, the Office of Federal Housing Enterprise Oversight (OFHEO) found that the Naples- Marco Island MSA had a 34.19% increase in home prices (all-transactions including purchase and refinance mortgage) over the trailing 12 months. Homes prices in the state of Florida increased 29.78% over the past year (1Q 2021 - 1Q 2022) which was 1st in the nation. The continuing care retirement community, Moorings Park, teamed with London Bay Homes to develop an independent living development with 275 residences in 17 buildings. All of the buildings are six stories over parking. Grande Lake, will be built on 55 acres off Golden Gate Parkway, between Airport-Pulling and Livingston Roads. Entrance fees start at $1.5 million and are 70% refundable. Construction on the first 47 units in three buildings commenced in December 2018 with completion in May 2020. Arthrex, a medical device manufacturer and one of the county's largest employers, completed construction of its latest expansion plan at its headquarters along Goodlette- Frank Road in early 2020. The development includes a 300,000 square-foot, six-story office complex with an auditorium, a four-story Innovation Hotel with approximately 160 rooms, a two-story wellness center, and a 3-acre park. The hotel hosts orthopedic surgeons from the U.S. and around the world for medical education on the company's devices and instruments. Arthrex has contracted with a Tampa-based company, Mainsail, to manage all elements of the hotel operation, including employees. The first regional store for Phoenix-based Sprouts Farmers Market anchors The Landings at Logan, a new 18-acre retail center at the southeast corner of Immokalee Road and Logan Boulevard in North Naples. NCH Healthcare Northeast located at the northeast quadrant of Immokalee Road and Collier Blvd (CR 951) opened in late 2015 and is the first free standing ER facility in Collier County. The two-story building consists of approximately 41,500± square feet. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 18 Barron Collier Companies and Metro Development Group broke ground on Founders Square, a 55-acre mixed-use development located on the southeast corner of Immokalee Road and Collier Boulevard in January 2020. The development is anchored by The Pointe, a collection of 10 separate restaurants and other retail tenants. It also includes a 400-unit Class A apartment community, known as The Haldeman; a 35,000 square foot medical office building leased by Physicians Regional Medical Healthcare; and StorQuest a 110,000 square foot self-storage facility. Seed to Table, a new Oakes Farm grocery store at the northeast corner of Livingston and Immokalee Roads in North Naples opened in December 2019. The former Albertson's was completely gutted and consists of 77,000+ square foot store with sit-down dining, a full-service bar, three bars for beer and wine, wine room with samples on tap, a wood- fired brick oven for pizza, a raw bar, sushi bar, grilling area, coffee bar and stations preparing fresh pasta, guacamole, cheese, cut vegetables, sandwiches, smoothies and even homemade ice cream with indoor-outdoor seating. Paradise Coast Sports Complex, is Collier County’s partially completed $100 million Amateur Sports Complex. The county hopes to become a destination for traveling youth sports teams and amateur athletes. While the focus of the complex is athletics, there will be 20 fields between soccer, baseball and softball, plus a 10,000-person championship stadium, the goal is to get people to stay after the game is over with The Cove and The Factory. The Cove is a bar and food truck area for patrons to relax, listed to live music and play a variety of yard games (bag toss, oversized Connect Four and Jenga, plus ping pong). The Factory is an outdoor workout facility focusing on functional fitness (similar to CrossFit) which is available on a monthly membership basis. Additionally, the man- made lake next to The Cove includes a 2/3 mile jogging loop with three workout stations. There is a climbing wall for public use and a beach volleyball court. Collier County Commissioners approved a $15 million economic development agreement on June 22, 2021 for The Great Wolf Lodge. The land was purchased for $9,100,000 in July 2021 and construction commenced in July 2022. The Lodge will be built on 20 acres of land along City Gate Boulevard North and will feature a 100,000 square foot indoor water park, 500-room hotel, and 62,000 square feet of amenities and attractions. The resort is expected to open in the summer of 2024. It will bring in more than 200 construction jobs, plus an additional 600 full-time and part-time jobs once open. Investment Trends The following CoStar data shows Collier County trends in the Multi-Family, Retail, Office, and Industrial sectors as of second quarter 2022. Collier County may not see many trades, but investor sentiment remains evident in price appreciation that continues well into 2022. Confirmed cap rates average 4.5% over the past 12 months. The market cap rate has fallen over the past year, and the rate in the metro is structurally lower than those across the country. Annual sales volume has averaged $198 million over the past five years, and the 12-month high in investment PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 19 volume hit $359 million over that stretch. In the past 12 months specifically, $356 million worth of multifamily assets sold. Multi-Family $0 $50,000 $100,000 $150,000 $200,000 $250,000 $300,000 $350,000 2221201918171615141312 Market Sale Price/Unit 0.0% 1.0% 2.0% 3.0% 4.0% 5.0% 6.0% 7.0% 8.0% 2221201918171615141312 Market Cap Rate $0M $50M $100M $150M $200M $250M $300M $350M $400M 2221201918171615141312 Sales Volume -200% -100% 0% 100% 200% 300% 400% 500% 600% 2221201918171615141312 12 Mo Sales Vol Growth Retail demand surged in Collier County over the past 12 months. Annual sales volume has averaged $254 million over the past five years, and the 12-month high in investment volume hit $532 million over that stretch. In the past 12 months specifically, $514 million worth of retail assets sold. The market cap rate has fallen over the past year to 5.7%, and the rate in the metro is structurally lower than those across the country. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 20 Retail $0 $50 $100 $150 $200 $250 $300 $350 2221201918171615141312 Market Sale Price/SF 5.0% 5.2% 5.4% 5.6% 5.8% 6.0% 6.2% 6.4% 6.6% 6.8% 7.0% 2221201918171615141312 Market Cap Rate $0M $100M $200M $300M $400M $500M $600M 2221201918171615141312 Sales Volume -50% 0% 50% 100% 150% 200% 2221201918171615141312 12 Mo Sales Vol Growth Annual office sales volume averaged $116 million over the past five years in Collier County, and the 12-month high in investment volume hit $237 million over that stretch. In the past 12 months specifically, $203 million worth of office assets sold. The market cap rate has fallen over the past year to 6.9% and is close to the country's average. The current rate is the lowest cap rate seen in Collier County during the past five years. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 21 Office $0 $50 $100 $150 $200 $250 $300 2221201918171615141312 Market Sale Price/SF 6.2% 6.4% 6.6% 6.8% 7.0% 7.2% 7.4% 7.6% 7.8% 8.0% 2221201918171615141312 Market Cap Rate $0M $50M $100M $150M $200M $250M 2221201918171615141312 Sales Volume -100% 0% 100% 200% 300% 400% 500% 600% 2221201918171615141312 12 Mo Sales Vol Growth Collier County had an unusually large number of deals close over the past 12 months, which was among the best of its peers, with 110 transactions. That was comfortably above average transaction volume here over the past five years. Annual sales volume has averaged $80.2 million over the past five years, and the 12 -month high in investment volume hit $164 million over that stretch. In the past 12 months specifically, $115 million worth of industrial assets sold. Logistics facilities drove recent sales volume, accounting for $68.7 million in confirmed transactions Market prices rose by more than 10% and is above the country's average. The market cap rate has dropped since last year. It is the lowest cap rate, at 6.5%, that has been seen in Naples during the past five years, but it's still higher than the country's average yield. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 22 Income Personal income is a significant factor in determining the real estate demand in a given market. The following table shows Collier County households by income from the CCIM Site to do Business. Overall, Collier County has an average household income of $127,724 and a per capita income of $53,839. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 23 Conclusion The long term economic outlook for Collier County is positive. The area lures people from all over the country for tourism as well as retirement, with the beaches and weather considered major demand drivers. The projected growth in population and employment provide an economic base that supports demand for real estate in the subject neighborhood and for the subject property. These conditions have resulted in increasing property values and should stimulate continued increases within the foreseeable future. Prior to the coronavirus pandemic, the residential market had stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. Since the coronavirus pandemic, residential demand increased significantly with record sales in 2020 and continued high demand but limited inventory in 2021. Inventory shortages are expected to continue in 2022 with no surplus expected. New home builders are facing similar obstacles with a lack of building supplies creating a backlog of newly constructed homes. Prices continue to increase; however, the extended shortages and surging construction prices may begin to temper demand. According to Porch.com, a home services platform, Naples-Marco Island had the most home sales per 10,000 residents in the nation in 2021. According to the Naples Area Board of Realtors (NABOR), there was a record $18.2 billion in sales in Collier County during 2020. Demand eclipsed all expectations in 2021 with a 25.8% increase in overall sales in 2021 and a 20.3% increase in median closed price (year over year). The February 2022 Market Report released by NABOR shows overall closed sales have declined by 33.8% in February 2022 YTD. Overall median closed price for single family and condominium units increased 37.6% in 2022 Year-to-date as compared to 2021 Year-to- date. According to Inspection Support Network, an organization that provides industry software and other resources, Collier County was fourth in the nation in rising home prices for midsized counties (population of 350,000-749,999) with a 31% increase in median prices. Lee County was third in the nation for large counties (750,000+) with an increase of 32%. Generally, the commercial market lags the residential market. Aside from some signs of an upcoming decline, characterized by positive but falling demand with increasing vacancy, the overall commercial market was projected to continue to increase at a stabilized rate prior to the coronavirus outbreak. The significant residential demand since the pandemic has generally stabilized the commercial market overall with an increased demand for the industrial sector and select retail and office properties. PANTHER WALK Page 24 Collier County Area Map Panther Walk PANTHER WALK SITE ANALYSIS Page 25 PROPERTY DESCRIPTION AND ANALYSIS SITE ANALYSIS The following description is based on our property inspection and public records. Parcel ID Gross Land Area (Acres) Typical Parcel Size (Acres)Zoning FDEP Informal Wetland Determination Panther Walk 29.77 1.14 - 5.0 E - Estates 100% Wetlands Market Areas The Panther Walk targeted area contains 12 parcels totaling 29.77 acres within Golden Gate Estates Unit 42. According to Collier County, the typical parcel sizes to be acquired range from 1.14 to 5.00 acres in size. MARKET AREA Location: Panther Walk is located west of Everglades Boulevard North between 58th Avenue NE and 68th Avenue NE. It is surrounded by single-family residential sites and homes. Current Use of the Property: Vacant wetlands with some single-family development. Road Frontage/Access: Access to targeted parcels within the Panther Walk is provided by: • 60th Avenue NE (paved road): runs east/west through market area • 62nd Avenue NE (paved road): runs east/west through market area Topography: The Panther Walk Preserve area contains high quality cypress wetlands and is part of the Horsepen Slough. Soil Conditions: We were not provided with a soils report for the purpose of this appraisal. We are not experts in soils analysis; however, the soil conditions observed at the subject appear to be typical of the region and adequate to support development. Utilities: Electricity: FP&L Sewer: None; Private septic systems service surrounding homes Water: None; Private wells service surrounding homes Environmental Issues: The site was determined to be wetlands according to a March 2016 FDEP Informal Wetland Determination. According to the FDEP Geographic Information Systems (GIS), the entire parcel consists of Freshwater Forested/Shrub Wetland. Encumbrance / Easements: There are sixty-foot (60’) platted right-of-way and utility easements along 60th Ave NE and 62nd Ave NE. A current title report was not provided for the purpose of this appraisal. We are not aware of any easement, restrictions, or encumbrances that would adversely affect value. Therefore, our valuation assumes the subject has a clear and marketable title with no adverse easement, restrictions, or encumbrances. PANTHER WALK SITE ANALYSIS Page 26 ZONING Zoning Code E Zoning Authority Collier County Zoning Description Estates Permitted Uses Includes single-family dwellings, family care facilities (subject to section 5.05.04), essential services (as set forth in section 2.01.03), and schools, public, including educational plants. Minimum Lot Area (SF) 2.25 acres Minimum Floor Area (SF) 1,000 Minimum Street Frontage (Feet) 150 Front Set Back Distance (Feet) 75 Rear Set Back Distance (Feet) 75 Side Yard Distance (Feet) 30 feet; 37.5 feet for corner lots along longest side Maximum Density/FAR One dwelling units per 2.25 acres Maximum Building Height (Feet) 30 PANTHER WALK SITE ANALYSIS Page 27 Panther Walk Market Study Parcels Aerial PANTHER WALK SITE ANALYSIS Page 28 Panther Walk Aerial Approximate boundary shown in blue. PANTHER WALK SITE ANALYSIS Page 29 Flood Map PANTHER WALK SITE ANALYSIS Page 30 Site Photographs 60th Avenue NE (paved road) - Easterly (Photo Taken on August 21, 2022) 60th Avenue NE (paved road) – Westerly (Photo Taken on August 21, 2022) PANTHER WALK SITE ANALYSIS Page 31 Site Photographs 62nd Avenue NE (paved road) – Easterly (Photo Taken on August 21, 2022) 62nd Avenue NE (paved road) – Westerly (Photo Taken on August 21, 2022) PANTHER WALK SITE ANALYSIS Page 32 Site Photographs Typical Parcel view from 60th Avenue NE (paved road) – Northerly (Photo Taken on August 21, 2022) Typical Parcel view from 60th Avenue NE (paved road) – Northeasterly (Photo Taken on August 21, 2022) PANTHER WALK SITE ANALYSIS Page 33 Site Photographs Typical Parcel view from 62nd Avenue NE (paved road) – Northerly (Photo Taken on August 21, 2022) Typical Parcel view from 62nd Avenue NE (paved road) – Southerly (Photo Taken on August 21, 2022) PANTHER WALK HIGHEST AND BEST USE Page 34 HIGHEST AND BEST USE Highest and best use may be defined as: The reasonably probable use of property that results in the highest value. The four criteria the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. 1 ▪ Physically possible for the land to accommodate the size and shape of the ideal improvement. ▪ Legally permissible under the zoning regulations, building codes, environmental regulations, and other restrictions that apply to the site. A property use that is either currently allowed or most probably allowable. ▪ Financially feasible to generate sufficient income to support the use. ▪ Maximally productive, or capable of producing the highest value from among the permissible, possible, and financially feasible uses. Highest and Best Use As Vacant Physically Possible The subject consists of parcels ranging in size from 1.14 to 5.00 acres located within the previously defined Panther Walk areas. Access through Panther Walk is provided by paved roads. The physical characteristics of the parcels should reasonably accommodate any use that is not restricted by its size. However, development on the parcels may be limited due to wetland coverage. Legally Permissible The subject sites are zoned Estates (E), which permits uses including low density residential with limited agricultural uses. The FDEP Informal Wetland Determinations March 2016 map designates the parcels as Wetlands. Permits from FDEP are required prior to development. Financially Feasible Financial feasibility is an analysis of the ability of a property to generate sufficient income to support the use, or a reasonable probability of producing a positive income stream net of operating expenses, financial costs, and capital amortization. Prior to the coronavirus pandemic, the residential market had stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. Since the coronavirus pandemic, residential demand increased significantly with record sales in 2020 and continued high demand but limited inventory in 2021. Inventory shortages are expected to continue in 2022 with no surplus expected. New home builders are facing similar obstacles with a lack of building supplies creating a 1 The Dictionary of Real Estate Appraisal 7th ed. (Chicago: Appraisal Institute, 2022) PANTHER WALK HIGHEST AND BEST USE Page 35 backlog of newly constructed homes. Prices continue to increase; however, the extended shortages and surging construction prices may begin to temper demand. A well-designed single-family home that is appropriately marketed and priced, should be received favorably by the market. The substantial costs associated with permitting and fill typically results in a lower price per acre than upland parcels in order to make development financially feasible. If the costs make development financially unfeasible or permitting is not achievable; conservation use becomes the only financially feasible use. Maximally Productive The maximally productive land use yields the highest value of the possible uses. Conservation and/or single-family development is the only use that meets the tests of physically possible, legally permissible, and financially feasible. The permitting process for parcels with significant coverage of active wetlands will likely be very difficult, if not impossible. Therefore, conservation and/or single-family development is concluded to be the maximally productive and highest and best use of the site. Highest and Best Use as Improved No improvements are situated on the site. Therefore, a highest and best analysis as improved is not applicable. Most Probable Buyer Considering the size and location of the property, the most probable buyer of an individual parcel is an owner-user or builder for single-family development or wetland mitigation. Conservation Collier is also a probable buyer as a multi -parcel conservation project. PANTHER WALK VALUATION METHODOLOGY Page 36 VALUATION METHODOLOGY Three basic approaches may be used to arrive at an estimate of market value. They are: 1. The Cost Approach 2. The Sales Comparison Approach 3. The Income Approach Cost Approach The Cost Approach estimates the current cost to construct the existing structure including an entrepreneurial incentive, depreciation, and the estimated land value. This approach is particularly applicable when the improvements represent the highest and best use of the land and are relatively new. It is also applicable when the property has unique or specialized improvements for which there is little or no sales data from comparable properties. Sales Comparison Approach The Sales Comparison Approach compares sales of similar properties with the subject property. Each comparable sale is adjusted for its inferior or superior characteristics. The values derived from the adjusted comparable sales form a range of value for the subject. By process of correlation and analysis, a final indicated value is derived. This approach is most reliable in an active market, and is least reliable when valuing a property for which no direct comparable sales data is available. Income Approach The Income Approach converts the anticipated flow of future benefits (cash flows and reversion) to a present value estimate through a capitalization and or a discounting process. This approach generally reflects a typical investor’s perception of the relationship between the potential income of a property and its market value. Final Reconciliation The appraisal process concludes with the Final Reconciliation of the values derived from the approaches applied for a single estimate of market value. The reconciliation of the approaches is based on an evaluation of the quant ity and quality of the available data in each approach. Furthermore, different properties require different means of analysis and lend themselves to one approach over the others. PANTHER WALK VALUATION METHODOLOGY Page 37 ANALYSES APPLIED A cost analysis was considered and was not developed because there are no improvements that contribute value to the property. A sales comparison analysis was considered and was developed because typically this is the most appropriate approach for the valuation of vacant land. This approach is applicable to the subject because there is an active market for similar properties and sufficient sales data is available for analysis. An income analysis was considered and was not developed because the subject is not likely to generate rental income as vacant land. PANTHER WALK SALES COMPARISON APPROACH – PANTHER WALK WETLANDS Page 38 SALES COMPARISON APPROACH – PANTHER WALK WETLANDS The Sales Comparison Approach is based on the premise that a buyer would pay no more for a specific property than the cost of obtaining a property with the same quality, utility, and perceived benefits of ownership. It is based on the principles of supply and demand, balance, substitution and externalities. The following steps describe the applied process of the Sales Comparison Approach. • The market in which the subject property competes is investigated; comparable sales, contracts for sale and current offerings are reviewed. • The most pertinent data is further analyzed and the quality of the transaction is determined. • The most meaningful unit of value for the subject property is determined. • Each comparable sale is analyzed and where appropriate, adjusted to equate with the subject property. • The value indication of each comparable sale is analyzed and the data reconciled for a final indication of value via the Sales Comparison Approach. Land Comparables I have researched five comparables for this analysis; these are documented on the following pages followed by a location map and analysis grid. All sales have been researched through numerous sources, inspected and verified by a party to the transaction. For this analysis, we use the price per acre as the appropriate unit of comparison because market participants typically compare sale prices and property values on this basis. Comp Address Date Price Comp City Acres Price Per Acre Subject Generally within Golden Gate Estates Unit 42 8/21/2022 Subject Naples 1.0 - 5.0 acres 1 37th Ave NE 7/14/2022 $35,000 1 Naples 1.14 $30,702 2 58th Ave NE 3/18/2022 $45,000 2 Naples 1.14 $39,474 3 52nd Ave NE 3/3/2022 $60,000 3 Naples 1.59 $37,736 4 7241 Everglades Blvd N 6/9/2022 $47,500 4 Naples 2.34 $20,299 5 70th Ave NE 6/28/2022 $147,900 5 Naples 5.00 $29,580 Comments Panther Walk Wetlands 75' x 660' heavily treed lot located along north side of 37th Avenue NE. Informal wetland determination dated November 2021 shows 1.12 acres of wetlands with a small portion of uplands along 37th Ave NE. Listed in May 2022 for $35,000. 75' x 660' heavily treed lot located along north side of 58th Avenue NE. Informal wetland determination dated March 2021 shows approximately 30% wetlands in the southern (front) portion of the site. Listed in Feb 2021 for $49,000. 105' x 660' heavily treed lot located along south side of 52nd Avenue NE. Informal wetland determination dated Jan 2022 shows 0.55 acres of wetlands located in the central portion of the site approximately 150' south of 52nd Ave NE. Listed in Jan 2022 for $75,000. 150' x 680' treed lot located along west side of Everglades Blvd N south of Immokalee Rd. No DEP available. The FDEP GIS map shows parcel is 100% Freshwater Forested/Shrub and Freshwater Emergent Wetlands. Site was listed in 11/21 for $90,000 and decreased to $70,000 on April 3, 2022. 330' x 660' heavily treed lot located along south side of 70th Avenue NE. Informal wetland determination dated 11/2021 shows 2.95 acres of wetlands with uplands located in the rear southwest portion of the site. Listed 6/7/2022 for $149,900. PANTHER WALK SALES COMPARISON APPROACH – PANTHER WALK WETLANDS Page 39 Comparables Map PANTHER WALK SALES COMPARISON APPROACH – PANTHER WALK WETLANDS Page 40 Analysis Grid The above sales have been analyzed and compared with the subject property. I have considered adjustments in the areas of: Effective Sale Price This takes into consideration unusual conditions involved in the sale that could affect the sales price, such as excess land, non- realty components, commissions, or other similar factors. Usually the sale price is adjusted for this prior to comparison to the subject. Real Property Rights Property rights dissimilar to the subject which affect value. Financing Terms Favorable or unfavorable seller financing, or assumption of existing financing. Conditions of Sale Circumstances that atypically motivate the buyer or seller, such as 1031 exchange transaction, assemblage, or forced sale. Market Conditions Inflation or deflation since sale date due to economic influences Location Market or submarket area influences on sale price; surrounding land use influences. Physical Characteristics Attributes such as size, shape, utilities, frontage, zoning, etc. On the following page is a sales comparison grid displaying the subject property, the comparables and the adjustments applied. PANTHER WALK SALES COMPARISON APPROACH – PANTHER WALK WETLANDS Page 41 Name Address City Date Price Acres Acre Unit Price Property Rights Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0% Financing Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0% Conditions of Sale Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0% Market Trends Through 8/21/2022 20.0% Location % Adjustment $ Adjustment Acres % Adjustment $ Adjustment Environmental Issues % Adjustment $ Adjustment Shape % Adjustment $ Adjustment Zoning % Adjustment $ Adjustment Net Adjustments Gross Adjustments Panther Walk Wetlands NS 37th Ave NE 58th Ave NE 52nd Ave NE 7241 Everglades Blvd N SS 70th Ave NE Comp 5Land Analysis Grid Comp 1 Comp 2 Comp 3 Comp 4 8/21/2022 7/14/2022 3/18/2022 3/3/2022 6/9/2022 6/28/2022 Naples Naples Naples Naples Naples Naples Generally within Golden Gate Estates Unit 42 37th Ave NE 58th Ave NE 52nd Ave NE 7241 Everglades Blvd N 70th Ave NE $35,000 $45,000 $60,000 $47,500 $147,900 1.0 - 5.0 acres 1.14 1.14 1.59 2.34 5.00 Transaction Adjustments $30,702 $39,474 $37,736 $20,299 $29,580 Fee Simple Adjusted Acre Unit Price $30,702 $39,474 $37,736 $20,299 $29,580 1.9%8.1%8.9%3.7%2.7% Average Similar Similar Similar Inferior Adjusted Acre Unit Price $31,290 $42,673 $41,101 $21,053 $30,389 Similar 0% $0 $0 $0 $1,053 $0 0%0%0%5% 0%0%0%0% 1.0 - 5.0 acres 1.14 1.14 1.59 2.34 0% 5.00 $0 $0 $0 $0 $0 100% Wetlands 98% wetlands Approx 30% wetlands (Front) 35% wetlands (Middle)Mostly wetlands 59% wetlands (Front) $0 -$10,668 -$10,275 $0 0%-25%-25%0% -$3,039 -10% 0%0%0%0% Rectangular Rectangular Rectangular Rectangular Rectangular Rectangular 0% $0 Residential Residential Residential Residential Residential Residential $0 $0 $0 $0 0%0%0%0%0% $0 $0 $0 $0 $0 Adjusted Acre Unit Price $31,290 $32,004 $30,826 $22,106 $27,350 0.0%25.0%25.0%5.0%10.0% 0.0%-25.0%-25.0%5.0%-10.0% PANTHER WALK SALES COMPARISON APPROACH – PANTHER WALK WETLANDS Page 42 Comparable Land Sale Adjustments Property Rights All of the comparables transferred in fee simple interest; therefore, no adjustments for property rights are required. Financing All of the comparable sales had market orientated financing or were cash transactions; therefore, no adjustments for financing are required. Conditions of Sale All the comparable sales were arm’s length transactions; therefore, no adjustment for conditions of sale is required. Economic Trends The following graph shows comparable residential land sales within the surrounding market area over the past year. The graph indicates an upward trend in sales prices from mid 2021 through the current date. However, it is noted this is unadjusted raw data and does not relate directly to the subject. PANTHER WALK SALES COMPARISON APPROACH – PANTHER WALK WETLANDS Page 43 The analyses and value opinion in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value. Based on the previous analysis and considering the increased demand for residential property in Southwest Florida, as well as the recent interest rate increases by the federal reserve, we have applied a 20.0% annual adjustment. Location The comparable sales are located within the immediate vicinity of Panther Walk and Winchester Head. Comparable 4 has frontage along Everglades Boulevard, the main, more heavily traveled arterial through Golden Gate Estates. Additionally, it is located furthest north. It is considered inferior in location and adjusted upward accordingly. No adjustments for location could be supported for Comparables 1, 2, 3, and 5; therefore, none are applied. Size For this analysis, Comparables 1, 2, 3, and 4 less than 3.0 acres while Comparable 5 is 5.0 acres. Typically size and price per acre are inversely related. No adjustments are made in the grid; however, the differing sizes are considered in the final reconciliation. Environmental Issues The subject parcels are located within Panther Walk which is comprised entirely of depressional cypress and marsh wetlands and therefore, provides habitat for wetland dependent species. They are designated on the FDEP Informal Wetland Determinations March 2016 as Wetlands. Permits from FDEP are required prior to development. The comparable properties are all impacted by wetlands. Comparables 1 and 4 are effectively 100% wetlands with the only upland areas located near the road right of way. Therefore, no adjustments are required for Comparables 1 and 4. An Informal Wetland Determination of Comparable 2 indicates 30% wetlands located in the front of the site. An Informal Wetland Determination of Comparable 3 indicates 35% wetlands generally located in the middle of the site. An Informal Wetland Determination of Comparable 5 indicates 59% wetlands generally located in the front of the site. All three comparables are adjusted downward accordingly. Configuration All of the comparables are relatively similar in terms of configuration; therefore, no adjustments are required. Zoning All of the comparables are similar in terms of zoning; therefore, no adjustments are required. PANTHER WALK SALES COMPARISON APPROACH – PANTHER WALK WETLANDS Page 44 Sales Comparison Approach Conclusion All of the value indications have been considered. Based on the preceding analysis, and considering the significant wetland coverage in Panther Walk, I conclude toward the low end of the range and arrive at my final reconciled per acre values as follows. Area Panther Walk Panther Walk Typical Parcel Size 1.0 - 3.0 acres 3.0 - 5.0 acres Indicated Value per Acre 100% Wetlands $27,000 $26,000 PANTHER WALK RECONCILIATION Page 45 RECONCILIATION The process of reconciliation involves the analysis of each approach to value. The quantity and quality of data applied the significance of each approach as it relates to market behavior and defensibility of each approach are considered and weighed. Finally, each is considered separately and comparatively with each other. As discussed previously, we use only the sales comparison approach in developing an opinion of value for the subject. The cost and income approaches are not applicable, and are not used. FINAL VALUE CONCLUSION Based on the data and analyses developed in this appraisal, I have reconciled to the following value conclusion(s), as of August 21, 2022, subject to the Limiting Conditions and Assumptions of this appraisal. VALUE CONCLUSIONS Appraisal Premise Interest Appraised Date of Value Market Value, As Is Fee Simple August 21, 2022 Area Panther Walk Panther Walk Typical Parcel Size 1.0 - 3.0 acres 3.0 - 5.0 acres Indicated Value per Acre 100% Wetlands $27,000 $26,000 The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions. These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Assumptions: None. Exposure and Marketing Times Exposure time is always presumed to precede the effective date of the appraisal and is the length of time the subject property would have been exposed for sale in the market had it sold on the effective valuation date at the concluded market value. Marketing time is an estimate of the amount of time it might take to sell a property at the estimated market value immediately following the effective date of value. Based on our review of recent sales transactions for similar properties and our analysis of supply and demand in the local market it is our opinion that the probable marketing and exposure time for the property is 12 months. PANTHER WALK CERTIFICATION Page 46 CERTIFICATION I certify that, to the best of my knowledge and belief: 1. The statements of fact contained in this report are true and correct. 2. The reported analyses, opinions and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, unbiased professional analyses, opinions and conclusions. 3. I have no present or prospective interest in the property that is the subject of this report, and have no personal interest with respect to the parties involved. 4. I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 5. Our engagement in this assignment was not contingent upon developing or reporting predetermined results. 6. Our compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. 7. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute. 8. My reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice 9. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 10. Rachel M. Zucchi, MAI, CCIM has made an inspection of the subject property. 11. No one provided significant real property appraisal assistance to the person signing this certification. 12. We have experience in appraising properties similar to the subject and are in compliance with the Competency Rule of USPAP. PANTHER WALK Page 47 13. This appraisal is not based on a requested minimum valuation, a specific valuation, or the approval of a loan. 14. We have not relied on unsupported conclusions relating to characteristics such as race, color, religion, national origin, gender, marital status, familial status, age, receipt of public assistance income, handicap, or an unsupported conclusion that homogeneity of such characteristics is necessary to maximize value. 15. Rachel M. Zucchi, MAI, CCIM has not performed any services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding the agreement to perform this assignment. 16. As of the date of this report, Rachel M. Zucchi, MAI, CCIM has completed the continuing education program for Designated Members of the Appraisal Institute. Rachel M. Zucchi, MAI, CCIM Florida State-Certified General Real Estate Appraiser RZ2984 rzucchi@rklac.com; Phone 239-596-0801 PANTHER WALK ASSUMPTIONS AND LIMITING CONDITIONS Page 48 ASSUMPTIONS AND LIMITING CONDITIONS This appraisal is based on the following assumptions, except as otherwise noted in the report. 1. The title is marketable and free and clear of all liens, encumbrances, encroachments, easements and restrictions. The property is under responsible ownership and competent management and is available for its highest and best use. 2. There are no existing judgments or pending or threatened litigation that could affect the value of the property. 3. There are no hidden or undisclosed conditions of the land or of the improvements that would render the property more or less valuable. Furthermore, there is no asbestos in the property. 4. The revenue stamps placed on any deed referenced herein to indicate the sale price are in correct relation to the actual dollar amount of the transaction. 5. The property is in compliance with all applicable building, environmental, zoning, and other federal, state and local laws, regulations and codes. 6. The information furnished by others is believed to be reliable, but no warranty is given for its accuracy. This appraisal is subject to the following limiting conditions, except as otherwise noted in the report. 1. An appraisal is inherently subjective and represents our opinion as to the value of the property appraised. 2. The conclusions stated in our appraisal apply only as of the effective date of the appraisal, and no representation is made as to the effect of subsequent events. 3. No changes in any federal, state or local laws, regulations or codes (including, without limitation, the Internal Revenue Code) are anticipated. 4. No environmental impact studies were either requested or made in conjunction with this appraisal, and we reserve the right to revise or rescind any of the value opinions based upon any subsequent environmental impact studies. If any environmental impact statement is required by law, the appraisal assumes that such statement will be favorable and will be approved by the appropriate regulatory bodies. 5. Unless otherwise agreed to in writing, we are not required to give testimony, respond to any subpoena or attend any court, governmental or other hearing with reference to the property without compensation relative to such additional employment. 6. We have made no survey of the property and assume no responsibility in connection with such matters. Any sketch or survey of the property included in this report is for illustrative purposes only and should not be considered to be PANTHER WALK ASSUMPTIONS AND LIMITING CONDITIONS Page 49 scaled accurately for size. The appraisal covers the property as described in this report, and the areas and dimensions set forth are assumed to be correct. 7. No opinion is expressed as to the value of subsurface oil, gas or mineral rights, if any, and we have assumed that the property is not subject to surface entry for the exploration or removal of such materials, unless otherwise noted in our appraisal. 8. We accept no responsibility for considerations requiring expertise in other fields. Such considerations include, but are not limited to, legal descriptions and other legal matters such as legal title, geologic considerations such as soils and seismic stability, and civil, mechanical, electrical, structural and other engineering and environmental matters. 9. The distribution of the total valuation in the report between land and improvements applies only under the reported highest and best use of the property. The allocations of value for land and improvements must not be used in conjunction with any other appraisal and are invalid if so used. The appraisal report shall be considered only in its entirety. No part of the appraisal report shall be utilized separately or out of context. 10. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraisers, or any reference to the Appraisal Institute) shall be disseminated through advertising media, public relations media, news media or any other means of communication (including without limitation prospectuses, private offering memoranda and other offering material provided to prospective investors) without the prior written consent of the person signing the report. 11. Information, estimates and opinions contained in the report, obtained from third- party sources are assumed to be reliable and have not been independently verified. 12. Any income and expense estimates contained in the appraisal report are used only for the purpose of estimating value and do not constitute predictions of future operating results. 13. If the property is subject to one or more leases, any estimate of residual value contained in the appraisal may be particularly affected by significant changes in the condition of the economy, of the real estate industry, or of the appraised property at the time these leases expire or otherwise terminate. 14. No consideration has been given to personal property located on the premises or to the cost of moving or relocating such personal property; only the real property has been considered. 15. The current purchasing power of the dollar is the basis for the value stated in our appraisal; we have assumed that no extreme fluctuations in economic cycles will occur. 16. The value found herein is subject to these and to any other assumptions or conditions set forth in the body of this report but which may have been omitted from this list of Assumptions and Limiting Conditions. PANTHER WALK ASSUMPTIONS AND LIMITING CONDITIONS Page 50 17. The analyses contained in the report necessarily incorporate numerous estimates and assumptions regarding property performance, general and local business and economic conditions, the absence of material changes in the competitive environment and other matters. Some estimates or assumptions, however, inevitably will not materialize, and unanticipated events and circumstances may occur; therefore, actual results achieved during the period covered by our analysis will vary from our estimates, and the variations may be material. 18. The Americans with Disabilities Act (ADA) became effective January 26, 1992. We have not made a specific survey or analysis of any property to determine whether the physical aspects of the improvements meet the ADA accessibility guidelines. In as much as compliance matches each owner’s financial ability with the cost to cure the non-conforming physical characteristics of a property, we cannot comment on compliance to ADA. Given that compliance can change with each owner’s financial ability to cure non-accessibility, the value of the subject does not consider possible non-compliance. A specific study of both the owner’s financial ability and the cost to cure any deficiencies would be needed for the Department of Justice to determine compliance. 19. The appraisal report is prepared for the exclusive benefit of the Client, its subsidiaries and/or affiliates. It may not be used or relied upon by any other party. All parties who use or rely upon any information in the report without our written consent do so at their own risk. 20. No studies have been provided to us indicating the presence or absence of hazardous materials on the subject property or in the improvements, and our valuation is predicated upon the assumption that the subject property is free and clear of any environment hazards including, without limitation, hazardous wastes, toxic substances and mold. No representations or warranties are made regarding the environmental condition of the subject property and the person signing the report shall not be responsible for any such environmental conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because we are not experts in the field of environmental conditions, the appraisal report cannot be considered as an environmental assessment of the subject property. 21. The person signing the report may have reviewed available flood maps and may have noted in the appraisal report whether the subject property is located in an identified Special Flood Hazard Area. We are not qualified to detect such areas and therefore do not guarantee such determinations. The presence of flood plain areas and/or wetlands may affect the value of the property, and the value conclusion is predicated on the assumption that wetlands are non-existent or minimal. 22. RKL Appraisal and Consulting, PLC is not a building or environmental inspector. RKL Appraisal and Consulting, PLC does not guarantee that the subject property is free of defects or environmental problems. Mold may be present in the subject property and a professional inspection is recommended. PANTHER WALK ASSUMPTIONS AND LIMITING CONDITIONS Page 51 23. The appraisal report and value conclusion for an appraisal assumes the satisfactory completion of construction, repairs or alterations in a workmanlike manner. 24. The intended use of the appraisal is stated in the General Information section of the report. The use of the appraisal report by anyone other than the Client is prohibited except as otherwise provided. Accordingly, the appraisal report is addressed to and shall be solely for the Client’s use and benefit unless we provide our prior written consent. We expressly reserve the unrestricted right to withhold our consent to your disclosure of the appraisal report (or any part thereof including, without limitation, conclusions of value and our identity), to any third parties. Stated again for clarification, unless our prior written consent is obtained, no third party may rely on the appraisal report (even if their reliance was foreseeable). 25. All prospective value estimates presented in this report are estimates and forecasts which are prospective in nature and are subject to considerable risk and uncertainty. In addition to the contingencies noted in the preceding paragraph, several events may occur that could substantially alter the outcome of our estimates such as, but not limited to changes in the economy, interest rates, and capitalization rates, behavior of consumers, investors and lenders, fire and other physical destruction, changes in title or conveyances of easements and deed restrictions, etc. It is assumed that conditions reasonably foreseeable at the present time are consistent or similar with the future. PANTHER WALK ADDENDA - APPRAISER QUALIFICATIONS ADDENDA PANTHER WALK ADDENDUM A - APPRAISER QUALIFICATIONS ADDENDUM A APPRAISER QUALIFICATIONS PANTHER WALK ADDENDUM A - APPRAISER QUALIFICATIONS 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com RKL Appraisal and Consulting, PLC COMPANY PROFILE: RKL Appraisal and Consulting, PLC was founded in 2009 by three designated Members of the Appraisal Institute. It is our mission to maximize our combined appraisal experience to provide our clients with the highest quality of Real Estate Appraisal and Consulting Services. Rachel M. Zucchi, MAI, CCIM K.C. Lowry, MAI, CPA Louis C. Bobbitt, MAI Partner / Managing Director Partner Senior Partner (Retired) rzucchi@rklac.com klowry@rklac.com lbobbitt@rklac.com BUSINESS FOCUS: Practice is focused on community/neighborhood shopping centers, retail and office buildings, industrial warehouse/distribution buildings, residential and commercial condominium and subdivision projects, hotels and motels, vacant land and special purpose properties. Specialized services include appraisal review, business valuations, market feasibility studies, acquisition/disposition counseling, and litigation support in connection with real estate transactions including bankruptcy, eminent domain, estate valuations, and matrimonial and equitable distribution. Clients served include banks and financial institutions, developers and investors, law firms, government, and property owners. PANTHER WALK ADDENDUM A - APPRAISER QUALIFICATIONS PROFESSIONAL QUALIFICATIONS OF Rachel M. Zucchi, MAI, CCIM EXPERIENCE: Partner / Managing Director of RKL Appraisal and Consulting, PLC Naples, FL (2009 – Present) President of D&R Realty Group, Inc. Naples, FL (2009 – Present) Senior Real Estate Analyst, Integra Realty Resources – Southwest Florida Naples, FL (2003 – 2009) Research Associate, Integra Realty Resources – Southwest Florida Naples, FL (2002-2003) PROFESSIONAL ACTIVITIES: Member: President: VP/Secretary/Treasurer: Region X Representative: Board of Directors: Gov. Relations Committee: LDAC Attendee: Member: Member: Licensed: Licensed: Appraisal Institute – MAI Certificate Number 451177 Appraisal Institute Florida Gulf Coast Chapter (2020) Appraisal Institute Florida Gulf Coast Chapter (2017 - 2019) Appraisal Institute Florida Gulf Coast Chapter (2017 - 2021) Appraisal Institute Florida Gulf Coast Chapter (2015 - 2021) Appraisal Institute National (2022) Leadership Development & Advisory Council Appraisal Institute - Washington, D.C. (2016, 2017, 2018) CCIM Institute - CCIM Designation Pin Number 21042 Naples Area Board of REALTORS Florida State Certified General Real Estate Appraiser License No. RZ 2984 Real Estate Broker (Florida) License No. BK3077672 EXPERT WITNESS: Qualified as an expert witness in the Twentieth Judicial Circuit Court of Collier County and Lee County EDUCATION: Bachelor of Arts, Major in Economics Florida Gulf Coast University, 2002 Graduated Magna Cum Laude Presented at Eastern Economic Association Conference Successfully completed real estate and valuation courses and seminars sponsored by the Appraisal Institute and others. BUSINESS FOCUS: Actively engaged in real estate valuation and consulting since 2003. Practice is focused on community/neighborhood shopping centers, retail and office buildings, industrial warehouse/distribution, multi-family and single-family subdivisions, condominium developments, hotels/motels, vacant land and special purpose properties. Specialized services include market feasibility studies and litigation support in connection with real estate transactions. Clients served include banks and financial institutions, developers and investors, law firms, government, and property owners. Valuations have been performed for eminent domain, bankruptcy, estate, matrimonial/equitable distribution, financing, and due diligence support. PANTHER WALK ADDENDUM A - APPRAISER QUALIFICATIONS PANTHER WALK ADDENDUM B - PROPERTY INFORMATION ADDENDUM B PROPERTY INFORMATION Attachment 2 Panther Walk Project Area Folio # Acres 1 - Tereso Bautista Lopez 38844680001 2.73 2 - Unicasa Development Inc. 38845840002 1.59 3 - Martin and Elizabeth Joyce 38845760001 2.27 4 - Ahmad Dahche 38846240009 5 5 - T R & M M Carter Living Trust 38846280001 2.27 6 - Michael Carnavalla 38847280000 1.59 7 - Tarpon IV, LLC 38848040003 2.27 8 - Ana Maria Mainegro 38844840003 1.59 9 - Julio Alberto Salgado 38845600006 2.73 10 - 136 Land Trust 38846360002 5 11 - Terri Rodriguez 38847160007 1.59 12 - Alan Bardouille 38847120005 1.14 Attachment 2.a. – Map of Panther Walk Market Study Project Area PANTHER WALK ADDENDUM C - COMPARABLE DATA ADDENDUM C COMPARABLE DATA PANTHER WALK ADDENDUM C - COMPARABLE DATA ID 6440 Date 7/14/2022 Address 37th Ave NE Price $35,000 City Naples Price per Acre $30,702 State Florida Financing Cash to seller Tax ID 39960280009 Property Rights Fee Simple Grantor SRS05 LLC Days on Market 1-2 Months Grantee Walna Jeannot Verification Source Carol Sabatino; Keller Williams Realty Legal Description Acres 1.14 Utilities Well, Septic Land SF 49,500 Topography Heavily Treed Road Frontage 75 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular Environmental Issues 98% wetlands Land Comparable 1 - Panther Walk Wetland Comps Transaction Golden Gate Estates Unit No. 65, E 75' of Tract 83 Site Comments 75' x 660' heavily treed lot located along north side of 37th Avenue NE. Informal wetland determination dated November 2021 shows 1.12 acres of wetlands with a small portion of uplands along 37th Ave NE. Listed in May 2022 for $35,000. PANTHER WALK ADDENDUM C - COMPARABLE DATA ID 6337 Date 3/18/2022 Address 58th Ave NE Price $45,000 City Naples Price per Acre $39,474 State Florida Financing Cash to seller Tax ID 38848280009 Property Rights Fee Simple Grantor Charles E. Anderson, Jr and Linda Anderson Days on Market 1 year Grantee Jorge Armando Grizalez Martinez and Fressia Grizalez Verification Source Liz Appling; Royal Shell Real Estate Legal Description Acres 1.14 Utilities Well, Septic Land SF 49,500 Topography Heavily Treed Road Frontage 75 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular Environmental Issues Approx 30% wetlands Transaction Golden Gate Estates Unit No. 42, West 75' of Tract 95 Site Comments 75' x 660' heavily treed lot located along north side of 58th Avenue NE. Informal wetland determination dated March 2021 shows approximately 30% wetlands in the southern (front) portion of the site. Listed in Feb 2021 for $49,000. Land Comparable 2 PANTHER WALK ADDENDUM C - COMPARABLE DATA ID 6339 Date 3/3/2022 Address 52nd Ave NE Price $60,000 City Naples Price per Acre $37,736 State Florida Financing Cash to seller Tax ID 38961440001 Property Rights Fee Simple Grantor Chris Krager and Julia Bachand Days on Market 8 days Grantee Laurentiu and Michaela Gherase Verification Source Bill Duffy, Jr; Premier Plus Realty Legal Description Acres 1.59 Utilities Well, Septic Land SF 69,300 Topography Heavily Treed Road Frontage 105 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular Environmental Issues 35% wetlands (Middle) Comments 105' x 660' heavily treed lot located along south side of 52nd Avenue NE. Informal wetland determination dated Jan 2022 shows 0.55 acres of wetlands located in the central portion of the site approximately 150' south of 52nd Ave NE. Listed in Jan 2022 for $75,000. Land Comparable 3 Transaction Golden Gate Estates Unit No. 44, West 105' of Tract 19 Site PANTHER WALK ADDENDUM C - COMPARABLE DATA ID 6461 Date 6/9/2022 Address 7241 Everglades Blvd N Price $47,500 City Naples Price per Acre $20,299 State Florida Financing Cash to seller Tax ID 39155080001 Property Rights Fee Simple Grantor A&M American Investments, LLC Days on Market 5-6 Months Grantee Estevez Renovation, LLC Verification Source Keith A Marvelle; John R Wood Legal Description Acres 2.34 Utilities Well, Septic Land SF 102,000 Topography Treed Road Frontage 150 Zoning Residential Depth 680 Zoning Type E - Estates Shape Rectangular Environmental Issues Mostly wetlands Land Comparable 4 Transaction Golden Gate Estates Unit No. 44, W 150' Tract 101 Site Comments 150' x 680' treed lot located along west side of Everglades Blvd N south of Immokalee Rd. No DEP available. The FDEP GIS map shows parcel is 100% Freshwater Forested/Shrub and Freshwater Emergent Wetlands. Site was listed in 11/21 for $90,000 and decreased to $70,000 on April 3, 2022. PANTHER WALK ADDENDUM C - COMPARABLE DATA ID 6443 Date 6/28/2022 Address 70th Ave NE Price $147,900 City Naples Price per Acre $29,580 State Florida Financing Cash to seller Tax ID 39084840008 Property Rights Fee Simple Grantor Warach Family LP Days on Market 4 Days Grantee Maria Mijares and Maria de los Angeles Fernandez Cardona Verification Source Richard Parlante; Downing Frye Realty Legal Description Acres 5.00 Utilities Well, Septic Land SF 217,800 Topography Heavily Treed Road Frontage 330 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular Environmental Issues 59% wetlands (Front) Transaction Golden Gate Estates Unit No. 46, Tract 45 Site Comments 330' x 660' heavily treed lot located along south side of 70th Avenue NE. Informal wetland determination dated 11/2021 shows 2.95 acres of wetlands with uplands located in the rear southwest portion of the site. Listed 6/7/2022 for $149,900. Land Comparable 5 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com REAL ESTATE APPRAISAL REPORT PANTHER WALK Residential Land Generally within Golden Gate Estates Unit 42 Naples, Collier County, Florida, 34120 PREPARED FOR: Mr. Roosevelt Leonard, R/W-AC Real Property Management Collier County 3335 Tamiami Trail East, Suite 101 Naples, FL 34112 Client File: PO Number 4500216604 EFFECTIVE DATE OF THE APPRAISAL: August 21, 2022 DATE OF THE REPORT: August 26, 2022 REPORT FORMAT: Appraisal Report PREPARED BY: RKL Appraisal and Consulting, PLC RKL File Number: 2022-197 Subject Parcels Panther Walk Generally within Golden Gate Estates Unit 42 Naples, Florida 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com August 26, 2022 Mr. Roosevelt Leonard, R/W-AC Collier County 3335 Tamiami Trail East, Suite 101 Naples, FL 34112 Re: Real Estate Appraisal Panther Walk Generally within Golden Gate Estates Unit 42, Naples, Collier County, Florida, 34120 Client File: PO Number 4500216604 RKL File Number: 2022-197 Dear Mr. Leonard: At your request, RKL Appraisal and Consulting, PLC has prepared the accompanying appraisal for the above referenced property. The purpose of the appraisal is to estimate the market value on a price per acre basis within the area identified as the Panther Walk Project Area. All targeted parcels contain 100% wetlands. The intended users for the assignment are Collier County Real Property Management (Conservation Collier Program), and the intended use of the appraisal is to assist Collier County in its determination of market value for the potential acquisition through the Conservation Collier Program. We use the appraisal report option of Standards Rule 2-2 of USPAP to report the assignment results. Please reference the appraisal scope section of this report for important information regarding the scope of research and analysis for this appraisal, including property identification, inspection, highest and best use analysis, and valuation methodology. The accompanying appraisal conforms with the Uniform Standards of Professional Appraisal Practice (USPAP), the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute, and the appraisal guidelines of Collier County. The appraisal also conforms with the appraisal regulations issued in connection with the Financial Institutions Reform, Recovery and Enforcement Act (FIRREA). The subject market area is identified by Conservation Collier as Panther Walk. The Panther Walk targeted area contains 12 parcels totaling 29.77 acres within Golden Gate Estates Unit 42. The per acre values reported in this market study will be offered to property owners with 1.0 to 5.0 acre parcels. The target area is designated as wetlands on the FDEP Informal Wetland Determinations March 2016 map and is located within the Estates zoning designation which allows for low density residential development with limited agricultural uses. Mr. Roosevelt Leonard, R/W-AC Collier County August 26, 2022 Page 2 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com Based on the appraisal described in the accompanying report, subject to the Limiting Conditions and Assumptions, Extraordinary Assumptions and Hypothetical Conditions (if any), I have made the following value conclusion(s): VALUE CONCLUSIONS Appraisal Premise Interest Appraised Date of Value Market Value, As Is Fee Simple August 21, 2022 Area Panther Walk Panther Walk Typical Parcel Size 1.0 - 3.0 acres 3.0 - 5.0 acres Indicated Value per Acre 100% Wetlands $27,000 $26,000 The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions. These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Assumptions: None. Respectfully submitted, RKL APPRAISAL AND CONSULTING, PLC Rachel M. Zucchi, MAI, CCIM Florida State-Certified General Real Estate Appraiser RZ2984 rzucchi@rklac.com; Phone 239-596-0801 PANTHER WALK TABLE OF CONTENTS TABLE OF CONTENTS Summary of Important Facts and Conclusions ................................................................... 1 Introduction Information ..................................................................................................... 2 Subject Identification ...................................................................................................... 2 Current Ownership and Property History ....................................................................... 2 Appraisal Scope .............................................................................................................. 2 Client, Intended User, and Intended Use ........................................................................ 3 Definition of Market Value ............................................................................................. 3 Definition of Property Rights Appraised ........................................................................ 3 Purpose of Appraisal, Property Rights Appraised, and Dates ........................................ 3 Scope of Work ................................................................................................................ 4 Economic Analysis ............................................................................................................. 5 National Economic Analysis........................................................................................... 5 Florida Economic Analysis ............................................................................................. 8 Collier County Area Analysis ......................................................................................... 9 Property Description and Analysis ................................................................................... 25 Site Analysis ................................................................................................................. 25 Highest and Best Use .................................................................................................... 34 Valuation Methodology .................................................................................................... 36 Analyses Applied .......................................................................................................... 37 Sales Comparison Approach – Panther Walk Wetlands ............................................... 38 Reconciliation ............................................................................................................... 45 Final Value Conclusion................................................................................................. 45 Certification ...................................................................................................................... 46 Assumptions and Limiting Conditions ............................................................................. 48 Addenda Appraiser Qualifications ....................................................................................... Addendum A Property Information ............................................................................................ Addendum B Comparable Data .................................................................................................. Addendum C PANTHER WALK SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS Page 1 SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS GENERAL Subject: Panther Walk Generally within Golden Gate Estates Unit 42, Naples, Collier County, Florida, 34120 Owner: Multiple Legal Description: Multiple parcels generally located within Golden Gate Estate Unit 42 Tax Identification: Multiple parcels generally located within Golden Gate Estates Unit 42 Intended Use: The intended use is to assist Collier County in its determination of market value for the potential acquisition through the Conservation Collier Program. Intended User(s): Collier County Real Property Management (Conservation Collier Program) PROPERTY Parcel ID Gross Land Area (Acres) Typical Parcel Size (Acres)Zoning FDEP Informal Wetland Determination Panther Walk 29.77 1.14 - 5.0 E - Estates 100% Wetlands Market Areas Highest and Best Use As Vacant Conservation and/or single-family development Exposure Time 12 months Marketing Period 12 months VALUE INDICATIONS Effective Date(s) August 21, 2022 Property Rights Fee Simple Area Panther Walk Panther Walk Typical Parcel Size 1.0 - 3.0 acres 3.0 - 5.0 acres Indicated Value per Acre 100% Wetlands $27,000 $26,000 The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions. These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Assumptions: None. PANTHER WALK INTRODUCTION INFORMATION Page 2 INTRODUCTION INFORMATION SUBJECT IDENTIFICATION Subject: Panther Walk Generally within Golden Gate Estates Unit 42, Naples, Collier County, Florida, 34120 Legal Description: Multiple parcels generally located within Golden Gate Estate Unit 42 Tax Identification: Multiple parcels generally located within Golden Gate Estates Unit 42 The subject market area is identified by Conservation Collier as Panther Walk. The Panther Walk targeted area contains 12 parcels totaling 29.77 acres within Golden Gate Estates Unit 42. The per acre values reported in this market study will be offered to property owners with 1.0 to 5.0 acre parcels. The target area is designated as wetlands on the FDEP Informal Wetland Determinations March 2016 map and is located within the Estates zoning designation which allows for low density residential development with limited agricultural uses. CURRENT OWNERSHIP AND PROPERTY HISTORY Owner There are multiple owners. APPRAISAL SCOPE According to the Uniform Standards of Professional Appraisal Practice, it is the appraiser’s responsibility to develop and report a scope of work that results in credible results that are appropriate for the appraisal problem and intended user(s). Therefore, the appraiser must identify and consider: ● the client and any other intended users; ● the intended use of the appraiser’s opinions and conclusions; ● the type and definition of value; ● the effective date of the appraiser’s opinions and conclusions; ● subject of the assignment and its relevant characteristics ● assignment conditions ● the expectations of parties who are regularly intended users for similar assignments; and ● what an appraiser’s peer’s actions would be in performing the same or a similar assignment. PANTHER WALK INTRODUCTION INFORMATION Page 3 CLIENT, INTENDED USER, AND INTENDED USE The client and the intended user of the appraisal are Collier County Real Property Management (Conservation Collier Program). The intended use is to assist Collier County in its determination of market value for the potential acquisition through the Conservation Collier Program. The appraisal is not intended for any other use or user. DEFINITION OF MARKET VALUE Market value definition used by agencies that regulate federally insured financial institutions in the United States is defined by The Dictionary of Real Estate Appraisal, 7th ed. (Chicago: Appraisal Institute, 2022) as: The most probable price that a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: ▪ Buyer and seller are typically motivated; ▪ Both parties are well informed or well advised, and acting in what they consider their best interests; ▪ A reasonable time is allowed for exposure in the open market; ▪ Payment is made in terms of cash in United States dollars or in terms of financial arrangements comparable thereto; and ▪ The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale.” (Source: 12 C.F.R. Part 34.42(g); 55 Federal Register 34696, August 24, 1990, as amended at 57 Federal Register 12202, April 9, 1992; 59 Federal Register 29499, June 7, 1994) DEFINITION OF PROPERTY RIGHTS APPRAISED Fee simple estate is defined as an: “Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat.” (Source: The Dictionary of Real Estate Appraisal, 7th ed. (Chicago: Appraisal Institute, 2022) PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES The purpose of the appraisal is to estimate the market value on a price per acre basis within the area identified as the Panther Walk Project Area. All targeted parcels contain 100% wetlands. The effective date of the subject appraisal is August 21, 2022. The date of inspection was August 21, 2022. The date of the report is August 26, 2022. PANTHER WALK INTRODUCTION INFORMATION Page 4 SCOPE OF WORK The problem to be solved is to estimate the market value on a price per acre basis within the area identified as the Panther Walk Project Area. All targeted parcels contain 100% wetlands. SCOPE OF WORK Report Type: This is an Appraisal Report as defined by Uniform Standards of Professional Appraisal Practice under Standards Rule 2-2(a). This format provides a summary or description of the appraisal process, subject and market data and valuation analyses. Property Identification: The subject area is identified generally as the wetland parcels within Panther Walk. An aerial shows the approximate border of Panther Walk. Inspection: A limited on site inspection was made and photographs were taken. Market Area and Analysis of Market Conditions: A complete analysis of market conditions has been made. The appraiser maintains and has access to comprehensive databases for this market area and has reviewed the market for sales and listings relevant to this analysis. Highest and Best Use Analysis: A complete as vacant highest and best use analysis has been made. Physically possible, legally permissible, and financially feasible uses were considered, and the maximally productive use was concluded. Valuation Analyses Cost Approach: A cost approach was not applied as there are no improvements that contribute value to the property. Sales Comparison Approach: A sales approach was applied as typically this is the most appropriate approach for the valuation of vacant land. This approach is applicable to the subject because there is an active market for similar properties and sufficient sales data is available for analysis. Income Approach: An income approach was not applied as the subject is not likely to generate rental income as vacant land. Hypothetical Conditions: None. Extraordinary Assumptions: None. Comments The individual sections of the report detail the additional research, confirmation, and analysis of relevant data. PANTHER WALK NATIONAL ECONOMIC ANALYSIS Page 5 ECONOMIC ANALYSIS NATIONAL ECONOMIC ANALYSIS The Federal Reserve Open Market Committee (FOMC) released the following statement on July 27, 2022. Recent indicators of spending and production have softened. Nonetheless, job gains have been robust in recent months, and the unemployment rate has remained low. Inflation remains elevated, reflecting supply and demand imbalances related to the pandemic, higher food and energy prices, and broader price pressures. Russia's war against Ukraine is causing tremendous human and economic hardship. The war and related events are creating additional upward pressure on inflation and are weighing on global economic activity. The Committee is highly attentive to inflation risks. The Committee seeks to achieve maximum employment and inflation at the rate of 2 percent over the longer run. In support of these goals, the Committee decided to raise the target range for the federal funds rate to 2-1/4 to 2-1/2 percent and anticipates that ongoing increases in the target range will be appropriate. In addition, the Committee will continue reducing its holdings of Treasury securities and agency debt and agency mortgage-backed securities, as described in the Plans for Reducing the Size of the Federal Reserve's Balance Sheet that were issued in May. The Committee is strongly committed to returning inflation to its 2 percent objective. In assessing the appropriate stance of monetary policy, the Committee will continue to monitor the implications of incoming information for the economic outlook. The Committee would be prepared to adjust the stance of monetary policy as appropriate if risks emerge that could impede the attainment of the Committee's goals. The Committee's assessments will take into account a wide range of information, including readings on public health, labor market conditions, inflation pressures and inflation expectations, and financial and international developments. The following table details the economic forecasts of Federal Reserve Board members and Federal Reserve Bank presidents as of June 2022. Real GDP is projected to grow at a rate of 1.7% in 2022, a decline from the previous March projection of 2.8%. The unemployment projection for 2022 increased from 3.5% to 3.7%. The Core PCE inflation projection was increased to 4.3% in 2022. PANTHER WALK NATIONAL ECONOMIC ANALYSIS Page 6 According to Freddie Mac Chief Economist Sam Khater, despite some obvious headwinds, the housing market remains strong as the economy grows. “Even as mortgage rates are expected to increase and home prices continue to rise, homebuyer demand remains steady as inventory issues have slightly improved. According to a January Washington Post article, the story of 2021 was how quickly home prices accelerated. The national median home price hit $362,800 in June, an all-time high, according to the National Association of Realtors. The Case-Shiller home price index peaked in August, when prices rose 19.8 percent year-over-year that month. The housing market was doing well at the turn of the year and may normalize, said Lawrence Yun, chief economist at the National Association of Realtors, a trade association for real estate agents. “All markets are seeing strong conditions, and home sales are the best they have been in 15 years,” Yun said. “The housing sector’s success will continue, but I don’t expect 2022’s performance to exceed 2021’s.” He said sales may decline this year but predicts that they will exceed pre-pandemic levels. His forecast is based on an expectation of more inventory in the coming months. The increased supply will be generated, in part, from new housing construction as well as from the end of forbearance for struggling mortgage payers, a situation that will cause some homeowners to sell. According to the National Association of Real Estate Investment Trusts’ (NAREIT) 2022 Outlook, 2022 is likely to see significant further improvement in overall economic conditions, with rising GDP, job growth, and higher incomes, in a supportive financial market environment where inflation pressures gradually subside and long-term interest rates remain well below their historical norms. The emergence of the new Omicron variant of COVID-19 in late November 2021 serves as a reminder that the threat of new waves of infection looms over all aspects of the global economy. Increasing vaccination rates and natural immunity due to prior infection may help contain these risks. Some sectors remain below pre-pandemic levels, including lodging/resorts, office, diversified, and health care REITs. Other sectors, however, have had double-digit returns. Some sectors have delivered exceptional returns, including industrial REITs, with total returns of 57% through November 2021, and self-storage REITs—which have had a surge of demand due to strong housing markets and home sales, plus additional need for space during the pandemic—with investment returns exceeding 70%. Macroeconomic fundamentals are sound, and except for a few significant obstacles in the near term, PANTHER WALK NATIONAL ECONOMIC ANALYSIS Page 7 growth is likely to continue at above-trend pace in 2022. Job growth has been impressive, averaging 555,000 per month in 2021 through November, reducing the unemployment rate to 4.2%. With total payroll employment still 7 million below the pre-pandemic trend, the job market and the overall economy have considerable running room ahead. The 2022 CBRE U.S. Real Estate Market Outlook projects a positive outlook for the economy and commercial real estate in 2022, despite uncertainty over potential impacts of the COVID omicron variant and other risks. There may be other bumps along the way, notably from the ripple effects of an economic slowdown in China and rising oil prices, but the factors that held back growth in 2021—labor shortages, supply disruptions, inflation and other COVID variants—will ease. Monetary policy will tighten to keep longer-term inflation pressures in check, which may trigger some short-run volatility in the stock market, but it will not be enough to dampen investor demand for real estate. CBRE projects a record year for commercial real estate investment, enabled by high levels of low-cost debt availability and new players drawn to real estate debt’s attractive risk-adjusted returns. Commercial real estate values will rise, particularly for sought-after industrial and multifamily assets. Investors will sharpen their focus on emerging opportunities in the office and retail sectors in search of better returns. According to the Deloitte Center for Financial Services annual Commercial Real Estate Outlook for 2022, Eighty percent of respondents expect their institution’s revenues in 2022 to be slightly or significantly better than 2021 levels. In 2022, many real estate companies are not expected to be out of the woods yet, but the solid fundamentals that buoyed the sector pre-pandemic could help in the short term. The tight labor market is bringing workforce issues to the forefront, such as well-being, ESG, and adopting a more individualized approach to where work gets done (remote/office/hybrid). Our survey indicates CRE employees want their firms to be more purpose-driven. According to the PwC Emerging Trends in Real Estate 2022, confounding initial expectations of a protracted recession and then recovery spanning several years, the economy began to bounce back almost as quickly as it shut down. The recession ended up lasting only two months—the shortest on record—according to the official arbiters of business cycles. Economic output is already back above pre-COVID levels, and jobs may recover to previous levels by early 2022. The economic outlook certainly looked much better in mid-2021 than could reasonably have been hoped for a year earlier. Not only has economic output already recovered to pre-COVID levels, but growth is forecast to be at its highest rate in decades during 2021 and 2022. According to J.P. Morgan Chase 2022 commercial real estate outlook, the commercial real estate industry has a positive outlook heading into 2022. Although there were some surprises and overly negative forecasts surrounding retail and office commercial real estate markets, industrial continues to perform well. Overall, the future of multifamily looks bright, with a couple notable exceptions. The year ahead looks positive, with retail and multifamily asset classes rebounding and industrial continuing to thrive. Commercial real estate has also found innovative ways to increase the affordable and workforce PANTHER WALK FLORIDA ECONOMIC ANALYSIS Page 8 housing supply. The public and private sectors must work together to prioritize infrastructure to help the economy grow. FLORIDA ECONOMIC ANALYSIS According to the U.S. Census Bureau, Florida trailed only Texas in population increases from 2020 to 2021, while the nation had the slowest growth rate in its history. Florida's grew by 211,196 residents from July 1, 2020, to July 1, 2021, to a population of 21,781,128, the census estimates show. Texas grew by an estimated 310,288 residents to a population of 29,527,941. The Bureau of Economic and Business Research at the University of Florida projects the state's population, which surpassed 20 million in mid 2015, to rise to 24.42 million by 2030 and 26.36 million by 2040. According to the Fall 2021 Florida Forecast prepared by the Institute for Economic Competitiveness at the University of Central Florida, Florida’s economy, as measured by real Gross State Product, will expand at an average annual rate of 2.4% from 2021 to 2024. After contracting by 2.8% in 2020, real Gross State Product will rise by 5.1% in 2021. Payroll job growth in Florida will continue to outpace national job growth as the labor market climbs out of a deep hole. Average job growth over the 2021-2024 period will be 0.1 percentage points faster than the national economy. Housing starts will pick up going forward, but not nearly fast enough to offset the large shortage of single-family housing in the short run. House price appreciation will decelerate over this period as supply catches up with strong demand and as affordability gets further out of reach for many. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 9 Labor force growth in Florida is projected to average 2.2% from 2021-2024. After a sharp contraction of 2.1% in 2020, strong payroll job creation will boost Florida’s labor market recovery. The prospects of finding a job and higher wages will bring more Floridians back to the hunt for employment, particularly those who dropped out of the labor market as a result of the lockdowns and recession. COVID-19 Governor Ron DeSantis issued a "safer-at-home" order on April 3, 2020 in an effort to limit the spread of coronavirus. Governor DeSantis announced on April 29, 2020 that he would lift the "safer-at-home" order on May 4, 2020. Retailers and restaurants are allowed to reopen in limited capacities while movie theaters, gyms, bars, and face-to-face personal service providers (such as barbers and nail salons) will remain closed. Phase One of the three-phase “Safe. Smart. Step-by-Step” plan excludes Miami-Dade, Broward, and Palm Beach counties. As of September 25, 2020 Governor DeSantis announced Florida would be entering Phase 3 in reopening the state, meaning restaurants, bars, salons and other businesses will be allowed to reopen under full capacity. On May 3, 2021, Governor DeSantis signed an executive order that immediately suspended the state’s remaining COVID-19 public health restrictions. As of November 29, 2021, Governor DeSantis again announced the state will not be issuing any lockdowns or restrictions. COLLIER COUNTY AREA ANALYSIS Collier County has long been an attractive place to retire and it continues to be an area that experiences a great deal of seasonal population increases. According to the Collier County Comprehensive Planning Department, Collier County’s population increases up to 25% between November and April due to seasonal residents and short-term PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 10 agricultural workers in the Immokalee area. The population increase creates a high degree of seasonality within the retail, service, and hospitality sectors of Collier County’s economy. Collier County is located less than 150 miles from Fort Myers, Fort Lauderdale, Miami, Sarasota, and West Palm Beach as shown in the following table. Metro Area Miles Fort Myers 44 Jacksonville 378 Fort Lauderdale 107 Tallahassee 435 Miami 128 Atlanta 616 Sarasota 120 New York 1,311 West Palm Beach 150 Dallas 1,315 Tampa 169 Chicago 1,335 Orlando 238 Distance to Other Major Markets Population The Bureau of Economic and Business Research, University of Florida released the following population statistics for Southwest Florida. As shown, total population increased in five of the six Southwest Florida counties with the greatest growth (2010- 2020) in Lee County and the second highest in Collier County. Lee County maintained the highest growth rate of the six counties from 2020 to 2021. State and 2020 2010 2000 County 2021 2020 2010 2000 to 2021 to 2020 to 2010 FLORIDA 21,898,945 21,538,187 18,801,332 15,982,824 1.7 14.6 17.6 Charlotte 190,570 186,847 159,978 141,627 2.0 16.8 13.0 Collier 382,680 375,752 321,520 251,377 1.8 16.9 27.9 Glades 12,130 12,126 12,884 10,576 0.0 -5.9 21.8 Hendry 40,540 39,619 39,140 36,210 2.3 1.2 8.1 Lee 782,579 760,822 618,754 440,888 2.9 23.0 40.3 Sarasota 441,508 434,006 379,448 325,961 1.7 14.4 16.4 Sources: US Census Bureau (2020, 2010, and 2000 Census) and University of Florida, Bureau of Economic and Business Research (2021 Estimates). Table 3. Population and Population Change for Counties in Florida, 2000 to 2021 Percent Change Population PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 11 The following table shows the projected population through 2045. As shown, Lee County also has the highest projected growth rates with Collier County as a close second. 2020 2025 2030 2035 2040 2020 2025 2030 2035 2040 2045 to 2025 to 2030 to 2035 to 2040 to 2045 Southwest Florida 1,819,225 1,985,168 2,120,232 2,233,319 2,332,233 2,420,791 9.12%6.80%5.33%4.43%3.80% Charlotte 187,904 203,016 215,478 225,562 234,391 242,460 8.04%6.14%4.68%3.91%3.44% Collier 387,450 423,564 452,806 477,771 499,729 518,956 9.32%6.90%5.51%4.60%3.85% Glades 13,609 14,272 14,811 15,222 15,560 15,851 4.87%3.78%2.77%2.22%1.87% Hendry 40,953 42,898 44,380 45,554 46,570 47,468 4.75%3.45%2.65%2.23%1.93% Lee 750,493 829,303 894,597 948,834 996,086 1,038,511 10.50%7.87%6.06%4.98%4.26% Sarasota 438,816 472,115 498,160 520,376 539,897 557,545 7.59%5.52%4.46%3.75%3.27% Percent Change Projections of Florida Population by County, 2020-2045, with Estimates for 2020 Source: University of Florida, Bureau of Economic and Business Research, Florida Population Studies, Bulletin 190, June 2021 Population U.S. News & World Report, the global authority in rankings and consumer advice evaluated the country’s 150 most populous metropolitan areas based on affordability, job prospects and desirability. The 2020-2021 25 Best Places to Retire is dominated by Florida metro areas, largely due to affordable homes, low taxes and high ratings for happiness and desirability. Increases in Desirability and Job Market scores lifted Sarasota from No. 2 last year to overtake Fort Myers for the No. 1 spot for 2020-2021. Naples was No. 4 on the list behind Port St. Lucie. However, Naples dropped to 12th overall in the 2022-2023 Best Places to Live report released by U.S. News & World Report in May 2022. Cape Coral-Fort Myers fell from No. 43 to No. 100 while Sarasota-Bradenton maintained its No. 9 ranking. Collier County has become the most expensive place to buy a home in the eastern U.S. according to data released by the National Association of Realtors in May 2022. Employment The local economy is largely dependent on the real estate market. Covid-19 negatively impacted overall employment and the service and leisure and hospitality sectors in particular; however, jobs continue to return as the market improves. Tourism drives much of the Collier County area's economy, with leisure and hospitality composing almost 20% of the workforce. When lumped in with retail trade, Collier County has nearly 35% of its entire workforce in these sectors, the third-highest proportion in Florida. Collier County has experienced among the nation's strongest population and job growth rates over the past five years. While the overall rate of jobs added over the year prior to the pandemic had slowed to under 3%, Collier County still posted growth rates of roughly double the national average. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 12 PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 13 The following table shows employment projections through 2029 by the Florida Department of Economic Opportunity. As shown, agricultural employment is projected to decline while the leisure and hospitality industry has the largest projected growth rate of 19.1% followed by Professional and Business Services (16.4%). NAICS Title 2021 2029 Growth Percent Growth Total, All Industries 538,465 611,699 73,234 13.6 Agriculture, Forestry, Fishing & Hunting 8,270 7,193 -1,077 -13.0 Mining 399 434 35 8.8 Construction 56,144 63,917 7,773 13.8 Manufacturing 12,859 13,736 877 6.8 Trade, Transportation and Utilities 95,808 106,868 11,060 11.5 Information 4,357 4,641 284 6.5 Financial Activities 25,107 28,402 3,295 13.1 Professional and Business Services 62,254 72,464 10,210 16.4 Education and Health Services 107,269 123,960 16,691 15.6 Leisure and Hospitality 78,490 93,510 15,020 19.1 Other Services, Ex. Public Admin 20,192 22,669 2,477 12.3 Government 65,398 72,624 7,226 11.0 Self Employed and Unpaid Family Workers, All Jobs 40,799 44,548 3,749 9.2 Florida Department of Economic Opportunity Employment JOBS BY INDUSTRY CHARLOTTE, COLLIER, GLADES, HENDRY, AND LEE COUNTIES Collier County unemployment peaked in August 2010 at 13.0% and had generally been declining until the Covid-19 pandemic with unemployment peaking again at 13.5% in April 2020. The preliminary reported unemployment rate in February 2022 was only 2.6%. The annual Collier County rate peaked in 2010 at 11.6% and had declined steadily since until the spike from the Covid-19 pandemic in April 2020. However, unemployment numbers have steadily decreased as the economy continues to improve. The 2020 annual rate was 7.5% and the 2021 annual rate declined to 3.7%. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 14 As of February 2022, the unemployment rate for the State of Florida was 3.1%, down from the peak in May 2020 of 13.9%. On a national level, the unemployment rate in February 2022 was 3.8%, a decrease from the peak in April 2020 of 14.7%. Collier County currently has a lower February rate, at 2.6%, than state and national levels. The local economy is largely dependent on the real estate market. The following table from the U.S. Department of Labor shows Naples/Immokalee/Marco Island employment from 2012 through March 2022. As shown, unemployment from the Covid-19 pandemic affected the service and leisure and hospitality sectors the most. Both the leisure and hospitality and service sectors have regained all lost jobs and have exceeded 2019 levels. Year Service- Providing % Change Goods Producing % Change Mining, Logging, & Const. % Change Leisure and Hospitality % Change All Employees, Total Nonfarm % Change 2012 106,600 3.1%12,100 5.2%9,400 4.4%23,600 4.4%118,700 3.3% 2013 109,700 2.9%13,500 11.6%10,500 11.7%24,400 3.4%123,300 3.9% 2014 114,500 4.4%15,400 14.1%12,100 15.2%25,500 4.5%129,900 5.4% 2015 119,100 4.0%17,000 10.4%13,600 12.4%26,500 3.9%136,100 4.8% 2016 124,000 4.1%18,700 10.0%14,900 9.6%27,500 3.8%142,600 4.8% 2017 126,300 1.9%19,400 3.7%15,400 3.4%28,300 2.9%145,600 2.1% 2018 129,600 2.6%21,500 10.8%17,200 11.7%29,100 2.8%151,000 3.7% 2019 133,200 2.8%22,400 4.2%17,700 2.9%30,000 3.1%155,600 3.0% 2020 126,300 -5.2%22,100 -1.3%17,200 -2.8%25,600 -14.7%148,400 -4.6% 2021 132,400 4.8%23,100 4.5%18,000 4.7%28,000 9.4%155,500 4.8% 2022*138,200 4.5%24,000 6.4%18,700 6.9%31,300 11.0%162,200 4.8% *Through March 2022; percentage increase in comparison to March 2021 YTD Source: U.S. Department of Labor Naples - Immokalee - Marco Island PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 15 Collier County and the entire Southwest Florida Region is substantially dependent on the real estate and construction sectors. Therefore, the area has been and should be more susceptible to cyclical fluctuations that have occurred in other areas dominated by a single industry. The Southwest Florida Economic Development Alliance reports key employers in Southwest Florida (Collier, Lee and Charlotte County) from Biofuels, healthcare, technology, apparel design, to sugar production are a driving force behind the region’s success. The table below provides a few examples of some key employers in Southwest Florida. The following table shows the Top 25 Employers as reported by the Florida Gulf Coast University Regional Economic Research Institute on July 27, 2021. Rank Company SWFL Employees Industry County 1 Lee Health 14,028 Healthcare and Social Assistance Lee 2 Lee County School District 11,003 Educational Services Lee 3 Publix Super Market 9,768 Retail Trade Charlotte, Collier, Lee 4 Lee County Local Government 9,142 Public Administration Lee 5 NCH Healthcare System 8,159 Healthcare and Social Assistance Collier 6 Walmart 7,286 Retail Trade Charlotte, Collier, Hendry, Lee 7 Collier County School District 5,756 Educational Services Collier 8 Collier County Local Government 5,173 Public Administration Collier 9 Arthrex 4,087 Manufacturing Collier 10 Marriott International, Inc.3,620 Accommodation and Food Services Collier, Lee 11 Bayfront Health 2,801 Healthcare and Social Assistance Charlotte 12 Charlotte County Local Government 2,614 Public Administration Charlotte 13 McDonald's 2,613 Accommodation and Food Services Charlotte, Collier, Hendry, Lee 14 Home Depot 2,497 Retail Trade Charlotte, Collier, Lee 15 Charlotte County School District 2,152 Educational Services Charlotte 16 Winn-Dixie 1,899 Retail Trade Charlotte, Collier, Hendry, Lee 17 Hope Hospice 1,838 Healthcare and Social Assistance Collier, Lee 18 Chico's Fas Inc.1,552 Retail Trade Collier, Lee 19 Florida Gulf Coast University 1,519 Educational Services Lee 20 Bloomin' Brands, Inc.1,395 Accommodation and Food Services Charlotte, Collier, Lee 21 Realogy Holdings Corp.1,381 Real Estate and Rental and Leasing Charlotte, Collier, Lee 22 Darden Restaurants 1,380 Accommodation and Food Services Charlotte, Collier, Lee 23 Target 1,300 Retail Trade Charlotte, Collier, Lee 24 Walgreens 1,170 Retail Trade Charlotte, Collier, Hendry, Lee 25 Yum! Brands, Inc.1,141 Accommodation and Food Services Charlotte, Collier, Hendry, Lee Source: Florida Gulf Coast University Regional Economic Research Institute; July 27, 2021 PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 16 Tourist Tax Revenues The following graph from the Southwest Florida Regional Economic Indicators March 2022 report prepared by Florida Gulf Coast University shows Collier County’s tourist tax revenues. As shown, after an 123% increase in July 2021 compared to July 2020, seasonally adjusted tourist tax revenues continued to drop for the fourth consecutive month. Despite the month-to-month decline, revenues remained 75% above November 2020. Development Growth continues to shift east with Ave Maria becoming the top-selling single-family residential community in Collier County and was recently ranked as one of the Top 25 Selling Master-Planned Communities in the United States. It has maintained the top ranking in the Naples-Fort Myers market for the past seven years and reported a record breaking 646 new home sales in 2021, a 28% increase from 2020. There are currently four residential builders in Ave Maria, CC Homes, Del Webb Naples, Lennar and Pulte Homes. The grand opening of The National Golf and Country Club at Ave Maria, a bundled golf community by Lennar, was held on January 7, 2021. The Immokalee Road corridor between Naples and Ave Maria is projected to see thousands of new homes developed in the next few years. In January 2020, in what has been described as one of the most important votes for the future of growth in Collier County, commissioners approved Rivergrass Village. The PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 17 village is the first of three planned 1,000-acre villages stretching from just north of Oil Well Road to east of Golden Gate Boulevard East. Rivergrass Village will allow for up to 2,500 homes; 100,000 square feet of retail and office uses and a minium of 25,000 square feet for civic government, and institutional buildings. Longwater Village will allow for up to 2,600 homes; 65,000 square feet of retail and office space and 25,000 square feet for civic government, and institutional buildings and Bellmar Village will allow for up to 2,750 homes; 85,000 square feet of retail and office space and 27,500 square feet for civic government, and institutional buildings. In a near unanimous decision, the Collier County Planning Commission agreed to recommend approval of Longwater in March 2021. The project has sparked controversy because the property sits in the environmentally sensitive Rural Lands Stewardship Area, or RLSA. Commissioners voted to approve the Longwater and Bellmar Villages on June 8, 2021. There are more than $1 billion in new luxury high-rise developments near the coast including One Naples at the northeast corner of Vanderbilt Beach Road and Gulf Shore Drive as well as Pelican Bay (Mystique completed in 2019) and Kalea Bay (Towers 100 and 200 are complete, Tower 300 is expected to be open in October 2022) in North Naples. New commercial development is very active at the intersections of Collier Boulevard and US 41 East as well as Collier Boulevard and Immokalee Road. In its 1st Quarter 2022 report, the Office of Federal Housing Enterprise Oversight (OFHEO) found that the Naples- Marco Island MSA had a 34.19% increase in home prices (all-transactions including purchase and refinance mortgage) over the trailing 12 months. Homes prices in the state of Florida increased 29.78% over the past year (1Q 2021 - 1Q 2022) which was 1st in the nation. The continuing care retirement community, Moorings Park, teamed with London Bay Homes to develop an independent living development with 275 residences in 17 buildings. All of the buildings are six stories over parking. Grande Lake, will be built on 55 acres off Golden Gate Parkway, between Airport-Pulling and Livingston Roads. Entrance fees start at $1.5 million and are 70% refundable. Construction on the first 47 units in three buildings commenced in December 2018 with completion in May 2020. Arthrex, a medical device manufacturer and one of the county's largest employers, completed construction of its latest expansion plan at its headquarters along Goodlette- Frank Road in early 2020. The development includes a 300,000 square-foot, six-story office complex with an auditorium, a four-story Innovation Hotel with approximately 160 rooms, a two-story wellness center, and a 3-acre park. The hotel hosts orthopedic surgeons from the U.S. and around the world for medical education on the company's devices and instruments. Arthrex has contracted with a Tampa-based company, Mainsail, to manage all elements of the hotel operation, including employees. The first regional store for Phoenix-based Sprouts Farmers Market anchors The Landings at Logan, a new 18-acre retail center at the southeast corner of Immokalee Road and Logan Boulevard in North Naples. NCH Healthcare Northeast located at the northeast quadrant of Immokalee Road and Collier Blvd (CR 951) opened in late 2015 and is the first free standing ER facility in Collier County. The two-story building consists of approximately 41,500± square feet. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 18 Barron Collier Companies and Metro Development Group broke ground on Founders Square, a 55-acre mixed-use development located on the southeast corner of Immokalee Road and Collier Boulevard in January 2020. The development is anchored by The Pointe, a collection of 10 separate restaurants and other retail tenants. It also includes a 400-unit Class A apartment community, known as The Haldeman; a 35,000 square foot medical office building leased by Physicians Regional Medical Healthcare; and StorQuest a 110,000 square foot self-storage facility. Seed to Table, a new Oakes Farm grocery store at the northeast corner of Livingston and Immokalee Roads in North Naples opened in December 2019. The former Albertson's was completely gutted and consists of 77,000+ square foot store with sit-down dining, a full-service bar, three bars for beer and wine, wine room with samples on tap, a wood- fired brick oven for pizza, a raw bar, sushi bar, grilling area, coffee bar and stations preparing fresh pasta, guacamole, cheese, cut vegetables, sandwiches, smoothies and even homemade ice cream with indoor-outdoor seating. Paradise Coast Sports Complex, is Collier County’s partially completed $100 million Amateur Sports Complex. The county hopes to become a destination for traveling youth sports teams and amateur athletes. While the focus of the complex is athletics, there will be 20 fields between soccer, baseball and softball, plus a 10,000-person championship stadium, the goal is to get people to stay after the game is over with The Cove and The Factory. The Cove is a bar and food truck area for patrons to relax, listed to live music and play a variety of yard games (bag toss, oversized Connect Four and Jenga, plus ping pong). The Factory is an outdoor workout facility focusing on functional fitness (similar to CrossFit) which is available on a monthly membership basis. Additionally, the man- made lake next to The Cove includes a 2/3 mile jogging loop with three workout stations. There is a climbing wall for public use and a beach volleyball court. Collier County Commissioners approved a $15 million economic development agreement on June 22, 2021 for The Great Wolf Lodge. The land was purchased for $9,100,000 in July 2021 and construction commenced in July 2022. The Lodge will be built on 20 acres of land along City Gate Boulevard North and will feature a 100,000 square foot indoor water park, 500-room hotel, and 62,000 square feet of amenities and attractions. The resort is expected to open in the summer of 2024. It will bring in more than 200 construction jobs, plus an additional 600 full-time and part-time jobs once open. Investment Trends The following CoStar data shows Collier County trends in the Multi-Family, Retail, Office, and Industrial sectors as of second quarter 2022. Collier County may not see many trades, but investor sentiment remains evident in price appreciation that continues well into 2022. Confirmed cap rates average 4.5% over the past 12 months. The market cap rate has fallen over the past year, and the rate in the metro is structurally lower than those across the country. Annual sales volume has averaged $198 million over the past five years, and the 12-month high in investment PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 19 volume hit $359 million over that stretch. In the past 12 months specifically, $356 million worth of multifamily assets sold. Multi-Family $0 $50,000 $100,000 $150,000 $200,000 $250,000 $300,000 $350,000 2221201918171615141312 Market Sale Price/Unit 0.0% 1.0% 2.0% 3.0% 4.0% 5.0% 6.0% 7.0% 8.0% 2221201918171615141312 Market Cap Rate $0M $50M $100M $150M $200M $250M $300M $350M $400M 2221201918171615141312 Sales Volume -200% -100% 0% 100% 200% 300% 400% 500% 600% 2221201918171615141312 12 Mo Sales Vol Growth Retail demand surged in Collier County over the past 12 months. Annual sales volume has averaged $254 million over the past five years, and the 12-month high in investment volume hit $532 million over that stretch. In the past 12 months specifically, $514 million worth of retail assets sold. The market cap rate has fallen over the past year to 5.7%, and the rate in the metro is structurally lower than those across the country. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 20 Retail $0 $50 $100 $150 $200 $250 $300 $350 2221201918171615141312 Market Sale Price/SF 5.0% 5.2% 5.4% 5.6% 5.8% 6.0% 6.2% 6.4% 6.6% 6.8% 7.0% 2221201918171615141312 Market Cap Rate $0M $100M $200M $300M $400M $500M $600M 2221201918171615141312 Sales Volume -50% 0% 50% 100% 150% 200% 2221201918171615141312 12 Mo Sales Vol Growth Annual office sales volume averaged $116 million over the past five years in Collier County, and the 12-month high in investment volume hit $237 million over that stretch. In the past 12 months specifically, $203 million worth of office assets sold. The market cap rate has fallen over the past year to 6.9% and is close to the country's average. The current rate is the lowest cap rate seen in Collier County during the past five years. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 21 Office $0 $50 $100 $150 $200 $250 $300 2221201918171615141312 Market Sale Price/SF 6.2% 6.4% 6.6% 6.8% 7.0% 7.2% 7.4% 7.6% 7.8% 8.0% 2221201918171615141312 Market Cap Rate $0M $50M $100M $150M $200M $250M 2221201918171615141312 Sales Volume -100% 0% 100% 200% 300% 400% 500% 600% 2221201918171615141312 12 Mo Sales Vol Growth Collier County had an unusually large number of deals close over the past 12 months, which was among the best of its peers, with 110 transactions. That was comfortably above average transaction volume here over the past five years. Annual sales volume has averaged $80.2 million over the past five years, and the 12 -month high in investment volume hit $164 million over that stretch. In the past 12 months specifically, $115 million worth of industrial assets sold. Logistics facilities drove recent sales volume, accounting for $68.7 million in confirmed transactions Market prices rose by more than 10% and is above the country's average. The market cap rate has dropped since last year. It is the lowest cap rate, at 6.5%, that has been seen in Naples during the past five years, but it's still higher than the country's average yield. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 22 Income Personal income is a significant factor in determining the real estate demand in a given market. The following table shows Collier County households by income from the CCIM Site to do Business. Overall, Collier County has an average household income of $127,724 and a per capita income of $53,839. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 23 Conclusion The long term economic outlook for Collier County is positive. The area lures people from all over the country for tourism as well as retirement, with the beaches and weather considered major demand drivers. The projected growth in population and employment provide an economic base that supports demand for real estate in the subject neighborhood and for the subject property. These conditions have resulted in increasing property values and should stimulate continued increases within the foreseeable future. Prior to the coronavirus pandemic, the residential market had stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. Since the coronavirus pandemic, residential demand increased significantly with record sales in 2020 and continued high demand but limited inventory in 2021. Inventory shortages are expected to continue in 2022 with no surplus expected. New home builders are facing similar obstacles with a lack of building supplies creating a backlog of newly constructed homes. Prices continue to increase; however, the extended shortages and surging construction prices may begin to temper demand. According to Porch.com, a home services platform, Naples-Marco Island had the most home sales per 10,000 residents in the nation in 2021. According to the Naples Area Board of Realtors (NABOR), there was a record $18.2 billion in sales in Collier County during 2020. Demand eclipsed all expectations in 2021 with a 25.8% increase in overall sales in 2021 and a 20.3% increase in median closed price (year over year). The February 2022 Market Report released by NABOR shows overall closed sales have declined by 33.8% in February 2022 YTD. Overall median closed price for single family and condominium units increased 37.6% in 2022 Year-to-date as compared to 2021 Year-to- date. According to Inspection Support Network, an organization that provides industry software and other resources, Collier County was fourth in the nation in rising home prices for midsized counties (population of 350,000-749,999) with a 31% increase in median prices. Lee County was third in the nation for large counties (750,000+) with an increase of 32%. Generally, the commercial market lags the residential market. Aside from some signs of an upcoming decline, characterized by positive but falling demand with increasing vacancy, the overall commercial market was projected to continue to increase at a stabilized rate prior to the coronavirus outbreak. The significant residential demand since the pandemic has generally stabilized the commercial market overall with an increased demand for the industrial sector and select retail and office properties. PANTHER WALK Page 24 Collier County Area Map Panther Walk PANTHER WALK SITE ANALYSIS Page 25 PROPERTY DESCRIPTION AND ANALYSIS SITE ANALYSIS The following description is based on our property inspection and public records. Parcel ID Gross Land Area (Acres) Typical Parcel Size (Acres)Zoning FDEP Informal Wetland Determination Panther Walk 29.77 1.14 - 5.0 E - Estates 100% Wetlands Market Areas The Panther Walk targeted area contains 12 parcels totaling 29.77 acres within Golden Gate Estates Unit 42. According to Collier County, the typical parcel sizes to be acquired range from 1.14 to 5.00 acres in size. MARKET AREA Location: Panther Walk is located west of Everglades Boulevard North between 58th Avenue NE and 68th Avenue NE. It is surrounded by single-family residential sites and homes. Current Use of the Property: Vacant wetlands with some single-family development. Road Frontage/Access: Access to targeted parcels within the Panther Walk is provided by: • 60th Avenue NE (paved road): runs east/west through market area • 62nd Avenue NE (paved road): runs east/west through market area Topography: The Panther Walk Preserve area contains high quality cypress wetlands and is part of the Horsepen Slough. Soil Conditions: We were not provided with a soils report for the purpose of this appraisal. We are not experts in soils analysis; however, the soil conditions observed at the subject appear to be typical of the region and adequate to support development. Utilities: Electricity: FP&L Sewer: None; Private septic systems service surrounding homes Water: None; Private wells service surrounding homes Environmental Issues: The site was determined to be wetlands according to a March 2016 FDEP Informal Wetland Determination. According to the FDEP Geographic Information Systems (GIS), the entire parcel consists of Freshwater Forested/Shrub Wetland. Encumbrance / Easements: There are sixty-foot (60’) platted right-of-way and utility easements along 60th Ave NE and 62nd Ave NE. A current title report was not provided for the purpose of this appraisal. We are not aware of any easement, restrictions, or encumbrances that would adversely affect value. Therefore, our valuation assumes the subject has a clear and marketable title with no adverse easement, restrictions, or encumbrances. PANTHER WALK SITE ANALYSIS Page 26 ZONING Zoning Code E Zoning Authority Collier County Zoning Description Estates Permitted Uses Includes single-family dwellings, family care facilities (subject to section 5.05.04), essential services (as set forth in section 2.01.03), and schools, public, including educational plants. Minimum Lot Area (SF) 2.25 acres Minimum Floor Area (SF) 1,000 Minimum Street Frontage (Feet) 150 Front Set Back Distance (Feet) 75 Rear Set Back Distance (Feet) 75 Side Yard Distance (Feet) 30 feet; 37.5 feet for corner lots along longest side Maximum Density/FAR One dwelling units per 2.25 acres Maximum Building Height (Feet) 30 PANTHER WALK SITE ANALYSIS Page 27 Panther Walk Market Study Parcels Aerial PANTHER WALK SITE ANALYSIS Page 28 Panther Walk Aerial Approximate boundary shown in blue. PANTHER WALK SITE ANALYSIS Page 29 Flood Map PANTHER WALK SITE ANALYSIS Page 30 Site Photographs 60th Avenue NE (paved road) - Easterly (Photo Taken on August 21, 2022) 60th Avenue NE (paved road) – Westerly (Photo Taken on August 21, 2022) PANTHER WALK SITE ANALYSIS Page 31 Site Photographs 62nd Avenue NE (paved road) – Easterly (Photo Taken on August 21, 2022) 62nd Avenue NE (paved road) – Westerly (Photo Taken on August 21, 2022) PANTHER WALK SITE ANALYSIS Page 32 Site Photographs Typical Parcel view from 60th Avenue NE (paved road) – Northerly (Photo Taken on August 21, 2022) Typical Parcel view from 60th Avenue NE (paved road) – Northeasterly (Photo Taken on August 21, 2022) PANTHER WALK SITE ANALYSIS Page 33 Site Photographs Typical Parcel view from 62nd Avenue NE (paved road) – Northerly (Photo Taken on August 21, 2022) Typical Parcel view from 62nd Avenue NE (paved road) – Southerly (Photo Taken on August 21, 2022) PANTHER WALK HIGHEST AND BEST USE Page 34 HIGHEST AND BEST USE Highest and best use may be defined as: The reasonably probable use of property that results in the highest value. The four criteria the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. 1 ▪ Physically possible for the land to accommodate the size and shape of the ideal improvement. ▪ Legally permissible under the zoning regulations, building codes, environmental regulations, and other restrictions that apply to the site. A property use that is either currently allowed or most probably allowable. ▪ Financially feasible to generate sufficient income to support the use. ▪ Maximally productive, or capable of producing the highest value from among the permissible, possible, and financially feasible uses. Highest and Best Use As Vacant Physically Possible The subject consists of parcels ranging in size from 1.14 to 5.00 acres located within the previously defined Panther Walk areas. Access through Panther Walk is provided by paved roads. The physical characteristics of the parcels should reasonably accommodate any use that is not restricted by its size. However, development on the parcels may be limited due to wetland coverage. Legally Permissible The subject sites are zoned Estates (E), which permits uses including low density residential with limited agricultural uses. The FDEP Informal Wetland Determinations March 2016 map designates the parcels as Wetlands. Permits from FDEP are required prior to development. Financially Feasible Financial feasibility is an analysis of the ability of a property to generate sufficient income to support the use, or a reasonable probability of producing a positive income stream net of operating expenses, financial costs, and capital amortization. Prior to the coronavirus pandemic, the residential market had stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. Since the coronavirus pandemic, residential demand increased significantly with record sales in 2020 and continued high demand but limited inventory in 2021. Inventory shortages are expected to continue in 2022 with no surplus expected. New home builders are facing similar obstacles with a lack of building supplies creating a 1 The Dictionary of Real Estate Appraisal 7th ed. (Chicago: Appraisal Institute, 2022) PANTHER WALK HIGHEST AND BEST USE Page 35 backlog of newly constructed homes. Prices continue to increase; however, the extended shortages and surging construction prices may begin to temper demand. A well-designed single-family home that is appropriately marketed and priced, should be received favorably by the market. The substantial costs associated with permitting and fill typically results in a lower price per acre than upland parcels in order to make development financially feasible. If the costs make development financially unfeasible or permitting is not achievable; conservation use becomes the only financially feasible use. Maximally Productive The maximally productive land use yields the highest value of the possible uses. Conservation and/or single-family development is the only use that meets the tests of physically possible, legally permissible, and financially feasible. The permitting process for parcels with significant coverage of active wetlands will likely be very difficult, if not impossible. Therefore, conservation and/or single-family development is concluded to be the maximally productive and highest and best use of the site. Highest and Best Use as Improved No improvements are situated on the site. Therefore, a highest and best analysis as improved is not applicable. Most Probable Buyer Considering the size and location of the property, the most probable buyer of an individual parcel is an owner-user or builder for single-family development or wetland mitigation. Conservation Collier is also a probable buyer as a multi -parcel conservation project. PANTHER WALK VALUATION METHODOLOGY Page 36 VALUATION METHODOLOGY Three basic approaches may be used to arrive at an estimate of market value. They are: 1. The Cost Approach 2. The Sales Comparison Approach 3. The Income Approach Cost Approach The Cost Approach estimates the current cost to construct the existing structure including an entrepreneurial incentive, depreciation, and the estimated land value. This approach is particularly applicable when the improvements represent the highest and best use of the land and are relatively new. It is also applicable when the property has unique or specialized improvements for which there is little or no sales data from comparable properties. Sales Comparison Approach The Sales Comparison Approach compares sales of similar properties with the subject property. Each comparable sale is adjusted for its inferior or superior characteristics. The values derived from the adjusted comparable sales form a range of value for the subject. By process of correlation and analysis, a final indicated value is derived. This approach is most reliable in an active market, and is least reliable when valuing a property for which no direct comparable sales data is available. Income Approach The Income Approach converts the anticipated flow of future benefits (cash flows and reversion) to a present value estimate through a capitalization and or a discounting process. This approach generally reflects a typical investor’s perception of the relationship between the potential income of a property and its market value. Final Reconciliation The appraisal process concludes with the Final Reconciliation of the values derived from the approaches applied for a single estimate of market value. The reconciliation of the approaches is based on an evaluation of the quant ity and quality of the available data in each approach. Furthermore, different properties require different means of analysis and lend themselves to one approach over the others. PANTHER WALK VALUATION METHODOLOGY Page 37 ANALYSES APPLIED A cost analysis was considered and was not developed because there are no improvements that contribute value to the property. A sales comparison analysis was considered and was developed because typically this is the most appropriate approach for the valuation of vacant land. This approach is applicable to the subject because there is an active market for similar properties and sufficient sales data is available for analysis. An income analysis was considered and was not developed because the subject is not likely to generate rental income as vacant land. PANTHER WALK SALES COMPARISON APPROACH – PANTHER WALK WETLANDS Page 38 SALES COMPARISON APPROACH – PANTHER WALK WETLANDS The Sales Comparison Approach is based on the premise that a buyer would pay no more for a specific property than the cost of obtaining a property with the same quality, utility, and perceived benefits of ownership. It is based on the principles of supply and demand, balance, substitution and externalities. The following steps describe the applied process of the Sales Comparison Approach. • The market in which the subject property competes is investigated; comparable sales, contracts for sale and current offerings are reviewed. • The most pertinent data is further analyzed and the quality of the transaction is determined. • The most meaningful unit of value for the subject property is determined. • Each comparable sale is analyzed and where appropriate, adjusted to equate with the subject property. • The value indication of each comparable sale is analyzed and the data reconciled for a final indication of value via the Sales Comparison Approach. Land Comparables I have researched five comparables for this analysis; these are documented on the following pages followed by a location map and analysis grid. All sales have been researched through numerous sources, inspected and verified by a party to the transaction. For this analysis, we use the price per acre as the appropriate unit of comparison because market participants typically compare sale prices and property values on this basis. Comp Address Date Price Comp City Acres Price Per Acre Subject Generally within Golden Gate Estates Unit 42 8/21/2022 Subject Naples 1.0 - 5.0 acres 1 37th Ave NE 7/14/2022 $35,000 1 Naples 1.14 $30,702 2 58th Ave NE 3/18/2022 $45,000 2 Naples 1.14 $39,474 3 52nd Ave NE 3/3/2022 $60,000 3 Naples 1.59 $37,736 4 7241 Everglades Blvd N 6/9/2022 $47,500 4 Naples 2.34 $20,299 5 70th Ave NE 6/28/2022 $147,900 5 Naples 5.00 $29,580 Comments Panther Walk Wetlands 75' x 660' heavily treed lot located along north side of 37th Avenue NE. Informal wetland determination dated November 2021 shows 1.12 acres of wetlands with a small portion of uplands along 37th Ave NE. Listed in May 2022 for $35,000. 75' x 660' heavily treed lot located along north side of 58th Avenue NE. Informal wetland determination dated March 2021 shows approximately 30% wetlands in the southern (front) portion of the site. Listed in Feb 2021 for $49,000. 105' x 660' heavily treed lot located along south side of 52nd Avenue NE. Informal wetland determination dated Jan 2022 shows 0.55 acres of wetlands located in the central portion of the site approximately 150' south of 52nd Ave NE. Listed in Jan 2022 for $75,000. 150' x 680' treed lot located along west side of Everglades Blvd N south of Immokalee Rd. No DEP available. The FDEP GIS map shows parcel is 100% Freshwater Forested/Shrub and Freshwater Emergent Wetlands. Site was listed in 11/21 for $90,000 and decreased to $70,000 on April 3, 2022. 330' x 660' heavily treed lot located along south side of 70th Avenue NE. Informal wetland determination dated 11/2021 shows 2.95 acres of wetlands with uplands located in the rear southwest portion of the site. Listed 6/7/2022 for $149,900. PANTHER WALK SALES COMPARISON APPROACH – PANTHER WALK WETLANDS Page 39 Comparables Map PANTHER WALK SALES COMPARISON APPROACH – PANTHER WALK WETLANDS Page 40 Analysis Grid The above sales have been analyzed and compared with the subject property. I have considered adjustments in the areas of: Effective Sale Price This takes into consideration unusual conditions involved in the sale that could affect the sales price, such as excess land, non- realty components, commissions, or other similar factors. Usually the sale price is adjusted for this prior to comparison to the subject. Real Property Rights Property rights dissimilar to the subject which affect value. Financing Terms Favorable or unfavorable seller financing, or assumption of existing financing. Conditions of Sale Circumstances that atypically motivate the buyer or seller, such as 1031 exchange transaction, assemblage, or forced sale. Market Conditions Inflation or deflation since sale date due to economic influences Location Market or submarket area influences on sale price; surrounding land use influences. Physical Characteristics Attributes such as size, shape, utilities, frontage, zoning, etc. On the following page is a sales comparison grid displaying the subject property, the comparables and the adjustments applied. PANTHER WALK SALES COMPARISON APPROACH – PANTHER WALK WETLANDS Page 41 Name Address City Date Price Acres Acre Unit Price Property Rights Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0% Financing Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0% Conditions of Sale Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0% Market Trends Through 8/21/2022 20.0% Location % Adjustment $ Adjustment Acres % Adjustment $ Adjustment Environmental Issues % Adjustment $ Adjustment Shape % Adjustment $ Adjustment Zoning % Adjustment $ Adjustment Net Adjustments Gross Adjustments Panther Walk Wetlands NS 37th Ave NE 58th Ave NE 52nd Ave NE 7241 Everglades Blvd N SS 70th Ave NE Comp 5Land Analysis Grid Comp 1 Comp 2 Comp 3 Comp 4 8/21/2022 7/14/2022 3/18/2022 3/3/2022 6/9/2022 6/28/2022 Naples Naples Naples Naples Naples Naples Generally within Golden Gate Estates Unit 42 37th Ave NE 58th Ave NE 52nd Ave NE 7241 Everglades Blvd N 70th Ave NE $35,000 $45,000 $60,000 $47,500 $147,900 1.0 - 5.0 acres 1.14 1.14 1.59 2.34 5.00 Transaction Adjustments $30,702 $39,474 $37,736 $20,299 $29,580 Fee Simple Adjusted Acre Unit Price $30,702 $39,474 $37,736 $20,299 $29,580 1.9%8.1%8.9%3.7%2.7% Average Similar Similar Similar Inferior Adjusted Acre Unit Price $31,290 $42,673 $41,101 $21,053 $30,389 Similar 0% $0 $0 $0 $1,053 $0 0%0%0%5% 0%0%0%0% 1.0 - 5.0 acres 1.14 1.14 1.59 2.34 0% 5.00 $0 $0 $0 $0 $0 100% Wetlands 98% wetlands Approx 30% wetlands (Front) 35% wetlands (Middle)Mostly wetlands 59% wetlands (Front) $0 -$10,668 -$10,275 $0 0%-25%-25%0% -$3,039 -10% 0%0%0%0% Rectangular Rectangular Rectangular Rectangular Rectangular Rectangular 0% $0 Residential Residential Residential Residential Residential Residential $0 $0 $0 $0 0%0%0%0%0% $0 $0 $0 $0 $0 Adjusted Acre Unit Price $31,290 $32,004 $30,826 $22,106 $27,350 0.0%25.0%25.0%5.0%10.0% 0.0%-25.0%-25.0%5.0%-10.0% PANTHER WALK SALES COMPARISON APPROACH – PANTHER WALK WETLANDS Page 42 Comparable Land Sale Adjustments Property Rights All of the comparables transferred in fee simple interest; therefore, no adjustments for property rights are required. Financing All of the comparable sales had market orientated financing or were cash transactions; therefore, no adjustments for financing are required. Conditions of Sale All the comparable sales were arm’s length transactions; therefore, no adjustment for conditions of sale is required. Economic Trends The following graph shows comparable residential land sales within the surrounding market area over the past year. The graph indicates an upward trend in sales prices from mid 2021 through the current date. However, it is noted this is unadjusted raw data and does not relate directly to the subject. PANTHER WALK SALES COMPARISON APPROACH – PANTHER WALK WETLANDS Page 43 The analyses and value opinion in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value. Based on the previous analysis and considering the increased demand for residential property in Southwest Florida, as well as the recent interest rate increases by the federal reserve, we have applied a 20.0% annual adjustment. Location The comparable sales are located within the immediate vicinity of Panther Walk and Winchester Head. Comparable 4 has frontage along Everglades Boulevard, the main, more heavily traveled arterial through Golden Gate Estates. Additionally, it is located furthest north. It is considered inferior in location and adjusted upward accordingly. No adjustments for location could be supported for Comparables 1, 2, 3, and 5; therefore, none are applied. Size For this analysis, Comparables 1, 2, 3, and 4 less than 3.0 acres while Comparable 5 is 5.0 acres. Typically size and price per acre are inversely related. No adjustments are made in the grid; however, the differing sizes are considered in the final reconciliation. Environmental Issues The subject parcels are located within Panther Walk which is comprised entirely of depressional cypress and marsh wetlands and therefore, provides habitat for wetland dependent species. They are designated on the FDEP Informal Wetland Determinations March 2016 as Wetlands. Permits from FDEP are required prior to development. The comparable properties are all impacted by wetlands. Comparables 1 and 4 are effectively 100% wetlands with the only upland areas located near the road right of way. Therefore, no adjustments are required for Comparables 1 and 4. An Informal Wetland Determination of Comparable 2 indicates 30% wetlands located in the front of the site. An Informal Wetland Determination of Comparable 3 indicates 35% wetlands generally located in the middle of the site. An Informal Wetland Determination of Comparable 5 indicates 59% wetlands generally located in the front of the site. All three comparables are adjusted downward accordingly. Configuration All of the comparables are relatively similar in terms of configuration; therefore, no adjustments are required. Zoning All of the comparables are similar in terms of zoning; therefore, no adjustments are required. PANTHER WALK SALES COMPARISON APPROACH – PANTHER WALK WETLANDS Page 44 Sales Comparison Approach Conclusion All of the value indications have been considered. Based on the preceding analysis, and considering the significant wetland coverage in Panther Walk, I conclude toward the low end of the range and arrive at my final reconciled per acre values as follows. Area Panther Walk Panther Walk Typical Parcel Size 1.0 - 3.0 acres 3.0 - 5.0 acres Indicated Value per Acre 100% Wetlands $27,000 $26,000 PANTHER WALK RECONCILIATION Page 45 RECONCILIATION The process of reconciliation involves the analysis of each approach to value. The quantity and quality of data applied the significance of each approach as it relates to market behavior and defensibility of each approach are considered and weighed. Finally, each is considered separately and comparatively with each other. As discussed previously, we use only the sales comparison approach in developing an opinion of value for the subject. The cost and income approaches are not applicable, and are not used. FINAL VALUE CONCLUSION Based on the data and analyses developed in this appraisal, I have reconciled to the following value conclusion(s), as of August 21, 2022, subject to the Limiting Conditions and Assumptions of this appraisal. VALUE CONCLUSIONS Appraisal Premise Interest Appraised Date of Value Market Value, As Is Fee Simple August 21, 2022 Area Panther Walk Panther Walk Typical Parcel Size 1.0 - 3.0 acres 3.0 - 5.0 acres Indicated Value per Acre 100% Wetlands $27,000 $26,000 The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions. These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Assumptions: None. Exposure and Marketing Times Exposure time is always presumed to precede the effective date of the appraisal and is the length of time the subject property would have been exposed for sale in the market had it sold on the effective valuation date at the concluded market value. Marketing time is an estimate of the amount of time it might take to sell a property at the estimated market value immediately following the effective date of value. Based on our review of recent sales transactions for similar properties and our analysis of supply and demand in the local market it is our opinion that the probable marketing and exposure time for the property is 12 months. PANTHER WALK CERTIFICATION Page 46 CERTIFICATION I certify that, to the best of my knowledge and belief: 1. The statements of fact contained in this report are true and correct. 2. The reported analyses, opinions and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, unbiased professional analyses, opinions and conclusions. 3. I have no present or prospective interest in the property that is the subject of this report, and have no personal interest with respect to the parties involved. 4. I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 5. Our engagement in this assignment was not contingent upon developing or reporting predetermined results. 6. Our compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. 7. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute. 8. My reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice 9. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 10. Rachel M. Zucchi, MAI, CCIM has made an inspection of the subject property. 11. No one provided significant real property appraisal assistance to the person signing this certification. 12. We have experience in appraising properties similar to the subject and are in compliance with the Competency Rule of USPAP. PANTHER WALK Page 47 13. This appraisal is not based on a requested minimum valuation, a specific valuation, or the approval of a loan. 14. We have not relied on unsupported conclusions relating to characteristics such as race, color, religion, national origin, gender, marital status, familial status, age, receipt of public assistance income, handicap, or an unsupported conclusion that homogeneity of such characteristics is necessary to maximize value. 15. Rachel M. Zucchi, MAI, CCIM has not performed any services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding the agreement to perform this assignment. 16. As of the date of this report, Rachel M. Zucchi, MAI, CCIM has completed the continuing education program for Designated Members of the Appraisal Institute. Rachel M. Zucchi, MAI, CCIM Florida State-Certified General Real Estate Appraiser RZ2984 rzucchi@rklac.com; Phone 239-596-0801 PANTHER WALK ASSUMPTIONS AND LIMITING CONDITIONS Page 48 ASSUMPTIONS AND LIMITING CONDITIONS This appraisal is based on the following assumptions, except as otherwise noted in the report. 1. The title is marketable and free and clear of all liens, encumbrances, encroachments, easements and restrictions. The property is under responsible ownership and competent management and is available for its highest and best use. 2. There are no existing judgments or pending or threatened litigation that could affect the value of the property. 3. There are no hidden or undisclosed conditions of the land or of the improvements that would render the property more or less valuable. Furthermore, there is no asbestos in the property. 4. The revenue stamps placed on any deed referenced herein to indicate the sale price are in correct relation to the actual dollar amount of the transaction. 5. The property is in compliance with all applicable building, environmental, zoning, and other federal, state and local laws, regulations and codes. 6. The information furnished by others is believed to be reliable, but no warranty is given for its accuracy. This appraisal is subject to the following limiting conditions, except as otherwise noted in the report. 1. An appraisal is inherently subjective and represents our opinion as to the value of the property appraised. 2. The conclusions stated in our appraisal apply only as of the effective date of the appraisal, and no representation is made as to the effect of subsequent events. 3. No changes in any federal, state or local laws, regulations or codes (including, without limitation, the Internal Revenue Code) are anticipated. 4. No environmental impact studies were either requested or made in conjunction with this appraisal, and we reserve the right to revise or rescind any of the value opinions based upon any subsequent environmental impact studies. If any environmental impact statement is required by law, the appraisal assumes that such statement will be favorable and will be approved by the appropriate regulatory bodies. 5. Unless otherwise agreed to in writing, we are not required to give testimony, respond to any subpoena or attend any court, governmental or other hearing with reference to the property without compensation relative to such additional employment. 6. We have made no survey of the property and assume no responsibility in connection with such matters. Any sketch or survey of the property included in this report is for illustrative purposes only and should not be considered to be PANTHER WALK ASSUMPTIONS AND LIMITING CONDITIONS Page 49 scaled accurately for size. The appraisal covers the property as described in this report, and the areas and dimensions set forth are assumed to be correct. 7. No opinion is expressed as to the value of subsurface oil, gas or mineral rights, if any, and we have assumed that the property is not subject to surface entry for the exploration or removal of such materials, unless otherwise noted in our appraisal. 8. We accept no responsibility for considerations requiring expertise in other fields. Such considerations include, but are not limited to, legal descriptions and other legal matters such as legal title, geologic considerations such as soils and seismic stability, and civil, mechanical, electrical, structural and other engineering and environmental matters. 9. The distribution of the total valuation in the report between land and improvements applies only under the reported highest and best use of the property. The allocations of value for land and improvements must not be used in conjunction with any other appraisal and are invalid if so used. The appraisal report shall be considered only in its entirety. No part of the appraisal report shall be utilized separately or out of context. 10. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraisers, or any reference to the Appraisal Institute) shall be disseminated through advertising media, public relations media, news media or any other means of communication (including without limitation prospectuses, private offering memoranda and other offering material provided to prospective investors) without the prior written consent of the person signing the report. 11. Information, estimates and opinions contained in the report, obtained from third- party sources are assumed to be reliable and have not been independently verified. 12. Any income and expense estimates contained in the appraisal report are used only for the purpose of estimating value and do not constitute predictions of future operating results. 13. If the property is subject to one or more leases, any estimate of residual value contained in the appraisal may be particularly affected by significant changes in the condition of the economy, of the real estate industry, or of the appraised property at the time these leases expire or otherwise terminate. 14. No consideration has been given to personal property located on the premises or to the cost of moving or relocating such personal property; only the real property has been considered. 15. The current purchasing power of the dollar is the basis for the value stated in our appraisal; we have assumed that no extreme fluctuations in economic cycles will occur. 16. The value found herein is subject to these and to any other assumptions or conditions set forth in the body of this report but which may have been omitted from this list of Assumptions and Limiting Conditions. PANTHER WALK ASSUMPTIONS AND LIMITING CONDITIONS Page 50 17. The analyses contained in the report necessarily incorporate numerous estimates and assumptions regarding property performance, general and local business and economic conditions, the absence of material changes in the competitive environment and other matters. Some estimates or assumptions, however, inevitably will not materialize, and unanticipated events and circumstances may occur; therefore, actual results achieved during the period covered by our analysis will vary from our estimates, and the variations may be material. 18. The Americans with Disabilities Act (ADA) became effective January 26, 1992. We have not made a specific survey or analysis of any property to determine whether the physical aspects of the improvements meet the ADA accessibility guidelines. In as much as compliance matches each owner’s financial ability with the cost to cure the non-conforming physical characteristics of a property, we cannot comment on compliance to ADA. Given that compliance can change with each owner’s financial ability to cure non-accessibility, the value of the subject does not consider possible non-compliance. A specific study of both the owner’s financial ability and the cost to cure any deficiencies would be needed for the Department of Justice to determine compliance. 19. The appraisal report is prepared for the exclusive benefit of the Client, its subsidiaries and/or affiliates. It may not be used or relied upon by any other party. All parties who use or rely upon any information in the report without our written consent do so at their own risk. 20. No studies have been provided to us indicating the presence or absence of hazardous materials on the subject property or in the improvements, and our valuation is predicated upon the assumption that the subject property is free and clear of any environment hazards including, without limitation, hazardous wastes, toxic substances and mold. No representations or warranties are made regarding the environmental condition of the subject property and the person signing the report shall not be responsible for any such environmental conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because we are not experts in the field of environmental conditions, the appraisal report cannot be considered as an environmental assessment of the subject property. 21. The person signing the report may have reviewed available flood maps and may have noted in the appraisal report whether the subject property is located in an identified Special Flood Hazard Area. We are not qualified to detect such areas and therefore do not guarantee such determinations. The presence of flood plain areas and/or wetlands may affect the value of the property, and the value conclusion is predicated on the assumption that wetlands are non-existent or minimal. 22. RKL Appraisal and Consulting, PLC is not a building or environmental inspector. RKL Appraisal and Consulting, PLC does not guarantee that the subject property is free of defects or environmental problems. Mold may be present in the subject property and a professional inspection is recommended. PANTHER WALK ASSUMPTIONS AND LIMITING CONDITIONS Page 51 23. The appraisal report and value conclusion for an appraisal assumes the satisfactory completion of construction, repairs or alterations in a workmanlike manner. 24. The intended use of the appraisal is stated in the General Information section of the report. The use of the appraisal report by anyone other than the Client is prohibited except as otherwise provided. Accordingly, the appraisal report is addressed to and shall be solely for the Client’s use and benefit unless we provide our prior written consent. We expressly reserve the unrestricted right to withhold our consent to your disclosure of the appraisal report (or any part thereof including, without limitation, conclusions of value and our identity), to any third parties. Stated again for clarification, unless our prior written consent is obtained, no third party may rely on the appraisal report (even if their reliance was foreseeable). 25. All prospective value estimates presented in this report are estimates and forecasts which are prospective in nature and are subject to considerable risk and uncertainty. In addition to the contingencies noted in the preceding paragraph, several events may occur that could substantially alter the outcome of our estimates such as, but not limited to changes in the economy, interest rates, and capitalization rates, behavior of consumers, investors and lenders, fire and other physical destruction, changes in title or conveyances of easements and deed restrictions, etc. It is assumed that conditions reasonably foreseeable at the present time are consistent or similar with the future. PANTHER WALK ADDENDA - APPRAISER QUALIFICATIONS ADDENDA PANTHER WALK ADDENDUM A - APPRAISER QUALIFICATIONS ADDENDUM A APPRAISER QUALIFICATIONS PANTHER WALK ADDENDUM A - APPRAISER QUALIFICATIONS 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com RKL Appraisal and Consulting, PLC COMPANY PROFILE: RKL Appraisal and Consulting, PLC was founded in 2009 by three designated Members of the Appraisal Institute. It is our mission to maximize our combined appraisal experience to provide our clients with the highest quality of Real Estate Appraisal and Consulting Services. Rachel M. Zucchi, MAI, CCIM K.C. Lowry, MAI, CPA Louis C. Bobbitt, MAI Partner / Managing Director Partner Senior Partner (Retired) rzucchi@rklac.com klowry@rklac.com lbobbitt@rklac.com BUSINESS FOCUS: Practice is focused on community/neighborhood shopping centers, retail and office buildings, industrial warehouse/distribution buildings, residential and commercial condominium and subdivision projects, hotels and motels, vacant land and special purpose properties. Specialized services include appraisal review, business valuations, market feasibility studies, acquisition/disposition counseling, and litigation support in connection with real estate transactions including bankruptcy, eminent domain, estate valuations, and matrimonial and equitable distribution. Clients served include banks and financial institutions, developers and investors, law firms, government, and property owners. PANTHER WALK ADDENDUM A - APPRAISER QUALIFICATIONS PROFESSIONAL QUALIFICATIONS OF Rachel M. Zucchi, MAI, CCIM EXPERIENCE: Partner / Managing Director of RKL Appraisal and Consulting, PLC Naples, FL (2009 – Present) President of D&R Realty Group, Inc. Naples, FL (2009 – Present) Senior Real Estate Analyst, Integra Realty Resources – Southwest Florida Naples, FL (2003 – 2009) Research Associate, Integra Realty Resources – Southwest Florida Naples, FL (2002-2003) PROFESSIONAL ACTIVITIES: Member: President: VP/Secretary/Treasurer: Region X Representative: Board of Directors: Gov. Relations Committee: LDAC Attendee: Member: Member: Licensed: Licensed: Appraisal Institute – MAI Certificate Number 451177 Appraisal Institute Florida Gulf Coast Chapter (2020) Appraisal Institute Florida Gulf Coast Chapter (2017 - 2019) Appraisal Institute Florida Gulf Coast Chapter (2017 - 2021) Appraisal Institute Florida Gulf Coast Chapter (2015 - 2021) Appraisal Institute National (2022) Leadership Development & Advisory Council Appraisal Institute - Washington, D.C. (2016, 2017, 2018) CCIM Institute - CCIM Designation Pin Number 21042 Naples Area Board of REALTORS Florida State Certified General Real Estate Appraiser License No. RZ 2984 Real Estate Broker (Florida) License No. BK3077672 EXPERT WITNESS: Qualified as an expert witness in the Twentieth Judicial Circuit Court of Collier County and Lee County EDUCATION: Bachelor of Arts, Major in Economics Florida Gulf Coast University, 2002 Graduated Magna Cum Laude Presented at Eastern Economic Association Conference Successfully completed real estate and valuation courses and seminars sponsored by the Appraisal Institute and others. BUSINESS FOCUS: Actively engaged in real estate valuation and consulting since 2003. Practice is focused on community/neighborhood shopping centers, retail and office buildings, industrial warehouse/distribution, multi-family and single-family subdivisions, condominium developments, hotels/motels, vacant land and special purpose properties. Specialized services include market feasibility studies and litigation support in connection with real estate transactions. Clients served include banks and financial institutions, developers and investors, law firms, government, and property owners. Valuations have been performed for eminent domain, bankruptcy, estate, matrimonial/equitable distribution, financing, and due diligence support. PANTHER WALK ADDENDUM A - APPRAISER QUALIFICATIONS PANTHER WALK ADDENDUM B - PROPERTY INFORMATION ADDENDUM B PROPERTY INFORMATION Attachment 2 Panther Walk Project Area Folio # Acres 1 - Tereso Bautista Lopez 38844680001 2.73 2 - Unicasa Development Inc. 38845840002 1.59 3 - Martin and Elizabeth Joyce 38845760001 2.27 4 - Ahmad Dahche 38846240009 5 5 - T R & M M Carter Living Trust 38846280001 2.27 6 - Michael Carnavalla 38847280000 1.59 7 - Tarpon IV, LLC 38848040003 2.27 8 - Ana Maria Mainegro 38844840003 1.59 9 - Julio Alberto Salgado 38845600006 2.73 10 - 136 Land Trust 38846360002 5 11 - Terri Rodriguez 38847160007 1.59 12 - Alan Bardouille 38847120005 1.14 Attachment 2.a. – Map of Panther Walk Market Study Project Area PANTHER WALK ADDENDUM C - COMPARABLE DATA ADDENDUM C COMPARABLE DATA PANTHER WALK ADDENDUM C - COMPARABLE DATA ID 6440 Date 7/14/2022 Address 37th Ave NE Price $35,000 City Naples Price per Acre $30,702 State Florida Financing Cash to seller Tax ID 39960280009 Property Rights Fee Simple Grantor SRS05 LLC Days on Market 1-2 Months Grantee Walna Jeannot Verification Source Carol Sabatino; Keller Williams Realty Legal Description Acres 1.14 Utilities Well, Septic Land SF 49,500 Topography Heavily Treed Road Frontage 75 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular Environmental Issues 98% wetlands Land Comparable 1 - Panther Walk Wetland Comps Transaction Golden Gate Estates Unit No. 65, E 75' of Tract 83 Site Comments 75' x 660' heavily treed lot located along north side of 37th Avenue NE. Informal wetland determination dated November 2021 shows 1.12 acres of wetlands with a small portion of uplands along 37th Ave NE. Listed in May 2022 for $35,000. PANTHER WALK ADDENDUM C - COMPARABLE DATA ID 6337 Date 3/18/2022 Address 58th Ave NE Price $45,000 City Naples Price per Acre $39,474 State Florida Financing Cash to seller Tax ID 38848280009 Property Rights Fee Simple Grantor Charles E. Anderson, Jr and Linda Anderson Days on Market 1 year Grantee Jorge Armando Grizalez Martinez and Fressia Grizalez Verification Source Liz Appling; Royal Shell Real Estate Legal Description Acres 1.14 Utilities Well, Septic Land SF 49,500 Topography Heavily Treed Road Frontage 75 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular Environmental Issues Approx 30% wetlands Transaction Golden Gate Estates Unit No. 42, West 75' of Tract 95 Site Comments 75' x 660' heavily treed lot located along north side of 58th Avenue NE. Informal wetland determination dated March 2021 shows approximately 30% wetlands in the southern (front) portion of the site. Listed in Feb 2021 for $49,000. Land Comparable 2 PANTHER WALK ADDENDUM C - COMPARABLE DATA ID 6339 Date 3/3/2022 Address 52nd Ave NE Price $60,000 City Naples Price per Acre $37,736 State Florida Financing Cash to seller Tax ID 38961440001 Property Rights Fee Simple Grantor Chris Krager and Julia Bachand Days on Market 8 days Grantee Laurentiu and Michaela Gherase Verification Source Bill Duffy, Jr; Premier Plus Realty Legal Description Acres 1.59 Utilities Well, Septic Land SF 69,300 Topography Heavily Treed Road Frontage 105 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular Environmental Issues 35% wetlands (Middle) Comments 105' x 660' heavily treed lot located along south side of 52nd Avenue NE. Informal wetland determination dated Jan 2022 shows 0.55 acres of wetlands located in the central portion of the site approximately 150' south of 52nd Ave NE. Listed in Jan 2022 for $75,000. Land Comparable 3 Transaction Golden Gate Estates Unit No. 44, West 105' of Tract 19 Site PANTHER WALK ADDENDUM C - COMPARABLE DATA ID 6461 Date 6/9/2022 Address 7241 Everglades Blvd N Price $47,500 City Naples Price per Acre $20,299 State Florida Financing Cash to seller Tax ID 39155080001 Property Rights Fee Simple Grantor A&M American Investments, LLC Days on Market 5-6 Months Grantee Estevez Renovation, LLC Verification Source Keith A Marvelle; John R Wood Legal Description Acres 2.34 Utilities Well, Septic Land SF 102,000 Topography Treed Road Frontage 150 Zoning Residential Depth 680 Zoning Type E - Estates Shape Rectangular Environmental Issues Mostly wetlands Land Comparable 4 Transaction Golden Gate Estates Unit No. 44, W 150' Tract 101 Site Comments 150' x 680' treed lot located along west side of Everglades Blvd N south of Immokalee Rd. No DEP available. The FDEP GIS map shows parcel is 100% Freshwater Forested/Shrub and Freshwater Emergent Wetlands. Site was listed in 11/21 for $90,000 and decreased to $70,000 on April 3, 2022. PANTHER WALK ADDENDUM C - COMPARABLE DATA ID 6443 Date 6/28/2022 Address 70th Ave NE Price $147,900 City Naples Price per Acre $29,580 State Florida Financing Cash to seller Tax ID 39084840008 Property Rights Fee Simple Grantor Warach Family LP Days on Market 4 Days Grantee Maria Mijares and Maria de los Angeles Fernandez Cardona Verification Source Richard Parlante; Downing Frye Realty Legal Description Acres 5.00 Utilities Well, Septic Land SF 217,800 Topography Heavily Treed Road Frontage 330 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular Environmental Issues 59% wetlands (Front) Transaction Golden Gate Estates Unit No. 46, Tract 45 Site Comments 330' x 660' heavily treed lot located along south side of 70th Avenue NE. Informal wetland determination dated 11/2021 shows 2.95 acres of wetlands with uplands located in the rear southwest portion of the site. Listed 6/7/2022 for $149,900. Land Comparable 5 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com REAL ESTATE APPRAISAL REPORT RED MAPLE SWAMP Residential Land Generally within Golden Gate Estates Unit 53 Naples, Collier County, Florida, 34120 PREPARED FOR: Mr. Roosevelt Leonard, R/W-AC Real Property Management Collier County 3335 Tamiami Trail East, Suite 101 Naples, FL 34112 Client File: PO Number 4500216604 EFFECTIVE DATE OF THE APPRAISAL: August 13, 2022 DATE OF THE REPORT: August 20, 2022 REPORT FORMAT: Appraisal Report PREPARED BY: RKL Appraisal and Consulting, PLC RKL File Number: 2022-195 Subject Parcels Red Maple Swamp Generally within Golden Gate Estates Unit 53 Naples, Florida 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com August 20, 2022 Mr. Roosevelt Leonard, R/W-AC Collier County 3335 Tamiami Trail East, Suite 101 Naples, FL 34112 Re: Real Estate Appraisal Red Maple Swamp Generally within Golden Gate Estates Unit 53, Naples, Collier County, Florida, 34120 Client File: PO Number 4500216604 RKL File Number: 2022-195 Dear Mr. Leonard: At your request, RKL Appraisal and Consulting, PLC has prepared the accompanying appraisal for the above referenced property. The purpose of the appraisal is to estimate the market value on a price per acre basis within the area identified as Red Maple Swamp (100% wetlands) for parcels 3 acres or less and for parcels that are greater than 3 acres. The intended users for the assignment are Collier County Real Property Management (Conservation Collier Program), and the intended use of the appraisal is to assist Collier County in its determination of market value for the potential acquisition through the Conservation Collier Program. We use the appraisal report option of Standards Rule 2-2 of USPAP to report the assignment results. Please reference the appraisal scope section of this report for important information regarding the scope of research and analysis for this appraisal, including property identification, inspection, highest and best use analysis, and valuation methodology. The accompanying appraisal conforms with the Uniform Standards of Professional Appraisal Practice (USPAP), the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute, and the appraisal guidelines of Collier County. The appraisal also conforms with the appraisal regulations issued in connection with the Financial Institutions Reform, Recovery and Enforcement Act (FIRREA). The subject market area is identified by Conservation Collier as Red Maple Swamp. The Red Maple Swamp Preserve target area encompasses 24 parcels totaling 67.04 acres within Golden Gate Estates Unit 53. The per acre values reported in this market study will be offered to property owners with 1.0 to 6.0 acre parcels. The market area is designated as wetlands on the FDEP Informal Wetland Determinations March 2016 map and is located within the Estates zoning designation which allows for low density residential development with limited agricultural uses. Mr. Roosevelt Leonard, R/W-AC Collier County August 20, 2022 Page 2 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com Based on the appraisal described in the accompanying report, subject to the Limiting Conditions and Assumptions, Extraordinary Assumptions and Hypothetical Conditions (if any), I have made the following value conclusion(s): VALUE CONCLUSIONS Appraisal Premise Interest Appraised Date of Value Market Value, As Is Fee Simple August 13, 2022 Area Red Maple Swamp Red Maple Swamp Typical Parcel Size 1.0 - 3.0 acres Greater than 3.0 acres Indicated Value per Acre $18,000 $16,500 The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions. These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Assumptions: None. Respectfully submitted, RKL APPRAISAL AND CONSULTING, PLC Rachel M. Zucchi, MAI, CCIM Florida State-Certified General Real Estate Appraiser RZ2984 rzucchi@rklac.com; Phone 239-596-0801 RED MAPLE SWAMP TABLE OF CONTENTS TABLE OF CONTENTS Summary of Important Facts and Conclusions ................................................................... 1 Introduction Information ..................................................................................................... 2 Subject Identification ...................................................................................................... 2 Current Ownership and Property History ....................................................................... 2 Appraisal Scope .............................................................................................................. 2 Client, Intended User, and Intended Use ........................................................................ 3 Definition of Market Value ............................................................................................. 3 Definition of Property Rights Appraised ........................................................................ 3 Purpose of Appraisal, Property Rights Appraised, and Dates ........................................ 3 Scope of Work ................................................................................................................ 4 Economic Analysis ............................................................................................................. 5 National Economic Analysis........................................................................................... 5 Florida Economic Analysis ............................................................................................. 8 Collier County Area Analysis ......................................................................................... 9 Property Description and Analysis ................................................................................... 25 Site Analysis ................................................................................................................. 25 Highest and Best Use .................................................................................................... 36 Valuation Methodology .................................................................................................... 38 Analyses Applied .......................................................................................................... 39 Sales Comparison Approach – Parcels 3.0 Acres and Less .......................................... 40 Sales Comparison Approach – Parcels Greater than 3.0 Acres .................................... 47 Reconciliation ............................................................................................................... 52 Final Value Conclusion................................................................................................. 52 Certification ...................................................................................................................... 53 Assumptions and Limiting Conditions ............................................................................. 55 Addenda Appraiser Qualifications ....................................................................................... Addendum A Property Information ............................................................................................ Addendum B Comparable Data .................................................................................................. Addendum C RED MAPLE SWAMP SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS Page 1 SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS GENERAL Subject: Red Maple Swamp Generally within Golden Gate Estates Unit 53, Naples, Collier County, Florida, 34120 Owner: Multiple Legal Description: Multiple parcels generally located within Golden Gate Estate Unit 53 Tax Identification: Multiple parcels generally located within Golden Gate Estates Unit 53 Intended Use: The intended use is to assist Collier County in its determination of market value for the potential acquisition through the Conservation Collier Program. Intended User(s): Collier County Real Property Management (Conservation Collier Program) PROPERTY Parcel ID Gross Land Area (Acres) Typical Parcel Size (Acres)Zoning FDEP Informal Wetland Determination Red Maple Swamp 67.04 1.14 - 5.41 E - Estates 100% Wetlands Market Areas Highest and Best Use As Vacant Conservation Exposure Time 12 months Marketing Period 12 months VALUE INDICATIONS Effective Date(s) August 13, 2022 Property Rights Fee Simple Area Red Maple Swamp Red Maple Swamp Typical Parcel Size 1.0 - 3.0 acres Greater than 3.0 acres Indicated Value per Acre $18,000 $16,500 The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions. These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Assumptions: None. RED MAPLE SWAMP INTRODUCTION INFORMATION Page 2 INTRODUCTION INFORMATION SUBJECT IDENTIFICATION Subject: Red Maple Swamp Generally within Golden Gate Estates Unit 53, Naples, Collier County, Florida, 34120 Legal Description: Multiple parcels generally located within Golden Gate Estate Unit 53 Tax Identification: Multiple parcels generally located within Golden Gate Estates Unit 53 The subject market area is identified by Conservation Collier as Red Maple Swamp. The Red Maple Swamp Preserve target area encompasses 24 parcels totaling 67.04 acres within Golden Gate Estates Unit 53. The per acre values reported in this market study will be offered to property owners with 1.0 to 6.0 acre parcels. The market area is designated as wetlands on the FDEP Informal Wetland Determinations March 2016 map and is located within the Estates zoning designation which allows for low density residential development with limited agricultural uses. CURRENT OWNERSHIP AND PROPERTY HISTORY Owner There are multiple owners. APPRAISAL SCOPE According to the Uniform Standards of Professional Appraisal Practice, it is the appraiser’s responsibility to develop and report a scope of work that results in credible results that are appropriate for the appraisal problem and intended user(s). Therefore, the appraiser must identify and consider: ● the client and any other intended users; ● the intended use of the appraiser’s opinions and conclusions; ● the type and definition of value; ● the effective date of the appraiser’s opinions and conclusions; ● subject of the assignment and its relevant characteristics ● assignment conditions ● the expectations of parties who are regularly intended users for similar assignments; and ● what an appraiser’s peer’s actions would be in performing the same or a similar assignment. RED MAPLE SWAMP INTRODUCTION INFORMATION Page 3 CLIENT, INTENDED USER, AND INTENDED USE The client and the intended user of the appraisal are Collier County Real Property Management (Conservation Collier Program). The intended use is to assist Collier County in its determination of market value for the potential acquisition through the Conservation Collier Program. The appraisal is not intended for any other use or user. DEFINITION OF MARKET VALUE Market value definition used by agencies that regulate federally insured financial institutions in the United States is defined by The Dictionary of Real Estate Appraisal, 7th ed. (Chicago: Appraisal Institute, 2022) as: The most probable price that a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: ▪ Buyer and seller are typically motivated; ▪ Both parties are well informed or well advised, and acting in what they consider their best interests; ▪ A reasonable time is allowed for exposure in the open market; ▪ Payment is made in terms of cash in United States dollars or in terms of financial arrangements comparable thereto; and ▪ The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale.” (Source: 12 C.F.R. Part 34.42(g); 55 Federal Register 34696, August 24, 1990, as amended at 57 Federal Register 12202, April 9, 1992; 59 Federal Register 29499, June 7, 1994) DEFINITION OF PROPERTY RIGHTS APPRAISED Fee simple estate is defined as an: “Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat.” (Source: The Dictionary of Real Estate Appraisal, 7th ed. (Chicago: Appraisal Institute, 2022) PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES The purpose of the appraisal is to estimate the market value on a price per acre basis within the area identified as Red Maple Swamp (100% wetlands) for parcels 3 acres or less and for parcels that are greater than 3 acres. The effective date of the subject appraisal is August 13, 2022. The date of inspection was August 13, 2022. The date of the report is August 20, 2022. RED MAPLE SWAMP INTRODUCTION INFORMATION Page 4 SCOPE OF WORK The problem to be solved is to estimate the market value on a price per acre basis within the area identified as Red Maple Swamp (100% wetlands) for parcels 3 acres or less and for parcels that are greater than 3 acres. SCOPE OF WORK Report Type: This is an Appraisal Report as defined by Uniform Standards of Professional Appraisal Practice under Standards Rule 2-2(a). This format provides a summary or description of the appraisal process, subject and market data and valuation analyses. Property Identification: The subject area is identified generally as the wetland parcels within Red Maple Swamp. An aerial shows the approximate border of the Red Maple Swamp. Inspection: A limited on site inspection was made and photographs were taken. Market Area and Analysis of Market Conditions: A complete analysis of market conditions has been made. The appraiser maintains and has access to comprehensive databases for this market area and has reviewed the market for sales and listings relevant to this analysis. Highest and Best Use Analysis: A complete as vacant highest and best use analysis has been made. Physically possible, legally permissible, and financially feasible uses were considered, and the maximally productive use was concluded. Valuation Analyses Cost Approach: A cost approach was not applied as there are no improvements that contribute value to the property. Sales Comparison Approach: A sales approach was applied as typically this is the most appropriate approach for the valuation of vacant land. This approach is applicable to the subject because there is an active market for similar properties and sufficient sales data is available for analysis. Income Approach: An income approach was not applied as the subject is not likely to generate rental income as vacant land. Hypothetical Conditions: None. Extraordinary Assumptions: None. Comments The individual sections of the report detail the additional research, confirmation, and analysis of relevant data. RED MAPLE SWAMP NATIONAL ECONOMIC ANALYSIS Page 5 ECONOMIC ANALYSIS NATIONAL ECONOMIC ANALYSIS The Federal Reserve Open Market Committee (FOMC) released the following statement on July 27, 2022. Recent indicators of spending and production have softened. Nonetheless, job gains have been robust in recent months, and the unemployment rate has remained low. Inflation remains elevated, reflecting supply and demand imbalances related to the pandemic, higher food and energy prices, and broader price pressures. Russia's war against Ukraine is causing tremendous human and economic hardship. The war and related events are creating additional upward pressure on inflation and are weighing on global economic activity. The Committee is highly attentive to inflation risks. The Committee seeks to achieve maximum employment and inflation at the rate of 2 percent over the longer run. In support of these goals, the Committee decided to raise the target range for the federal funds rate to 2-1/4 to 2-1/2 percent and anticipates that ongoing increases in the target range will be appropriate. In addition, the Committee will continue reducing its holdings of Treasury securities and agency debt and agency mortgage-backed securities, as described in the Plans for Reducing the Size of the Federal Reserve's Balance Sheet that were issued in May. The Committee is strongly committed to returning inflation to its 2 percent objective. In assessing the appropriate stance of monetary policy, the Committee will continue to monitor the implications of incoming information for the economic outlook. The Committee would be prepared to adjust the stance of monetary policy as appropriate if risks emerge that could impede the attainment of the Committee's goals. The Committee's assessments will take into account a wide range of information, including readings on public health, labor market conditions, inflation pressures and inflation expectations, and financial and international developments. The following table details the economic forecasts of Federal Reserve Board members and Federal Reserve Bank presidents as of June 2022. Real GDP is projected to grow at a rate of 1.7% in 2022, a decline from the previous March projection of 2.8%. The unemployment projection for 2022 increased from 3.5% to 3.7%. The Core PCE inflation projection was increased to 4.3% in 2022. RED MAPLE SWAMP NATIONAL ECONOMIC ANALYSIS Page 6 According to Freddie Mac Chief Economist Sam Khater, despite some obvious headwinds, the housing market remains strong as the economy grows. “Even as mortgage rates are expected to increase and home prices continue to rise, homebuyer demand remains steady as inventory issues have slightly improved. According to a January Washington Post article, the story of 2021 was how quickly home prices accelerated. The national median home price hit $362,800 in June, an all-time high, according to the National Association of Realtors. The Case-Shiller home price index peaked in August, when prices rose 19.8 percent year-over-year that month. The housing market was doing well at the turn of the year and may normalize, said Lawrence Yun, chief economist at the National Association of Realtors, a trade association for real estate agents. “All markets are seeing strong conditions, and home sales are the best they have been in 15 years,” Yun said. “The housing sector’s success will continue, but I don’t expect 2022’s performance to exceed 2021’s.” He said sales may decline this year but predicts that they will exceed pre-pandemic levels. His forecast is based on an expectation of more inventory in the coming months. The increased supply will be generated, in part, from new housing construction as well as from the end of forbearance for struggling mortgage payers, a situation that will cause some homeowners to sell. According to the National Association of Real Estate Investment Trusts’ (NAREIT) 2022 Outlook, 2022 is likely to see significant further improvement in overall economic conditions, with rising GDP, job growth, and higher incomes, in a supportive financial market environment where inflation pressures gradually subside and long-term interest rates remain well below their historical norms. The emergence of the new Omicron variant of COVID-19 in late November 2021 serves as a reminder that the threat of new waves of infection looms over all aspects of the global economy. Increasing vaccination rates and natural immunity due to prior infection may help contain these risks. Some sectors remain below pre-pandemic levels, including lodging/resorts, office, diversified, and health care REITs. Other sectors, however, have had double-digit returns. Some sectors have delivered exceptional returns, including industrial REITs, with total returns of 57% through November 2021, and self-storage REITs—which have had a surge of demand due to strong housing markets and home sales, plus additional need for space during the pandemic—with investment returns exceeding 70%. Macroeconomic fundamentals are sound, and except for a few significant obstacles in the near term, RED MAPLE SWAMP NATIONAL ECONOMIC ANALYSIS Page 7 growth is likely to continue at above-trend pace in 2022. Job growth has been impressive, averaging 555,000 per month in 2021 through November, reducing the unemployment rate to 4.2%. With total payroll employment still 7 million below the pre-pandemic trend, the job market and the overall economy have considerable running room ahead. The 2022 CBRE U.S. Real Estate Market Outlook projects a positive outlook for the economy and commercial real estate in 2022, despite uncertainty over potential impacts of the COVID omicron variant and other risks. There may be other bumps along the way, notably from the ripple effects of an economic slowdown in China and rising oil prices, but the factors that held back growth in 2021—labor shortages, supply disruptions, inflation and other COVID variants—will ease. Monetary policy will tighten to keep longer-term inflation pressures in check, which may trigger some short-run volatility in the stock market, but it will not be enough to dampen investor demand for real estate. CBRE projects a record year for commercial real estate investment, enabled by high levels of low-cost debt availability and new players drawn to real estate debt’s attractive risk-adjusted returns. Commercial real estate values will rise, particularly for sought-after industrial and multifamily assets. Investors will sharpen their focus on emerging opportunities in the office and retail sectors in search of better returns. According to the Deloitte Center for Financial Services annual Commercial Real Estate Outlook for 2022, Eighty percent of respondents expect their institution’s revenues in 2022 to be slightly or significantly better than 2021 levels. In 2022, many real estate companies are not expected to be out of the woods yet, but the solid fundamentals that buoyed the sector pre-pandemic could help in the short term. The tight labor market is bringing workforce issues to the forefront, such as well-being, ESG, and adopting a more individualized approach to where work gets done (remote/office/hybrid). Our survey indicates CRE employees want their firms to be more purpose-driven. According to the PwC Emerging Trends in Real Estate 2022, confounding initial expectations of a protracted recession and then recovery spanning several years, the economy began to bounce back almost as quickly as it shut down. The recession ended up lasting only two months—the shortest on record—according to the official arbiters of business cycles. Economic output is already back above pre-COVID levels, and jobs may recover to previous levels by early 2022. The economic outlook certainly looked much better in mid-2021 than could reasonably have been hoped for a year earlier. Not only has economic output already recovered to pre-COVID levels, but growth is forecast to be at its highest rate in decades during 2021 and 2022. According to J.P. Morgan Chase 2022 commercial real estate outlook, the commercial real estate industry has a positive outlook heading into 2022. Although there were some surprises and overly negative forecasts surrounding retail and office commercial real estate markets, industrial continues to perform well. Overall, the future of mult ifamily looks bright, with a couple notable exceptions. The year ahead looks positive, with retail and multifamily asset classes rebounding and industrial continuing to thrive. Commercial real estate has also found innovative ways to increase the affordable and workforce RED MAPLE SWAMP FLORIDA ECONOMIC ANALYSIS Page 8 housing supply. The public and private sectors must work together to prioritize infrastructure to help the economy grow. FLORIDA ECONOMIC ANALYSIS According to the U.S. Census Bureau, Florida trailed only Texas in population increases from 2020 to 2021, while the nation had the slowest growth rate in its history. Florida's grew by 211,196 residents from July 1, 2020, to July 1, 2021, to a population of 21,781,128, the census estimates show. Texas grew by an estimated 310,288 residents to a population of 29,527,941. The Bureau of Economic and Business Research at the University of Florida projects the state's population, which surpassed 20 million in mid 2015, to rise to 24.42 million by 2030 and 26.36 million by 2040. According to the Fall 2021 Florida Forecast prepared by the Institute for Economic Competitiveness at the University of Central Florida, Florida’s economy, as measured by real Gross State Product, will expand at an average annual rate of 2.4% from 2021 to 2024. After contracting by 2.8% in 2020, real Gross State Product will rise by 5.1% in 2021. Payroll job growth in Florida will continue to outpace national job growth as the labor market climbs out of a deep hole. Average job growth over the 2021-2024 period will be 0.1 percentage points faster than the national economy. Housing starts will pick up going forward, but not nearly fast enough to offset the large shortage of single-family housing in the short run. House price appreciation will decelerate over this period as supply catches up with strong demand and as affordability gets further out of reach for many. RED MAPLE SWAMP COLLIER COUNTY AREA ANALYSIS Page 9 Labor force growth in Florida is projected to average 2.2% from 2021-2024. After a sharp contraction of 2.1% in 2020, strong payroll job creation will boost Florida’s labor market recovery. The prospects of finding a job and higher wages will bring more Floridians back to the hunt for employment, particularly those who dropped out of the labor market as a result of the lockdowns and recession. COVID-19 Governor Ron DeSantis issued a "safer-at-home" order on April 3, 2020 in an effort to limit the spread of coronavirus. Governor DeSantis announced on April 29, 2020 that he would lift the "safer-at-home" order on May 4, 2020. Retailers and restaurants are allowed to reopen in limited capacities while movie theaters, gyms, bars, and face-to-face personal service providers (such as barbers and nail salons) will remain closed. Phase One of the three-phase “Safe. Smart. Step-by-Step” plan excludes Miami-Dade, Broward, and Palm Beach counties. As of September 25, 2020 Governor DeSantis announced Florida would be entering Phase 3 in reopening the state, meaning restaurants, bars, salons and other businesses will be allowed to reopen under full capacity. On May 3, 2021, Governor DeSantis signed an executive order that immediately suspended the state’s remaining COVID-19 public health restrictions. As of November 29, 2021, Governor DeSantis again announced the state will not be issuing any lockdowns or restrictions. COLLIER COUNTY AREA ANALYSIS Collier County has long been an attractive place to retire and it continues to be an area that experiences a great deal of seasonal population increases. According to the Collier County Comprehensive Planning Department, Collier County’s population increases up to 25% between November and April due to seasonal residents and short-term RED MAPLE SWAMP COLLIER COUNTY AREA ANALYSIS Page 10 agricultural workers in the Immokalee area. The population increase creates a high degree of seasonality within the retail, service, and hospitality sectors of Collier County’s economy. Collier County is located less than 150 miles from Fort Myers, Fort Lauderdale, Miami, Sarasota, and West Palm Beach as shown in the following table. Metro Area Miles Fort Myers 44 Jacksonville 378 Fort Lauderdale 107 Tallahassee 435 Miami 128 Atlanta 616 Sarasota 120 New York 1,311 West Palm Beach 150 Dallas 1,315 Tampa 169 Chicago 1,335 Orlando 238 Distance to Other Major Markets Population The Bureau of Economic and Business Research, University of Florida released the following population statistics for Southwest Florida. As shown, total population increased in five of the six Southwest Florida counties with the greatest growth (2010- 2020) in Lee County and the second highest in Collier County. Lee County maintained the highest growth rate of the six counties from 2020 to 2021. State and 2020 2010 2000 County 2021 2020 2010 2000 to 2021 to 2020 to 2010 FLORIDA 21,898,945 21,538,187 18,801,332 15,982,824 1.7 14.6 17.6 Charlotte 190,570 186,847 159,978 141,627 2.0 16.8 13.0 Collier 382,680 375,752 321,520 251,377 1.8 16.9 27.9 Glades 12,130 12,126 12,884 10,576 0.0 -5.9 21.8 Hendry 40,540 39,619 39,140 36,210 2.3 1.2 8.1 Lee 782,579 760,822 618,754 440,888 2.9 23.0 40.3 Sarasota 441,508 434,006 379,448 325,961 1.7 14.4 16.4 Sources: US Census Bureau (2020, 2010, and 2000 Census) and University of Florida, Bureau of Economic and Business Research (2021 Estimates). Table 3. Population and Population Change for Counties in Florida, 2000 to 2021 Percent Change Population RED MAPLE SWAMP COLLIER COUNTY AREA ANALYSIS Page 11 The following table shows the projected population through 2045. As shown, Lee County also has the highest projected growth rates with Collier County as a close second. 2020 2025 2030 2035 2040 2020 2025 2030 2035 2040 2045 to 2025 to 2030 to 2035 to 2040 to 2045 Southwest Florida 1,819,225 1,985,168 2,120,232 2,233,319 2,332,233 2,420,791 9.12%6.80%5.33%4.43%3.80% Charlotte 187,904 203,016 215,478 225,562 234,391 242,460 8.04%6.14%4.68%3.91%3.44% Collier 387,450 423,564 452,806 477,771 499,729 518,956 9.32%6.90%5.51%4.60%3.85% Glades 13,609 14,272 14,811 15,222 15,560 15,851 4.87%3.78%2.77%2.22%1.87% Hendry 40,953 42,898 44,380 45,554 46,570 47,468 4.75%3.45%2.65%2.23%1.93% Lee 750,493 829,303 894,597 948,834 996,086 1,038,511 10.50%7.87%6.06%4.98%4.26% Sarasota 438,816 472,115 498,160 520,376 539,897 557,545 7.59%5.52%4.46%3.75%3.27% Percent Change Projections of Florida Population by County, 2020-2045, with Estimates for 2020 Source: University of Florida, Bureau of Economic and Business Research, Florida Population Studies, Bulletin 190, June 2021 Population U.S. News & World Report, the global authority in rankings and consumer advice evaluated the country’s 150 most populous metropolitan areas based on affordability, job prospects and desirability. The 2020-2021 25 Best Places to Retire is dominated by Florida metro areas, largely due to affordable homes, low taxes and high ratings for happiness and desirability. Increases in Desirability and Job Market scores lifted Sarasota from No. 2 last year to overtake Fort Myers for the No. 1 spot for 2020-2021. Naples was No. 4 on the list behind Port St. Lucie. However, Naples dropped to 12th overall in the 2022-2023 Best Places to Live report released by U.S. News & World Report in May 2022. Cape Coral-Fort Myers fell from No. 43 to No. 100 while Sarasota-Bradenton maintained its No. 9 ranking. Collier County has become the most expensive place to buy a home in the eastern U.S. according to data released by the National Association of Realtors in May 2022. Employment The local economy is largely dependent on the real estate market. Covid-19 negatively impacted overall employment and the service and leisure and hospitality sectors in particular; however, jobs continue to return as the market improves. Tourism drives much of the Collier County area's economy, with leisure and hospitality composing almost 20% of the workforce. When lumped in with retail trade, Collier County has nearly 35% of its entire workforce in these sectors, the third-highest proportion in Florida. Collier County has experienced among the nation's strongest population and job growth rates over the past five years. While the overall rate of jobs added over the year prior to the pandemic had slowed to under 3%, Collier County still posted growth rates of roughly double the national average. RED MAPLE SWAMP COLLIER COUNTY AREA ANALYSIS Page 12 RED MAPLE SWAMP COLLIER COUNTY AREA ANALYSIS Page 13 The following table shows employment projections through 2029 by the Florida Department of Economic Opportunity. As shown, agricultural employment is projected to decline while the leisure and hospitality industry has the largest projected growth rate of 19.1% followed by Professional and Business Services (16.4%). NAICS Title 2021 2029 Growth Percent Growth Total, All Industries 538,465 611,699 73,234 13.6 Agriculture, Forestry, Fishing & Hunting 8,270 7,193 -1,077 -13.0 Mining 399 434 35 8.8 Construction 56,144 63,917 7,773 13.8 Manufacturing 12,859 13,736 877 6.8 Trade, Transportation and Utilities 95,808 106,868 11,060 11.5 Information 4,357 4,641 284 6.5 Financial Activities 25,107 28,402 3,295 13.1 Professional and Business Services 62,254 72,464 10,210 16.4 Education and Health Services 107,269 123,960 16,691 15.6 Leisure and Hospitality 78,490 93,510 15,020 19.1 Other Services, Ex. Public Admin 20,192 22,669 2,477 12.3 Government 65,398 72,624 7,226 11.0 Self Employed and Unpaid Family Workers, All Jobs 40,799 44,548 3,749 9.2 Florida Department of Economic Opportunity Employment JOBS BY INDUSTRY CHARLOTTE, COLLIER, GLADES, HENDRY, AND LEE COUNTIES Collier County unemployment peaked in August 2010 at 13.0% and had generally been declining until the Covid-19 pandemic with unemployment peaking again at 13.5% in April 2020. The preliminary reported unemployment rate in February 2022 was only 2.6%. The annual Collier County rate peaked in 2010 at 11.6% and had declined steadily since until the spike from the Covid-19 pandemic in April 2020. However, unemployment numbers have steadily decreased as the economy continues to improve. The 2020 annual rate was 7.5% and the 2021 annual rate declined to 3.7%. RED MAPLE SWAMP COLLIER COUNTY AREA ANALYSIS Page 14 As of February 2022, the unemployment rate for the State of Florida was 3.1%, down from the peak in May 2020 of 13.9%. On a national level, the unemployment rate in February 2022 was 3.8%, a decrease from the peak in April 2020 of 14.7%. Collier County currently has a lower February rate, at 2.6%, than state and national levels. The local economy is largely dependent on the real estate market. The following table from the U.S. Department of Labor shows Naples/Immokalee/Marco Island employment from 2012 through March 2022. As shown, unemployment from the Covid-19 pandemic affected the service and leisure and hospitality sectors the most. Both the leisure and hospitality and service sectors have regained all lost jobs and have exceeded 2019 levels. Year Service- Providing % Change Goods Producing % Change Mining, Logging, & Const. % Change Leisure and Hospitality % Change All Employees, Total Nonfarm % Change 2012 106,600 3.1%12,100 5.2%9,400 4.4%23,600 4.4%118,700 3.3% 2013 109,700 2.9%13,500 11.6%10,500 11.7%24,400 3.4%123,300 3.9% 2014 114,500 4.4%15,400 14.1%12,100 15.2%25,500 4.5%129,900 5.4% 2015 119,100 4.0%17,000 10.4%13,600 12.4%26,500 3.9%136,100 4.8% 2016 124,000 4.1%18,700 10.0%14,900 9.6%27,500 3.8%142,600 4.8% 2017 126,300 1.9%19,400 3.7%15,400 3.4%28,300 2.9%145,600 2.1% 2018 129,600 2.6%21,500 10.8%17,200 11.7%29,100 2.8%151,000 3.7% 2019 133,200 2.8%22,400 4.2%17,700 2.9%30,000 3.1%155,600 3.0% 2020 126,300 -5.2%22,100 -1.3%17,200 -2.8%25,600 -14.7%148,400 -4.6% 2021 132,400 4.8%23,100 4.5%18,000 4.7%28,000 9.4%155,500 4.8% 2022*138,200 4.5%24,000 6.4%18,700 6.9%31,300 11.0%162,200 4.8% *Through March 2022; percentage increase in comparison to March 2021 YTD Source: U.S. Department of Labor Naples - Immokalee - Marco Island RED MAPLE SWAMP COLLIER COUNTY AREA ANALYSIS Page 15 Collier County and the entire Southwest Florida Region is substantially dependent on the real estate and construction sectors. Therefore, the area has been and should be more susceptible to cyclical fluctuations that have occurred in other areas dominated by a single industry. The Southwest Florida Economic Development Alliance reports key employers in Southwest Florida (Collier, Lee and Charlotte County) from Biofuels, healthcare, technology, apparel design, to sugar production are a driving force behind the region’s success. The table below provides a few examples of some key employers in Southwest Florida. The following table shows the Top 25 Employers as reported by the Florida Gulf Coast University Regional Economic Research Institute on July 27, 2021. Rank Company SWFL Employees Industry County 1 Lee Health 14,028 Healthcare and Social Assistance Lee 2 Lee County School District 11,003 Educational Services Lee 3 Publix Super Market 9,768 Retail Trade Charlotte, Collier, Lee 4 Lee County Local Government 9,142 Public Administration Lee 5 NCH Healthcare System 8,159 Healthcare and Social Assistance Collier 6 Walmart 7,286 Retail Trade Charlotte, Collier, Hendry, Lee 7 Collier County School District 5,756 Educational Services Collier 8 Collier County Local Government 5,173 Public Administration Collier 9 Arthrex 4,087 Manufacturing Collier 10 Marriott International, Inc.3,620 Accommodation and Food Services Collier, Lee 11 Bayfront Health 2,801 Healthcare and Social Assistance Charlotte 12 Charlotte County Local Government 2,614 Public Administration Charlotte 13 McDonald's 2,613 Accommodation and Food Services Charlotte, Collier, Hendry, Lee 14 Home Depot 2,497 Retail Trade Charlotte, Collier, Lee 15 Charlotte County School District 2,152 Educational Services Charlotte 16 Winn-Dixie 1,899 Retail Trade Charlotte, Collier, Hendry, Lee 17 Hope Hospice 1,838 Healthcare and Social Assistance Collier, Lee 18 Chico's Fas Inc.1,552 Retail Trade Collier, Lee 19 Florida Gulf Coast University 1,519 Educational Services Lee 20 Bloomin' Brands, Inc.1,395 Accommodation and Food Services Charlotte, Collier, Lee 21 Realogy Holdings Corp.1,381 Real Estate and Rental and Leasing Charlotte, Collier, Lee 22 Darden Restaurants 1,380 Accommodation and Food Services Charlotte, Collier, Lee 23 Target 1,300 Retail Trade Charlotte, Collier, Lee 24 Walgreens 1,170 Retail Trade Charlotte, Collier, Hendry, Lee 25 Yum! Brands, Inc.1,141 Accommodation and Food Services Charlotte, Collier, Hendry, Lee Source: Florida Gulf Coast University Regional Economic Research Institute; July 27, 2021 RED MAPLE SWAMP COLLIER COUNTY AREA ANALYSIS Page 16 Tourist Tax Revenues The following graph from the Southwest Florida Regional Economic Indicators March 2022 report prepared by Florida Gulf Coast University shows Collier County’s tourist tax revenues. As shown, after an 123% increase in July 2021 compared to July 2020, seasonally adjusted tourist tax revenues continued to drop for the fourth consecutive month. Despite the month-to-month decline, revenues remained 75% above November 2020. Development Growth continues to shift east with Ave Maria becoming the top-selling single-family residential community in Collier County and was recently ranked as one of the Top 25 Selling Master-Planned Communities in the United States. It has maintained the top ranking in the Naples-Fort Myers market for the past seven years and reported a record breaking 646 new home sales in 2021, a 28% increase from 2020. There are currently four residential builders in Ave Maria, CC Homes, Del Webb Naples, Lennar and Pulte Homes. The grand opening of The National Golf and Country Club at Ave Maria, a bundled golf community by Lennar, was held on January 7, 2021. The Immokalee Road corridor between Naples and Ave Maria is projected to see thousands of new homes developed in the next few years. In January 2020, in what has been described as one of the most important votes for the future of growth in Collier County, commissioners approved Rivergrass Village. The RED MAPLE SWAMP COLLIER COUNTY AREA ANALYSIS Page 17 village is the first of three planned 1,000-acre villages stretching from just north of Oil Well Road to east of Golden Gate Boulevard East. Rivergrass Village will allow for up to 2,500 homes; 100,000 square feet of retail and office uses and a minium of 25,000 square feet for civic government, and institutional buildings. Longwater Village will allow for up to 2,600 homes; 65,000 square feet of retail and office space and 25,000 square feet for civic government, and institutional buildings and Bellmar Village will allow for up to 2,750 homes; 85,000 square feet of retail and office space and 27,500 square feet for civic government, and institutional buildings. In a near unanimous decision, the Collier County Planning Commission agreed to recommend approval of Longwater in March 2021. The project has sparked controversy because the property sits in the environmentally sensitive Rural Lands Stewardship Area, or RLSA. Commissioners voted to approve the Longwater and Bellmar Villages on June 8, 2021. There are more than $1 billion in new luxury high-rise developments near the coast including One Naples at the northeast corner of Vanderbilt Beach Road and Gulf Shore Drive as well as Pelican Bay (Mystique completed in 2019) and Kalea Bay (Towers 100 and 200 are complete, Tower 300 is expected to be open in October 2022) in North Naples. New commercial development is very active at the intersections of Collier Boulevard and US 41 East as well as Collier Boulevard and Immokalee Road. In its 1st Quarter 2022 report, the Office of Federal Housing Enterprise Oversight (OFHEO) found that the Naples- Marco Island MSA had a 34.19% increase in home prices (all-transactions including purchase and refinance mortgage) over the trailing 12 months. Homes prices in the state of Florida increased 29.78% over the past year (1Q 2021 - 1Q 2022) which was 1st in the nation. The continuing care retirement community, Moorings Park, teamed with London Bay Homes to develop an independent living development with 275 residences in 17 buildings. All of the buildings are six stories over parking. Grande Lake, will be built on 55 acres off Golden Gate Parkway, between Airport-Pulling and Livingston Roads. Entrance fees start at $1.5 million and are 70% refundable. Construction on the first 47 units in three buildings commenced in December 2018 with completion in May 2020. Arthrex, a medical device manufacturer and one of the county's largest employers, completed construction of its latest expansion plan at its headquarters along Goodlette- Frank Road in early 2020. The development includes a 300,000 square-foot, six-story office complex with an auditorium, a four-story Innovation Hotel with approximately 160 rooms, a two-story wellness center, and a 3-acre park. The hotel hosts orthopedic surgeons from the U.S. and around the world for medical education on the company's devices and instruments. Arthrex has contracted with a Tampa-based company, Mainsail, to manage all elements of the hotel operation, including employees. The first regional store for Phoenix-based Sprouts Farmers Market anchors The Landings at Logan, a new 18-acre retail center at the southeast corner of Immokalee Road and Logan Boulevard in North Naples. NCH Healthcare Northeast located at the northeast quadrant of Immokalee Road and Collier Blvd (CR 951) opened in late 2015 and is the first free standing ER facility in Collier County. The two-story building consists of approximately 41,500± square feet. RED MAPLE SWAMP COLLIER COUNTY AREA ANALYSIS Page 18 Barron Collier Companies and Metro Development Group broke ground on Founders Square, a 55-acre mixed-use development located on the southeast corner of Immokalee Road and Collier Boulevard in January 2020. The development is anchored by The Pointe, a collection of 10 separate restaurants and other retail tenants. It also includes a 400-unit Class A apartment community, known as The Haldeman; a 35,0 00 square foot medical office building leased by Physicians Regional Medical Healthcare; and StorQuest a 110,000 square foot self-storage facility. Seed to Table, a new Oakes Farm grocery store at the northeast corner of Livingston and Immokalee Roads in North Naples opened in December 2019. The former Albertson's was completely gutted and consists of 77,000+ square foot store with sit-down dining, a full-service bar, three bars for beer and wine, wine room with samples on tap, a wood- fired brick oven for pizza, a raw bar, sushi bar, grilling area, coffee bar and stations preparing fresh pasta, guacamole, cheese, cut vegetables, sandwiches, smoothies and even homemade ice cream with indoor-outdoor seating. Paradise Coast Sports Complex, is Collier County’s partially completed $100 million Amateur Sports Complex. The county hopes to become a destination for traveling youth sports teams and amateur athletes. While the focus of the complex is athletics, there will be 20 fields between soccer, baseball and softball, plus a 10,000-person championship stadium, the goal is to get people to stay after the game is over with The Cove and The Factory. The Cove is a bar and food truck area for patrons to relax, listed to live music and play a variety of yard games (bag toss, oversized Connect Four and Jenga, plus ping pong). The Factory is an outdoor workout facility focusing on functional fitness (similar to CrossFit) which is available on a monthly membership basis. Additionally, the man- made lake next to The Cove includes a 2/3 mile jogging loop with three workout stations. There is a climbing wall for public use and a beach volleyball court. Collier County Commissioners approved a $15 million economic development agreement on June 22, 2021 for The Great Wolf Lodge. The land was purchased for $9,100,000 in July 2021 and construction commenced in July 2022. The Lodge will be built on 20 acres of land along City Gate Boulevard North and will feature a 100,000 square foot indoor water park, 500-room hotel, and 62,000 square feet of amenities and attractions. The resort is expected to open in the summer of 2024. It will bring in more than 200 construction jobs, plus an additional 600 full-time and part-time jobs once open. Investment Trends The following CoStar data shows Collier County trends in the Multi-Family, Retail, Office, and Industrial sectors as of second quarter 2022. Collier County may not see many trades, but investor sentiment remains evident in price appreciation that continues well into 2022. Confirmed cap rates average 4.5% over the past 12 months. The market cap rate has fallen over the past year, and the rate in the metro is structurally lower than those across the country. Annual sales volume has averaged $198 million over the past five years, and the 12-month high in investment RED MAPLE SWAMP COLLIER COUNTY AREA ANALYSIS Page 19 volume hit $359 million over that stretch. In the past 12 months specifically, $356 million worth of multifamily assets sold. Multi-Family $0 $50,000 $100,000 $150,000 $200,000 $250,000 $300,000 $350,000 2221201918171615141312 Market Sale Price/Unit 0.0% 1.0% 2.0% 3.0% 4.0% 5.0% 6.0% 7.0% 8.0% 2221201918171615141312 Market Cap Rate $0M $50M $100M $150M $200M $250M $300M $350M $400M 2221201918171615141312 Sales Volume -200% -100% 0% 100% 200% 300% 400% 500% 600% 2221201918171615141312 12 Mo Sales Vol Growth Retail demand surged in Collier County over the past 12 months. Annual sales volume has averaged $254 million over the past five years, and the 12-month high in investment volume hit $532 million over that stretch. In the past 12 months specifically, $514 million worth of retail assets sold. The market cap rate has fallen over the past year to 5.7%, and the rate in the metro is structurally lower than those across the country. RED MAPLE SWAMP COLLIER COUNTY AREA ANALYSIS Page 20 Retail $0 $50 $100 $150 $200 $250 $300 $350 2221201918171615141312 Market Sale Price/SF 5.0% 5.2% 5.4% 5.6% 5.8% 6.0% 6.2% 6.4% 6.6% 6.8% 7.0% 2221201918171615141312 Market Cap Rate $0M $100M $200M $300M $400M $500M $600M 2221201918171615141312 Sales Volume -50% 0% 50% 100% 150% 200% 2221201918171615141312 12 Mo Sales Vol Growth Annual office sales volume averaged $116 million over the past five years in Collier County, and the 12-month high in investment volume hit $237 million over that stretch. In the past 12 months specifically, $203 million worth of office assets sold. The market cap rate has fallen over the past ye ar to 6.9% and is close to the country's average. The current rate is the lowest cap rate seen in Collier County during the past five years. RED MAPLE SWAMP COLLIER COUNTY AREA ANALYSIS Page 21 Office $0 $50 $100 $150 $200 $250 $300 2221201918171615141312 Market Sale Price/SF 6.2% 6.4% 6.6% 6.8% 7.0% 7.2% 7.4% 7.6% 7.8% 8.0% 2221201918171615141312 Market Cap Rate $0M $50M $100M $150M $200M $250M 2221201918171615141312 Sales Volume -100% 0% 100% 200% 300% 400% 500% 600% 2221201918171615141312 12 Mo Sales Vol Growth Collier County had an unusually large number of deals close over the past 12 months, which was among the best of its peers, with 110 transactions. That was comfortably above average transaction volume here over the past five years. Annual sales volume has averaged $80.2 million over the past five years, and the 12 -month high in investment volume hit $164 million over that stretch. In the past 12 months specifically, $115 million worth of industrial assets sold. Logistics facilities drove recent sales volume, accounting for $68.7 million in confirmed transactions Market prices rose by more than 10% and is above the country's average. The market cap rate has dropped since last year. It is the lowest cap rate, at 6.5%, that has been seen in Naples during the past five years, but it's still higher than the country's average yield. RED MAPLE SWAMP COLLIER COUNTY AREA ANALYSIS Page 22 Income Personal income is a significant factor in determining the real estate demand in a given market. The following table shows Collier County households by income from the CCIM Site to do Business. Overall, Collier County has an average household income of $127,724 and a per capita income of $53,839. RED MAPLE SWAMP COLLIER COUNTY AREA ANALYSIS Page 23 Conclusion The long term economic outlook for Collier County is positive. The area lures people from all over the country for tourism as well as retirement, with the beaches and weather considered major demand drivers. The projected growth in population and employment provide an economic base that supports demand for real estate in the subject neighborhood and for the subject property. These conditions have resulted in increasing property values and should stimulate continued increases within the foreseeable future. Prior to the coronavirus pandemic, the residential market had stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. Since the coronavirus pandemic, residential demand increased significantly with record sales in 2020 and continued high demand but limited inventory in 2021. Inventory shortages are expected to continue in 2022 with no surplus expected. New home builders are facing similar obstacles with a lack of building supplies creating a backlog of newly constructed homes. Prices continue to increase; however, the extended shortages and surging construction prices may begin to temper demand. According to Porch.com, a home services platform, Naples-Marco Island had the most home sales per 10,000 residents in the nation in 2021. According to the Naples Area Board of Realtors (NABOR), there was a record $18.2 billion in sales in Collier County during 2020. Demand eclipsed all expectations in 2021 with a 25.8% increase in overall sales in 2021 and a 20.3% increase in median closed price (year over year). The February 2022 Market Report released by NABOR shows overall closed sales have declined by 33.8% in February 2022 YTD. Overall median closed price for single family and condominium units increased 37.6% in 2022 Year-to-date as compared to 2021 Year-to- date. According to Inspection Support Network, an organization that provides industry software and other resources, Collier County was fourth in the nation in rising home prices for midsized counties (population of 350,000-749,999) with a 31% increase in median prices. Lee County was third in the nation for large counties (750,000+) with an increase of 32%. Generally, the commercial market lags the residential market. Aside from some signs of an upcoming decline, characterized by positive but falling demand with increasing vacancy, the overall commercial market was projected to continue to increase at a stabilized rate prior to the coronavirus outbreak. The significant residential demand since the pandemic has generally stabilized the commercial market overall with an increased demand for the industrial sector and select retail and office properties. RED MAPLE SWAMP Page 24 Collier County Area Map Red Maple Swamp RED MAPLE SWAMP SITE ANALYSIS Page 25 PROPERTY DESCRIPTION AND ANALYSIS SITE ANALYSIS The following description is based on our property inspection and public records. Parcel ID Gross Land Area (Acres) Typical Parcel Size (Acres)Zoning FDEP Informal Wetland Determination Red Maple Swamp 67.04 1.14 - 5.41 E - Estates 100% Wetlands Market Areas The Red Maple Swamp Preserve project target area encompasses 24 parcels totaling 67.04 acres within Golden Gate Estates Unit 53. According to Collier County, the typical remaining parcel size to be acquired ranges from 1.14 to 5.41 acres in size. MARKET AREA Location: Red Maple Swamp is located north of Immokalee Road and west of Wilson Boulevard. It is bordered by Twin Eagles, a master planned residential development with two, 18-hole golf courses to the south and SFWMD lands to the north and west. Estates zoned parcels and single-family homes are located to the east. Current Use of the Property: Vacant wetlands. Road Frontage/Access: Access to parcels within the Red Maple Swamp is provided by: • Shady Hollow Boulevard West (gravel road - single lane west of 9th Street W): runs east/west along northern border. • 41st Avenue NW (gravel road - single lane west of 9th Street W): runs east/west through market area. • 9th Street West (gravel road): runs north/south along eastern border. Topography: According to the Initial Criteria Screening Report prepared in March 2018 by Collier County's Conservation Collier Program, the area is a wetland hardwood forest community with native vegetation. Brazilian pepper, climbing fern, creeping signal grass, and air potato were also observed. Soil Conditions: We were not provided with a soils report for the purpose of this appraisal. We are not experts in soils analysis; however, the soil conditions observed at the subject appear to be typical of the region and adequate to support development. Utilities: Electricity: FP&L Sewer: None; Private septic systems service surrounding homes Water: None; Private wells service surrounding homes Environmental Issues: According to the Initial Criteria Screening Report prepared in March 2018 by Collier County's Conservation Collier Program the Red Maple Swamp Preserve is comprised of wetland hardwood forests. It is designated on the FDEP Informal Wetland Determinations March 2016 map as Wetlands. Permits from FDEP are required prior to development. The permitting process will likely be very difficult, if not impossible, due to the significant coverage of active wetlands. RED MAPLE SWAMP SITE ANALYSIS Page 26 Encumbrance / Easements: A current title report was not provided for the purpose of this appraisal. We are not aware of any easement, restrictions, or encumbrances that would adversely affect value. Therefore, our valuation assumes the subject has a clear and marketable title with no adverse easement, restrictions, or encumbrances. ZONING Zoning Code E Zoning Authority Collier County Zoning Description Estates Permitted Uses Includes single-family dwellings, family care facilities (subject to section 5.05.04), essential services (as set forth in section 2.01.03), and schools, public, including educational plants. Minimum Lot Area (SF) 2.25 acres Minimum Floor Area (SF) 1,000 Minimum Street Frontage (Feet) 150 Front Set Back Distance (Feet) 75 Rear Set Back Distance (Feet) 75 Side Yard Distance (Feet) 30 feet; 37.5 feet for corner lots along longest side Maximum Density/FAR One dwelling units per 2.25 acres Maximum Building Height (Feet) 30 RED MAPLE SWAMP SITE ANALYSIS Page 27 Red Maple Swamp Market Study Parcels Aerial RED MAPLE SWAMP SITE ANALYSIS Page 28 Red Maple Swamp Market Study Parcels - FDEP Informal Wetland Determinations RED MAPLE SWAMP SITE ANALYSIS Page 29 Red Maple Swamp Aerial RED MAPLE SWAMP SITE ANALYSIS Page 30 Flood Map RED MAPLE SWAMP SITE ANALYSIS Page 31 Site Photographs Shady Hollow Boulevard West (gravel road - single lane west of 9th Street W) - Westerly (Photo Taken on August 13, 2022) Shady Hollow Boulevard West (gravel road - single lane west of 9th Street W) – Easterly (Photo Taken on August 13, 2022) RED MAPLE SWAMP SITE ANALYSIS Page 32 Site Photographs 9th Street West (gravel road) – Northerly (Photo Taken on August 13, 2022) 9th Street West (gravel road) – Southerly (Photo Taken on August 13, 2022) RED MAPLE SWAMP SITE ANALYSIS Page 33 Site Photographs 41st Avenue NW (gravel road - single lane west of 9th Street W) - Westerly (Photo Taken on August 13, 2022) 41st Avenue NW (gravel road - single lane west of 9th Street W) - Easterly (Photo Taken on August 13, 2022) RED MAPLE SWAMP SITE ANALYSIS Page 34 Site Photographs Typical Parcel View from Shady Hollow Blvd W – Southerly (Photo Taken on August 13, 2022) Canal and Typical Parcel View from 9th St NW – Northwesterly (Photo Taken on August 13, 2022) RED MAPLE SWAMP SITE ANALYSIS Page 35 Site Photographs Typical Parcel View from 41st Ave NW – Northerly (Photo Taken on August 13, 2022) Typical Parcel View from 41st Ave NW – Southerly (Photo Taken on August 13, 2022) RED MAPLE SWAMP HIGHEST AND BEST USE Page 36 HIGHEST AND BEST USE Highest and best use may be defined as: The reasonably probable use of property that results in the highest value. The four criteria the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. 1 ▪ Physically possible for the land to accommodate the size and shape of the ideal improvement. ▪ Legally permissible under the zoning regulations, building codes, environmental regulations, and other restrictions that apply to the site. A property use that is either currently allowed or most probably allowable. ▪ Financially feasible to generate sufficient income to support the use. ▪ Maximally productive, or capable of producing the highest value from among the permissible, possible, and financially feasible uses. Highest and Best Use As Vacant Physically Possible The subject consists of parcels ranging in size from 1.14 to 5.41 acres located within the previously defined Red Maple Swamp. Access to Red Maple Swamp is provided by single-lane gravel roads. The physical characteristics of the parcels should reasonably accommodate any use that is not restricted by its size. However, development on the parcels may be limited due to wetland coverage. Legally Permissible The subject sites are zoned Estates (E), which permits uses including low density residential with limited agricultural uses. The FDEP Informal Wetland Determinations March 2016 map designates the parcels as Wetlands. Permits from FDEP are required prior to development. The permitting process for parcels in the Red Maple Swamp will likely be very difficult, if not impossible, due to the significant coverage of active wetlands. Financially Feasible Financial feasibility is an analysis of the ability of a property to generate sufficient income to support the use, or a reasonable probability of producing a positive income stream net of operating expenses, financial costs, and capital amortization. Prior to the coronavirus pandemic, the residential market had stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. Since the coronavirus pandemic, residential demand increased significantly 1 The Dictionary of Real Estate Appraisal 7th ed. (Chicago: Appraisal Institute, 2022) RED MAPLE SWAMP HIGHEST AND BEST USE Page 37 with record sales in 2020 and continued high demand but limited inventory in 2021. Inventory shortages are expected to continue in 2022 with no surplus expected. New home builders are facing similar obstacles with a lack of building supplies creating a backlog of newly constructed homes. Prices continue to increase; however, the extended shortages and surging construction prices may begin to temper demand. A well-designed single-family home that is appropriately marketed and priced, should be received favorably by the market. The substantial costs associated with permitting and fill typically results in a lower price per acre than upland parcels in order to make development financially feasible. If the costs make development financially unfeasible or permitting is not achievable; conservation use becomes the only financially feasible use. Maximally Productive The maximally productive land use yields the highest value of the possible uses. Conservation and/or single-family development is the only use that meets the tests of physically possible, legally permissible, and financially feasible. The permitting process for most parcels, especially those in the Red Maple Swamp, will likely be very difficult, if not impossible, due to the significant coverage of active wetlands. Parcels in the Red Maple Swamp area most likely have a highest and best use as conservation. Therefore, conservation is concluded to be the maximally productive and highest and best use of the site. Highest and Best Use as Improved No improvements are situated on the site. Therefore, a highest and best analysis as improved is not applicable. Most Probable Buyer Considering the size and location of the property, the most probable buyer of an individual parcel is an owner-user or builder for single-family development or wetland mitigation. Conservation Collier is also a probable buyer as a multi -parcel conservation project. RED MAPLE SWAMP VALUATION METHODOLOGY Page 38 VALUATION METHODOLOGY Three basic approaches may be used to arrive at an estimate of market value. They are: 1. The Cost Approach 2. The Sales Comparison Approach 3. The Income Approach Cost Approach The Cost Approach estimates the current cost to construct the existing structure including an entrepreneurial incentive, depreciation, and the estimated land value. This approach is particularly applicable when the improvements represent the highest and best use of the land and are relatively new. It is also applicable when the property has unique or specialized improvements for which there is little or no sales data from comparable properties. Sales Comparison Approach The Sales Comparison Approach compares sales of similar properties with the subject property. Each comparable sale is adjusted for its inferior or superior characteristics. The values derived from the adjusted comparable sales form a range of value for the subject. By process of correlation and analysis, a final indicated value is derived. This approach is most reliable in an active market, and is least reliable when valuing a property for which no direct comparable sales data is available. Income Approach The Income Approach converts the anticipated flow of future benefits (cash flows and reversion) to a present value estimate through a capitalization and or a discounting process. This approach generally reflects a typical investor’s perception of the relationship between the potential income of a property and its market value. Final Reconciliation The appraisal process concludes with the Final Reconciliation of the values derived from the approaches applied for a single estimate of market value. The reconciliation of the approaches is based on an evaluation of the quantity and quality of the available data in each approach. Furthermore, different properties require different means of analysis and lend themselves to one approach over the others. RED MAPLE SWAMP VALUATION METHODOLOGY Page 39 ANALYSES APPLIED A cost analysis was considered and was not developed because there are no improvements that contribute value to the property. A sales comparison analysis was considered and was developed because typically this is the most appropriate approach for the valuation of vacant land. This approach is applicable to the subject because there is an active market for similar properties and sufficient sales data is available for analysis. An income analysis was considered and was not developed because the subject is not likely to generate rental income as vacant land. RED MAPLE SWAMP SALES COMPARISON APPROACH – PARCELS 3.0 ACRES AND LESS Page 40 SALES COMPARISON APPROACH – PARCELS 3.0 ACRES AND LESS The Sales Comparison Approach is based on the premise that a buyer would pay no more for a specific property than the cost of obtaining a property with the same quality, utility, and perceived benefits of ownership. It is based on the principles of supply and demand, balance, substitution and externalities. The following steps describe the applied process of the Sales Comparison Approach. • The market in which the subject property competes is investigated; comparable sales, contracts for sale and current offerings are reviewed. • The most pertinent data is further analyzed and the quality of the transaction is determined. • The most meaningful unit of value for the subject property is determined. • Each comparable sale is analyzed and where appropriate, adjusted to equate with the subject property. • The value indication of each comparable sale is analyzed and the data reconciled for a final indication of value via the Sales Comparison Approach. Land Comparables I have researched five comparables for this analysis; these are documented on the following pages followed by a location map and analysis grid. All sales have been researched through numerous sources, inspected and verified by a party to the transaction. For this analysis, we use the price per acre as the appropriate unit of comparison because market participants typically compare sale prices and property values on this basis. Comp Address Date Price Comp City Acres Price Per Acre Subject Generally within Golden Gate Estates Unit 53 8/13/2022 Subject Naples 1.0 - 3.0 acres 1 Shady Hollow Blvd W 5/19/2022 $24,900 1 Naples 1.14 $21,842 2 Shady Hollow Blvd E 3/28/2022 $20,000 2 Naples 1.14 $17,544 3 45th Ave NE 6/29/2022 $34,000 3 Naples 1.14 $29,825 4 41st Ave NW 3/4/2022 $55,000 4 Naples 2.73 $20,169 5 88 47th Ave NE 2/11/2022 $63,000 5 Naples 2.81 $22,420 Comments Red Maple Swamp 75' x 660' heavily treed lot located along south side of Shady Hollow Blvd E. No DEP available. The FDEP GIS map shows parcel is 100% Freshwater Forested/Shrub Wetlands. Lot was listed on April 13, 2022 for $24,900. Seller only accepted full price offers with no due diligence period (no DEP). 75' x 660' heavily treed lot located along north side of Shady Hollow Blvd E. Collier County Wetland Determination as of 12/19/06 shows the parcel is wetlands. Parcel was listed in 9/2021 for $42,800 and reduced to $35,000 in 11/2021. Buyer, an investor, relisted the lot June 27, 2022 for $65,000. 75' x 660' heavily treed lot located along south side of 45th Ave NE. No DEP available. The FDEP GIS map shows parcel is 100% Freshwater Forested/Shrub Wetlands. Parcel was listed in 6/2021 for $39,000 and reduced to $34,900 on 6/14/22. 180' x 660' heavily treed lot located along north side of 41st Ave NW. Tropical Environmental Wetland Determination (12/2021) shows the parcel consists of 2.68 acres of wetlands with only the front portion along 41st Ave NW uplands. Parcel was listed in 12/2021 for $90,000 and reduced to $78,000 on 1/2/22. Closing price in MLS of $73,000 includes assignment fee according to listing agent and is indicative of the market value of the site. Deed shows $55,000 which excludes the assignment fee. 180' x 680' heavily treed lot located along south side of 47th Ave NE. Tropical Environmental Wetland Determination (7/2021) shows the parcel consists entirely of wetlands. Parcel was listed in 5/2021 for $75,000 and reduced to $68,700 on 8/2/21. RED MAPLE SWAMP SALES COMPARISON APPROACH – PARCELS 3.0 ACRES AND LESS Page 41 Comparables Map RED MAPLE SWAMP SALES COMPARISON APPROACH – PARCELS 3.0 ACRES AND LESS Page 42 Analysis Grid The above sales have been analyzed and compared with the subject property. I have considered adjustments in the areas of: Effective Sale Price This takes into consideration unusual conditions involved in the sale that could affect the sales price, such as excess land, non- realty components, commissions, or other similar factors. Usually the sale price is adjusted for this prior to comparison to the subject. Real Property Rights Property rights dissimilar to the subject which affect value. Financing Terms Favorable or unfavorable seller financing, or assumption of existing financing. Conditions of Sale Circumstances that atypically motivate the buyer or seller, such as 1031 exchange transaction, assemblage, or forced sale. Market Conditions Inflation or deflation since sale date due to economic influences Location Market or submarket area influences on sale price; surrounding land use influences. Physical Characteristics Attributes such as size, shape, utilities, frontage, zoning, etc. On the following page is a sales comparison grid displaying the subject property, the comparables and the adjustments applied. RED MAPLE SWAMP SALES COMPARISON APPROACH – PARCELS 3.0 ACRES AND LESS Page 43 Name Address City Date Price Price Adjustment Adjusted Price Acres Acre Unit Price Property Rights Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0% Financing Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0% Conditions of Sale Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0% Market Trends Through 8/13/2022 20.0% Location % Adjustment $ Adjustment Acres % Adjustment $ Adjustment Environmental Issues % Adjustment $ Adjustment Shape % Adjustment $ Adjustment Zoning % Adjustment $ Adjustment Net Adjustments Gross Adjustments Red Maple Swamp SS Shady Hollow Blvd W NS Shady Hollow Blvd E SS 45th Ave NE NS 41st Ave NW 88 47th Ave NE Comp 5Land Analysis Grid Comp 1 Comp 2 Comp 3 Comp 4 8/13/2022 5/19/2022 3/28/2022 6/29/2022 3/4/2022 2/11/2022 Naples Naples Naples Naples Naples Naples Generally within Golden Gate Estates Unit 53 Shady Hollow Blvd W Shady Hollow Blvd E 45th Ave NE 41st Ave NW 88 47th Ave NE $0 $0 $0 $0 $18,000 $24,900 $20,000 $34,000 $55,000 $0 $63,000 $0 $24,900 $20,000 $34,000 $73,000 $63,000 1.0 - 3.0 acres 1.14 1.14 1.14 2.73 2.81 Transaction Adjustments $21,842 $17,544 $29,825 $26,769 $22,420 Fee Simple Adjusted Acre Unit Price $21,842 $17,544 $29,825 $26,769 $22,420 4.4%7.1%2.3%8.4%9.6% Gravel Gravel Paved Paved Paved Adjusted Acre Unit Price $22,801 $18,796 $30,503 $29,026 $24,566 Paved -15% $0 -$2,819 -$4,575 -$4,354 -$3,685 0%-15%-15%-15% 0%0%0%0% 1.0 - 3.0 acres 1.14 1.14 1.14 2.73 0% 2.81 $0 $0 $0 $0 $0 100% Wetlands Majority Wetlands Majority Wetlands Majority Wetlands 98% Wetlands 100% Wetlands $0 $0 $0 $0 0%0%0%0% $0 0% 0%0%0%0% Rectangular Rectangular Rectangular Rectangular Rectangular Rectangular 0% $0 Residential Residential Residential Residential Residential Residential $0 $0 $0 $0 0%0%0%0%0% $0 $0 $0 $0 $0 Adjusted Acre Unit Price $22,801 $15,976 $25,927 $24,672 $20,881 0.0%15.0%15.0%15.0%15.0% 0.0%-15.0%-15.0%-15.0%-15.0% RED MAPLE SWAMP SALES COMPARISON APPROACH – PARCELS 3.0 ACRES AND LESS Page 44 Comparable Land Sale Adjustments Price Adjustment According to both the listing agent and buyer’s agent, Comparable 4 included an assignment fee of $18,000. This comparable is adjusted upward accordingly. Property Rights All of the comparables transferred in fee simple interest; therefore, no adjustments for property rights are required. Financing All of the comparable sales had market orientated financing or were cash transactions; therefore, no adjustments for financing are required. Conditions of Sale All the comparable sales were arm’s length transactions; therefore, no adjustment for conditions of sale is required. Economic Trends The following graph shows comparable residential land sales within the surrounding market area over the past year. RED MAPLE SWAMP SALES COMPARISON APPROACH – PARCELS 3.0 ACRES AND LESS Page 45 The graph indicates an upward trend in sales prices from mid 2021 through the current date. However, it is noted this is unadjusted raw data and does not relate directly to the subject. It is also noted that Comparable 2 was purchased in March 2022 for $20,000 and has been relisted for $65,000. The analyses and value opinion in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value. Based on the previous analysis and considering the increased demand for residential property in Southwest Florida, as well as the recent interest rate increases by the federal reserve, we have applied a 20.0% annual adjustment. Location The subject parcels are located within the Red Maple Swamp which is comprised of wetland hardwood forests with no development. Shady Hollow Boulevard West borders the area to the north and is a single-lane gravel road. 41st Avenue NW runs east/west through the middle of the Swamp and is a largely overgrown single-lane gravel road. The closest single-family home is located along 41st Avenue NW east of 9th Street NW (gravel road which borders the subject area to the east). Comparable 1 is located along the south side of Shady Hollow Boulevard West (gravel) within the Red Maple Swamp. It is considered similar overall in terms of location. Comparables 2, 3, 4, and 5 are all located along paved roads in more developed areas east of the subject and are considered superior in terms of location. Size For this analysis, all of the comparable sales are relatively similar in terms of size and no adjustments could be supported; therefore, none are made. Environmental Issues The subject parcels are located within the Red Maple Swamp which is comprised of wetland hardwood forests. The entire area is designated on the FDEP Informal Wetland Determinations March 2016 map as Wetlands. Permits from FDEP are required prior to development. The permitting process will likely be very difficult, if not impossible, due to the significant coverage of active wetlands. The comparable properties are all impacted by wetlands. Comparables 4 and 5 are effectively 100% wetlands with the only upland areas located near the road right of way. Therefore, no adjustments are required for Comparables 4 and 5. Wetland determinations were not available for Comparables 1 and 3. The FDEP GIS map shows both parcels are 100% Freshwater Forested/Shrub Wetlands. A Collier County RED MAPLE SWAMP SALES COMPARISON APPROACH – PARCELS 3.0 ACRES AND LESS Page 46 Wetland Determination as of December 2006 shows Comparable 2 is wetlands. No adjustments could be supported; therefore, none are made. Configuration All of the comparables are relatively similar in terms of configuration; therefore, no adjustments are required. Zoning All of the comparables are similar in terms of zoning; therefore, no adjustments are required. Sales Comparison Approach Conclusion It is noted that Comparable 2 was purchased in March 2022 for $20,000 and has been relisted for $65,000. All of the value indications have been considered, and in the final analysis, typical parcels within the Red Maple Swamp will represent the low end of the range due to the significant wetland coverage and inferior access, which will make the permitting process very difficult, if not impossible. The following table summarizes the final reconciled value per my final reconciled per acre for parcels 1.0 to 3.0 acres in size with 100% wetlands. 5 % Δ -8.93% -13.07% -6.88% Land Value Ranges & Reconciled Values Number of Comparables:Unadjusted Adjusted Average:$23,680 $22,051 Low:$17,544 $15,976 High:$29,825 $25,927 Reconciled Value/Unit Value:$18,000 Subject Size:1.0 - 3.0 acres RED MAPLE SWAMP SALES COMPARISON APPROACH – PARCELS GREATER THAN 3.0 ACRES Page 47 SALES COMPARISON APPROACH – PARCELS GREATER THAN 3.0 ACRES The Sales Comparison Approach is based on the premise that a buyer would pay no more for a specific property than the cost of obtaining a property with the same quality, utility, and perceived benefits of ownership. It is based on the principles of supply and demand, balance, substitution and externalities. The following steps describe the applied process of the Sales Comparison Approach. • The market in which the subject property competes is investigated; comparable sales, contracts for sale and current offerings are reviewed. • The most pertinent data is further analyzed and the quality of the transaction is determined. • The most meaningful unit of value for the subject property is determined. • Each comparable sale is analyzed and where appropriate, adjusted to equate with the subject property. • The value indication of each comparable sale is analyzed and the data reconciled for a final indication of value via the Sales Comparison Approach. Land Comparables I have researched five comparables for this analysis; these are documented on the following pages followed by a location map and analysis grid. All sales have been researched through numerous sources, inspected and verified by a party to the transaction. For this analysis, we use the price per acre as the appropriate unit of comparison because market participants typically compare sale prices and property values on this basis. Comp Address Date Price Comp City Acres Price Per Acre Subject Generally within Golden Gate Estates Unit 53 8/13/2022 Subject Naples Greater than 3.0 acres 1 Wilson Blvd N 11/10/2021 $105,000 1 Naples 5.15 $20,388 2 No road access 7/20/2022 $180,000 2 Naples 17.35 $10,375 3 41st Ave NW 3/4/2022 $55,000 3 Naples 2.73 $20,169 4 88 47th Ave NE 2/11/2022 $63,000 4 Naples 2.81 $22,420 5 Desoto Blvd N 6/7/2022 $120,000 5 Naples 6.67 $17,991 180' x 660' heavily treed lot located along north side of 41st Ave NW. Tropical Environmental Wetland Determination (12/2021) shows the parcel consists of 2.68 acres of wetlands with only the front portion along 41st Ave NW uplands. Parcel was listed in 12/2021 for $90,000 and reduced to $78,000 on 1/2/22. Closing price in MLS of $73,000 includes assignment fee according to listing agent and is indicative of the market value of the site. Deed shows $55,000 which excludes the assignment fee. 180' x 680' heavily treed lot located along south side of 47th Ave NE. Tropical Environmental Wetland Determination (7/2021) shows the parcel consists entirely of wetlands. Parcel was listed in 5/2021 for $75,000 and reduced to $68,700 on 8/2/21. 427' x 680' heavily treed lot located at NEC of Desoto Blvd N and 56th Ave NE. Listing agent report the lot is 100% wetlands. Listed 4/16/22 for $120,000. Comments Red Maple Swamp Large Parcels 330' x 680' heavily treed lot located along west side of Wilson Blvd. No DEP available. The FDEP GIS map shows parcel is 100% Freshwater Forested/Shrub Wetlands. Lot was listed in August 2021 for $149,900 and reduced to $129,900 on 10/11/21. Heavily treed parcel with no road access. Located within RFMUO-Sending area. No DEP on file. FDEP GIS map shows parcel is 100% Freshwater Forested/Shrub Wetland. Parcel was listed in March 2020 for $569,999 and reduced to $249,999 in May 2020. Reduced to $189,999 in June 2022. RED MAPLE SWAMP SALES COMPARISON APPROACH – PARCELS GREATER THAN 3.0 ACRES Page 48 Comparables Map RED MAPLE SWAMP SALES COMPARISON APPROACH – PARCELS GREATER THAN 3.0 ACRES Page 49 Name Address City Date Price Price Adjustment Adjusted Price Acres Acre Unit Price Property Rights Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0% Financing Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0% Conditions of Sale Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0% Market Trends Through 8/13/2022 20.0% Location % Adjustment $ Adjustment Acres % Adjustment $ Adjustment Environmental Issues % Adjustment $ Adjustment Shape % Adjustment $ Adjustment Zoning % Adjustment $ Adjustment Net Adjustments Gross Adjustments 20.0%20.0%20.0%20.0%5.0% -20.0%20.0%-20.0%-20.0%-5.0% $17,673Adjusted Acre Unit Price $18,722 $12,600 $23,220 $19,653 $0 $0 0%0%0%0% $0 $0 $0 0% Residential Residential Agricultural Residential Residential Residential $0 $0 $0 $0 $0 0%0%0%0% Rectangular Rectangular Rectangular Rectangular Rectangular Rectangular 0% $0 0% $0 $0 $0 $0 0%0%0%0% $0 $1,575 -$1,451 -$1,228 $0 100% Wetlands Majority Wetlands 100% Wetlands 98% Wetlands 100% Wetlands 100% Wetlands 6.67 0%15%-5%-5% Greater than 3.0 acres 5.15 17.35 2.73 2.81 0% -$4,680 $525 -$4,354 -$3,685 -$930 -20%5%-15%-15%-5% Gravel Paved / Canal No Access Paved Paved Adjusted Acre Unit Price $23,402 $10,500 $29,026 $24,566 $18,603 Paved Adjusted Acre Unit Price $20,388 $10,375 $26,769 $22,420 $17,991 14.8%1.2%8.4%9.6%3.4% Fee Simple Transaction Adjustments $20,388 $10,375 $26,769 $22,420 $17,991 $0 $105,000 $180,000 $73,000 $63,000 $120,000 Greater than 3.0 acres 5.15 17.35 2.73 2.81 6.67 $120,000 $0 $0 $0 $18,000 $0 $105,000 $180,000 $55,000 $63,000 $0 Naples Naples Naples Naples Naples Naples Generally within Golden Gate Estates Unit 53 Wilson Blvd N No road access 41st Ave NW 88 47th Ave NE Desoto Blvd N 8/13/2022 11/10/2021 7/20/2022 3/4/2022 2/11/2022 6/7/2022 Red Maple Swamp Large Parcels WS Wilson Blvd N North of the Quarry NS 41st Ave NW 88 47th Ave NE NEC 56th Ave NE and Desoto Blvd N Comp 5Land Analysis Grid Comp 1 Comp 2 Comp 3 Comp 4 RED MAPLE SWAMP SALES COMPARISON APPROACH – PARCELS GREATER THAN 3.0 ACRES Page 50 Comparable Land Sale Adjustments Price Adjustment According to both the listing agent and buyer’s agent, Comparable 3 included an assignment fee of $18,000. This comparable is adjusted upward accordingly. Property Rights All of the comparables transferred in fee simple interest; therefore, no adjustments for property rights are required. Financing All of the comparable sales had market orientated financing or were cash transactions; therefore, no adjustments for financing are required. Conditions of Sale All the comparable sales were arm’s length transactions; therefore, no adjustment for conditions of sale is required. Economic Trends Based on the analysis in the previous section and considering the increased demand for residential property in Southwest Florida, as well as the recent interest rate increases by the federal reserve, we have applied a 20.0% annual adjustment. Location The subject parcels are located within the Red Maple Swamp which is comprised of wetland hardwood forests with no development. Shady Hollow Boulevard West borders the area to the north and is a single-lane gravel road. 41st Avenue NW runs east/west through the middle of the Swamp and is a largely overgrown single-lane gravel road. The closest single-family home is located along 41st Avenue NW east of 9th Street NW (gravel road which borders the subject area to the east). Comparables 1, 3, and 4 are all located along paved roads in more developed areas east of the subject and are considered superior in terms of location. Comparable 1 is also adjusted for its canal frontage. Comparable 2 is located north of the Quarry, a master planned residential development, with no road access. It is considered inferior in terms of location. Comparable 5 is located east of Everglades Boulevard in an inferior market to the subject. However, it is located at the corner of two paved roads in a more developed area. Overall it is considered slightly superior to the subject and is adjusted downward accordingly. RED MAPLE SWAMP SALES COMPARISON APPROACH – PARCELS GREATER THAN 3.0 ACRES Page 51 Size For this analysis, Comparables 1 and 5 are considered relatively similar overall in terms of size and no adjustments could be supported. Comparable 1 is significantly larger than the typical parcel in Red Maple Swamp and is adjusted upward accordingly. Comparables 3 and 4 are both adjusted for their smaller, less than 3 acre, sizes. Environmental Issues The subject parcels are located within the Red Maple Swamp which is comprised of wetland hardwood forests. The entire area is designated on the FDEP Informal Wetland Determinations March 2016 map as Wetlands. Permits from FDEP are required prior to development. The permitting process will likely be very difficult, if not impossible, due to the significant coverage of active wetlands. The comparable properties are all impacted by wetlands. Comparables 3 and 4 are effectively 100% wetlands with the only upland areas located near the road right of way. The listing agent for Comparable 5 reported the lot was 100% wetlands . Therefore, no adjustments are required for Comparables 3, 4, and 5. Wetland determinations were not available for Comparables 1 and 2. The FDEP GIS map shows both parcels are 100% Freshwater Forested/Shrub Wetlands. No adjustments could be supported; therefore, none are made. Configuration All of the comparables are relatively similar in terms of configuration; therefore, no adjustments are required. Zoning Comparables 1, 3, 4, and 5 are similar in terms of zoning; therefore, no adjustments are required. Comparable 2 is zoned agricultural within the rural fringe mixed use overlay – sending area. This area has a similar highest and best use as the subject; therefore, no adjustments are required. Sales Comparison Approach Conclusion All of the value indications have been considered, and in the final analysis, typical parcels within the Red Maple Swamp will represent the low end of the range due to the significant wetland coverage and inferior access, which will make the permitting process very difficult, if not impossible. The following table summarizes the final reconciled value per my final reconciled per acre for parcels greater than 3.0 acres in size with 100% wetlands. 5 % Δ 21.45% -13.26% -6.20% Reconciled Value/Unit Value:$16,500 Subject Size:Greater than 3.0 acres Average:$19,589 $18,374 Low:$10,375 $12,600 High:$26,769 $23,220 Land Value Ranges & Reconciled Values Number of Comparables:Unadjusted Adjusted RED MAPLE SWAMP RECONCILIATION Page 52 RECONCILIATION The process of reconciliation involves the analysis of each approach to value. The quantity and quality of data applied the significance of each approach as it relates to market behavior and defensibility of each approach are considered and weighed. Finally, each is considered separately and comparatively with each other. As discussed previously, we use only the sales comparison approach in developing an opinion of value for the subject. The cost and income approaches are not applicable, and are not used. FINAL VALUE CONCLUSION Based on the data and analyses developed in this appraisal, I have reconciled to the following value conclusion(s), as of August 13, 2022, subject to the Limiting Conditions and Assumptions of this appraisal. VALUE CONCLUSIONS Appraisal Premise Interest Appraised Date of Value Market Value, As Is Fee Simple August 13, 2022 Area Red Maple Swamp Red Maple Swamp Typical Parcel Size 1.0 - 3.0 acres Greater than 3.0 acres Indicated Value per Acre $18,000 $16,500 The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions. These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Assumptions: None. Exposure and Marketing Times Exposure time is always presumed to precede the effective date of the appraisal and is the length of time the subject property would have been exposed for sale in the market had it sold on the effective valuation date at the concluded market value. Marketing time is an estimate of the amount of time it might take to sell a property at the estimated market value immediately following the effective date of value. Based on our review of recent sales transactions for similar properties and our analysis of supply and demand in the local market it is our opinion that the probable marketing and exposure time for the property is 12 months. RED MAPLE SWAMP CERTIFICATION Page 53 CERTIFICATION I certify that, to the best of my knowledge and belief: 1. The statements of fact contained in this report are true and correct. 2. The reported analyses, opinions and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, unbiased professional analyses, opinions and conclusions. 3. I have no present or prospective interest in the property that is the subject of this report, and have no personal interest with respect to the parties involved. 4. I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 5. Our engagement in this assignment was not contingent upon developing or reporting predetermined results. 6. Our compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. 7. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute. 8. My reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice 9. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 10. Rachel M. Zucchi, MAI, CCIM has made an inspection of the subject property. 11. No one provided significant real property appraisal assistance to the person signing this certification. 12. We have experience in appraising properties similar to the subject and are in compliance with the Competency Rule of USPAP. RED MAPLE SWAMP Page 54 13. This appraisal is not based on a requested minimum valuation, a specific valuation, or the approval of a loan. 14. We have not relied on unsupported conclusions relating to characteristics such as race, color, religion, national origin, gender, marital status, familial status, age, receipt of public assistance income, handicap, or an unsupported conclusion that homogeneity of such characteristics is necessary to maximize value. 15. Rachel M. Zucchi, MAI, CCIM has appraised this property in the three years prior to accepting this assignment. I appraised the property on June 12, 2021 for Collier County. 16. As of the date of this report, Rachel M. Zucchi, MAI, CCIM has completed the continuing education program for Designated Members of the Appraisal Institute. Rachel M. Zucchi, MAI, CCIM Florida State-Certified General Real Estate Appraiser RZ2984 rzucchi@rklac.com; Phone 239-596-0801 RED MAPLE SWAMP ASSUMPTIONS AND LIMITING CONDITIONS Page 55 ASSUMPTIONS AND LIMITING CONDITIONS This appraisal is based on the following assumptions, except as otherwise noted in the report. 1. The title is marketable and free and clear of all liens, encumbrances, encroachments, easements and restrictions. The property is under responsible ownership and competent management and is available for its highest and best use. 2. There are no existing judgments or pending or threatened litigation that could affect the value of the property. 3. There are no hidden or undisclosed conditions of the land or of the improvements that would render the property more or less valuable. Furthermore, there is no asbestos in the property. 4. The revenue stamps placed on any deed referenced herein to indicate the sale price are in correct relation to the actual dollar amount of the transaction. 5. The property is in compliance with all applicable building, environmental, zoning, and other federal, state and local laws, regulations and codes. 6. The information furnished by others is believed to be reliable, but no warranty is given for its accuracy. This appraisal is subject to the following limiting conditions, except as otherwise noted in the report. 1. An appraisal is inherently subjective and represents our opinion as to the value of the property appraised. 2. The conclusions stated in our appraisal apply only as of the effective date of the appraisal, and no representation is made as to the effect of subsequent events. 3. No changes in any federal, state or local laws, regulations or codes (including, without limitation, the Internal Revenue Code) are anticipated. 4. No environmental impact studies were either requested or made in conjunction with this appraisal, and we reserve the right to revise or rescind any of the value opinions based upon any subsequent environmental impact studies. If any environmental impact statement is required by law, the appraisal assumes that such statement will be favorable and will be approved by the appropriate regulatory bodies. 5. Unless otherwise agreed to in writing, we are not required to give testimony, respond to any subpoena or attend any court, governmental or other hearing with reference to the property without compensation relative to such additional employment. 6. We have made no survey of the property and assume no responsibility in connection with such matters. Any sketch or survey of the property included in this report is for illustrative purposes only and should not be considered to be RED MAPLE SWAMP ASSUMPTIONS AND LIMITING CONDITIONS Page 56 scaled accurately for size. The appraisal covers the property as described in this report, and the areas and dimensions set forth are assumed to be correct. 7. No opinion is expressed as to the value of subsurface oil, gas or mineral rights, if any, and we have assumed that the property is not subject to surface entry for the exploration or removal of such materials, unless otherwise noted in our appraisal. 8. We accept no responsibility for considerations requiring expertise in other fields. Such considerations include, but are not limited to, legal descriptions and other legal matters such as legal title, geologic considerations such as soils and seismic stability, and civil, mechanical, electrical, structural and other engineering and environmental matters. 9. The distribution of the total valuation in the report between land and improvements applies only under the reported highest and best use of the property. The allocations of value for land and improvements must not be used in conjunction with any other appraisal and are invalid if so used. The appraisal report shall be considered only in its entirety. No part of the appraisal report shall be utilized separately or out of context. 10. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraisers, or any reference to the Appraisal Institute) shall be disseminated through advertising media, public relations media, news media or any other means of communication (including without limitation prospectuses, private offering memoranda and other offering material provided to prospective investors) without the prior written consent of the person signing the report. 11. Information, estimates and opinions contained in the report, obtained from third- party sources are assumed to be reliable and have not been independently verified. 12. Any income and expense estimates contained in the appraisal report are used only for the purpose of estimating value and do not constitute predictions of future operating results. 13. If the property is subject to one or more leases, any estimate of residual value contained in the appraisal may be particularly affected by significant changes in the condition of the economy, of the real estate industry, or of the appraised property at the time these leases expire or otherwise terminate. 14. No consideration has been given to personal property located on the premises or to the cost of moving or relocating such personal property; only the real property has been considered. 15. The current purchasing power of the dollar is the basis for the value stated in our appraisal; we have assumed that no extreme fluctuations in economic cycles will occur. 16. The value found herein is subject to these and to any other assumptions or conditions set forth in the body of this report but which may have been omitted from this list of Assumptions and Limiting Conditions. RED MAPLE SWAMP ASSUMPTIONS AND LIMITING CONDITIONS Page 57 17. The analyses contained in the report necessarily incorporate numerous estimates and assumptions regarding property performance, general and local business and economic conditions, the absence of material changes in the competitive environment and other matters. Some estimates or assumptions, however, inevitably will not materialize, and unanticipated events and circumstances may occur; therefore, actual results achieved during the period covered by our analysis will vary from our estimates, and the variations may be material. 18. The Americans with Disabilities Act (ADA) became effective January 26, 1992. We have not made a specific survey or analysis of any property to determine whether the physical aspects of the improvements meet the ADA accessibility guidelines. In as much as compliance matches each owner’s financial ability with the cost to cure the non-conforming physical characteristics of a property, we cannot comment on compliance to ADA. Given that compliance can change with each owner’s financial ability to cure non-accessibility, the value of the subject does not consider possible non-compliance. A specific study of both the owner’s financial ability and the cost to cure any deficiencies would be needed for the Department of Justice to determine compliance. 19. The appraisal report is prepared for the exclusive benefit of the Client, its subsidiaries and/or affiliates. It may not be used or relied upon by any other party. All parties who use or rely upon any information in the report without our written consent do so at their own risk. 20. No studies have been provided to us indicating the presence or absence of hazardous materials on the subject property or in the improvements, and our valuation is predicated upon the assumption that the subject property is free and clear of any environment hazards including, without limitation, hazardous wastes, toxic substances and mold. No representations or warranties are made regarding the environmental condition of the subject property and the person signing the report shall not be responsible for any such environmental conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because we are not experts in the field of environmental conditions, the appraisal report cannot be considered as an environmental assessment of the subject property. 21. The person signing the report may have reviewed available flood maps and may have noted in the appraisal report whether the subject property is located in an identified Special Flood Hazard Area. We are not qualified to detect such areas and therefore do not guarantee such determinations. The presence of flood plain areas and/or wetlands may affect the value of the property, and the value conclusion is predicated on the assumption that wetlands are non-existent or minimal. 22. RKL Appraisal and Consulting, PLC is not a building or environmental inspector. RKL Appraisal and Consulting, PLC does not guarantee that the subject property is free of defects or environmental problems. Mold may be present in the subject property and a professional inspection is recommended. RED MAPLE SWAMP ASSUMPTIONS AND LIMITING CONDITIONS Page 58 23. The appraisal report and value conclusion for an appraisal assumes the satisfactory completion of construction, repairs or alterations in a workmanlike manner. 24. The intended use of the appraisal is stated in the General Information section of the report. The use of the appraisal report by anyone other than the Client is prohibited except as otherwise provided. Accordingly, the appraisal report is addressed to and shall be solely for the Client’s use and benefit unless we provide our prior written consent. We expressly reserve the unrestricted right to withhold our consent to your disclosure of the appraisal report (or any part thereof including, without limitation, conclusions of value and our identity), to any third parties. Stated again for clarification, unless our prior written consent is obtained, no third party may rely on the appraisal report (even if their reliance was foreseeable). 25. All prospective value estimates presented in this report are estimates and forecasts which are prospective in nature and are subject to considerable risk and uncertainty. In addition to the contingencies noted in the preceding paragraph, several events may occur that could substantially alter the outcome of our estimates such as, but not limited to changes in the economy, interest rates, and capitalization rates, behavior of consumers, investors and lenders, fire and other physical destruction, changes in title or conveyances of easements and deed restrictions, etc. It is assumed that conditions reasonably foreseeable at the present time are consistent or similar with the future. RED MAPLE SWAMP ADDENDA - APPRAISER QUALIFICATIONS ADDENDA RED MAPLE SWAMP ADDENDUM A - APPRAISER QUALIFICATIONS ADDENDUM A APPRAISER QUALIFICATIONS RED MAPLE SWAMP ADDENDUM A - APPRAISER QUALIFICATIONS 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com RKL Appraisal and Consulting, PLC COMPANY PROFILE: RKL Appraisal and Consulting, PLC was founded in 2009 by three designated Members of the Appraisal Institute. It is our mission to maximize our combined appraisal experience to provide our clients with the highest quality of Real Estate Appraisal and Consulting Services. Rachel M. Zucchi, MAI, CCIM K.C. Lowry, MAI, CPA Louis C. Bobbitt, MAI Partner / Managing Director Partner Senior Partner (Retired) rzucchi@rklac.com klowry@rklac.com lbobbitt@rklac.com BUSINESS FOCUS: Practice is focused on community/neighborhood shopping centers, retail and office buildings, industrial warehouse/distribution buildings, residential and commercial condominium and subdivision projects, hotels and motels, vacant land and special purpose properties. Specialized services include appraisal review, business valuations, market feasibility studies, acquisition/disposition counseling, and litigation support in connection with real estate transactions including bankruptcy, eminent domain, estate valuations, and matrimonial and equitable distribution. Clients served include banks and financial institutions, developers and investors, law firms, government, and property owners. RED MAPLE SWAMP ADDENDUM A - APPRAISER QUALIFICATIONS PROFESSIONAL QUALIFICATIONS OF Rachel M. Zucchi, MAI, CCIM EXPERIENCE: Partner / Managing Director of RKL Appraisal and Consulting, PLC Naples, FL (2009 – Present) President of D&R Realty Group, Inc. Naples, FL (2009 – Present) Senior Real Estate Analyst, Integra Realty Resources – Southwest Florida Naples, FL (2003 – 2009) Research Associate, Integra Realty Resources – Southwest Florida Naples, FL (2002-2003) PROFESSIONAL ACTIVITIES: Member: President: VP/Secretary/Treasurer: Region X Representative: Board of Directors: Gov. Relations Committee: LDAC Attendee: Member: Member: Licensed: Licensed: Appraisal Institute – MAI Certificate Number 451177 Appraisal Institute Florida Gulf Coast Chapter (2020) Appraisal Institute Florida Gulf Coast Chapter (2017 - 2019) Appraisal Institute Florida Gulf Coast Chapter (2017 - 2021) Appraisal Institute Florida Gulf Coast Chapter (2015 - 2021) Appraisal Institute National (2022) Leadership Development & Advisory Council Appraisal Institute - Washington, D.C. (2016, 2017, 2018) CCIM Institute - CCIM Designation Pin Number 21042 Naples Area Board of REALTORS Florida State Certified General Real Estate Appraiser License No. RZ 2984 Real Estate Broker (Florida) License No. BK3077672 EXPERT WITNESS: Qualified as an expert witness in the Twentieth Judicial Circuit Court of Collier County and Lee County EDUCATION: Bachelor of Arts, Major in Economics Florida Gulf Coast University, 2002 Graduated Magna Cum Laude Presented at Eastern Economic Association Conference Successfully completed real estate and valuation courses and seminars sponsored by the Appraisal Institute and others. BUSINESS FOCUS: Actively engaged in real estate valuation and consulting since 2003. Practice is focused on community/neighborhood shopping centers, retail and office buildings, industrial warehouse/distribution, multi-family and single-family subdivisions, condominium developments, hotels/motels, vacant land and special purpose properties. Specialized services include market feasibility studies and litigation support in connection with real estate transactions. Clients served include banks and financial institutions, developers and investors, law firms, government, and property owners. Valuations have been performed for eminent domain, bankruptcy, estate, matrimonial/equitable distribution, financing, and due diligence support. RED MAPLE SWAMP ADDENDUM A - APPRAISER QUALIFICATIONS RED MAPLE SWAMP ADDENDUM B - PROPERTY INFORMATION ADDENDUM B PROPERTY INFORMATION Map Number Name FLN Acres Collier County Wetland Determination FDEP Informal Wetland Dererminations Map 1 MCLOUGHLIN SURVIVORS TRUST 39490720000 1.14 undetermined MWET 2 1520 SHADY HOLLOW TRUST 39490800001 1.14 undetermined MWET 16 LOVE, NICOLE OLIVO 39490880005 4.62 undetermined MWET 17 NORMIL, ANNETAL A=& TANJA 39491000004 4.53 undetermined MWET 8 SOTO, JOSE LUIS 39491040006 1.14 undetermined MWET 7 GUERRA, MAXIMO=& SIGRID 39491160009 1.14 MWET MWET 10 NORMIL, ANNETAL A=& TANJA 39491400002 1.14 MWET MWET 9 RILEY, JAMES A=& ALICE M 39491480006 1.14 undetermined MWET 18 DUBOUR ET AL, ELEANOR J 39491560007 5.34 undetermined MWET 20 IBRAHIM, IBRAHIM=& SUHAILA 39491600006 4.37 undetermined MWET 19 THREE BROTHERS PROPERTY LLC 39491640008 5.29 undetermined MWET 11 WALSH, NANCY A 39491760001 1.14 undetermined MWET 21 IBRAHIM, IBRAHIM=& SUHAILA 39492040005 4.33 undetermined MWET 4 NORMIL, ANNETAL A=& TANJA 39492440003 1.14 undetermined MWET 3 CRAMER, RICHARD S=& ANN K 39492480005 1.59 undetermined MWET 12 JACKSON, BEVERLY 39492760000 1.14 undetermined MWET 5 SMITH, RONALD C=& BETTY J 39492880003 1.14 undetermined MWET 22 CORTES, LOURDES M 39493160007 4.79 undetermined MWET 23 GREENMAN, JANET E 39493240008 3.92 undetermined MWET 13 DORVILIEN, CENOUS 39493280000 2.27 undetermined MWET 24 DORVILIEN, CENOUS 39493720007 3.88 undetermined MWET 6 CASTILLO, JOSE F 39540240003 5.41 undetermined MWET 15 JLG INVESTMENT PROPERTIES LLC 39540280005 3.03 MWET MWET 14 MARTINEZ, ABEL CHAVEZ 39540280102 2.27 undetermined MWET 6 18 19 2216172021 23 24 15 3 13 14 2 4 51 8 97 11 1210 0 0.50.25MileslLegendMarket Study Parcels RED MAPLE SWAMP ADDENDUM C - COMPARABLE DATA ADDENDUM C COMPARABLE DATA RED MAPLE SWAMP ADDENDUM C - COMPARABLE DATA ID 6434 Date 5/19/2022 Address Shady Hollow Blvd W Price $24,900 City Naples Price per Acre $21,842 State Florida Financing Cash to seller Tax ID 39492880003 Property Rights Fee Simple Grantor Ronald C. Smith and Betty J. Karl Days on Market 10 Days Grantee Bernabe Acosta Verification Source David Huff; Sun Realty USA Legal Description Acres 1.14 Utilities Well, Septic Land SF 49,500 Topography Treed Road Frontage 75 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular Environmental Issues Majority Wetlands Land Comparable 1 - Red Maple Swamp 3.0 acres and less Transaction Golden Gate Estates Unit No. 53, W 75' of E 150' of Tract 33 Site Comments 75' x 660' heavily treed lot located along south side of Shady Hollow Blvd E. No DEP available. The FDEP GIS map shows parcel is 100% Freshwater Forested/Shrub Wetlands. Lot was listed on April 13, 2022 for $24,900. Seller only accepted full price offers with no due diligence period (no DEP). RED MAPLE SWAMP ADDENDUM C - COMPARABLE DATA ID 6431 Date 3/28/2022 Address Shady Hollow Blvd E Price $20,000 City Naples Price per Acre $17,544 State Florida Financing Cash to seller Tax ID 38603080004 Property Rights Fee Simple Grantor Christopher Scott Ison Days on Market 5-6 months Grantee Y&M Realty Investments, LLC Verification Source Sally Masters, PA; Signature Intl Premier Legal Description Acres 1.14 Utilities Well, Septic Land SF 49,500 Topography Treed Road Frontage 75 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular Environmental Issues Majority Wetlands Transaction Golden Gate Estates Unit No. 38, E 75' of Tract 36 Site Comments 75' x 660' heavily treed lot located along north side of Shady Hollow Blvd E. Collier County Wetland Determination as of 12/19/06 shows the parcel is wetlands. Parcel was listed in 9/2021 for $42,800 and reduced to $35,000 in 11/2021. Buyer, an investor, relisted the lot June 27, 2022 for $65,000. Land Comparable 2 RED MAPLE SWAMP ADDENDUM C - COMPARABLE DATA ID 6432 Date 6/29/2022 Address 45th Ave NE Price $34,000 City Naples Price per Acre $29,825 State Florida Financing Cash to seller Tax ID 38605720003 Property Rights Fee Simple Grantor SWFL Property Holdings, LLC Days on Market 12 months Grantee Paolo Calabretta Verification Source Dino C Lauricella, PA; Sun Realty Legal Description Acres 1.14 Utilities Well, Septic Land SF 49,500 Topography Treed Road Frontage 75 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular Environmental Issues Majority Wetlands Comments 75' x 660' heavily treed lot located along south side of 45th Ave NE. No DEP available. The FDEP GIS map shows parcel is 100% Freshwater Forested/Shrub Wetlands. Parcel was listed in 6/2021 for $39,000 and reduced to $34,900 on 6/14/22. Land Comparable 3 Transaction Golden Gate Estates Unit No. 38, E 75' of Tract 60 Site RED MAPLE SWAMP ADDENDUM C - COMPARABLE DATA ID 6433 Date 3/4/2022 Address 41st Ave NW Price $55,000 City Naples Price per Acre $20,169 State Florida Financing Cash to seller Tax ID 39440640004 Property Rights Fee Simple Grantor Jane Pajic, Diane Harlow, Wayne and George Jurich Days on Market 13 days Grantee Leonid Ideltchik Verification Source Tery St Jean; Home Seller Support Legal Description Acres 2.73 Utilities Well, Septic Land SF 118,800 Topography Treed Road Frontage 180 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular Environmental Issues 98% Wetlands Land Comparable 4 Transaction Golden Gate Estates Unit No. 52, E 180' of Tract 11 Site Comments 180' x 660' heavily treed lot located along north side of 41st Ave NW. Tropical Environmental Wetland Determination (12/2021) shows the parcel consists of 2.68 acres of wetlands with only the front portion along 41st Ave NW uplands. Parcel was listed in 12/2021 for $90,000 and reduced to $78,000 on 1/2/22. Closing price in MLS of $73,000 includes assignment fee according to listing agent and is indicative of the market value of the site. Deed shows $55,000 which excludes the assignment fee. RED MAPLE SWAMP ADDENDUM C - COMPARABLE DATA ID 6435 Date 2/11/2022 Address 88 47th Ave NE Price $63,000 City Naples Price per Acre $22,420 State Florida Financing Cash to seller Tax ID 38601640006 Property Rights Fee Simple Grantor George Richard Benzinger, III Days on Market 6-7 Months Grantee Kurt Biehler Verification Source Lynda Ann Woods; MVP Realty Associates Legal Description Acres 2.81 Utilities Well, Septic Land SF 122,400 Topography Treed Road Frontage 180 Zoning Residential Depth 680 Zoning Type E - Estates Shape Rectangular Environmental Issues 100% Wetlands Transaction Golden Gate Estates Unit No. 38, E 180' of Tract 19 Site Comments 180' x 680' heavily treed lot located along south side of 47th Ave NE. Tropical Environmental Wetland Determination (7/2021) shows the parcel consists entirely of wetlands. Parcel was listed in 5/2021 for $75,000 and reduced to $68,700 on 8/2/21. Land Comparable 5 RED MAPLE SWAMP ADDENDUM C - COMPARABLE DATA ID 6436 Date 11/10/2021 Address Wilson Blvd N Price $105,000 City Naples Price per Acre $20,388 State Florida Financing Cash to seller Tax ID 38600880003 Property Rights Fee Simple Grantor Guilherme Paulo Castagnoli Pereira das Neves aka Guilherme P Neves Days on Market 2-3 Months Grantee Timothy Shannon Mullen Verification Source David Huff; Sun Realty USA Legal Description Acres 5.15 Utilities Well, Septic Land SF 224,400 Topography Treed Road Frontage 330 Zoning Residential Depth 680 Zoning Type E - Estates Shape Rectangular Environmental Issues Majority Wetlands 330' x 680' heavily treed lot located along west side of Wilson Blvd. No DEP available. The FDEP GIS map shows parcel is 100% Freshwater Forested/Shrub Wetlands. Lot was listed in August 2021 for $149,900 and reduced to $129,900 on 10/11/21. Transaction Golden Gate Estates Unit No. 38, Tract 8 Site Comments Land Comparable 1 - Red Maple Swamp greater than 3.0 acres RED MAPLE SWAMP ADDENDUM C - COMPARABLE DATA ID 6449 Date 7/20/2022 Address No road access Price $180,000 City Naples Price per Acre $10,375 State Florida Financing Cash to seller Tax ID 180160006 Property Rights Fee Simple Grantor Three Brothers Property, LLC Days on Market 2+ years Grantee Rugby, LLC Verification Source Abe Prawiradilaga; Starlink Realty, Inc Legal Description Acres 17.35 Utilities Well, Septic Land SF 755,766 Topography Treed Road Frontage 595 Zoning Agricultural Depth 1270 Zoning Type A-RFMUO-NRPA- SENDING Shape Rectangular Environmental Issues 100% Wetlands 11 48 26 E1/2 OF SW1/4 OF SE1/4, LESS W 30FT, S 60FT & E 30FT 17.35AC Site Comments Heavily treed parcel with no road access. Located within RFMUO-Sending area. No DEP on file. FDEP GIS map shows parcel is 100% Freshwater Forested/Shrub Wetland. Parcel was listed in March 2020 for $569,999 and reduced to $249,999 in May 2020. Reduced to $189,999 in June 2022. Land Comparable 2 Transaction RED MAPLE SWAMP ADDENDUM C - COMPARABLE DATA ID 6433 Date 3/4/2022 Address 41st Ave NW Price $55,000 City Naples Price per Acre $20,169 State Florida Financing Cash to seller Tax ID 39440640004 Property Rights Fee Simple Grantor Jane Pajic, Diane Harlow, Wayne and George Jurich Days on Market 13 days Grantee Leonid Ideltchik Verification Source Tery St Jean; Home Seller Support Legal Description Acres 2.73 Utilities Well, Septic Land SF 118,800 Topography Treed Road Frontage 180 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular Environmental Issues 98% Wetlands Comments 180' x 660' heavily treed lot located along north side of 41st Ave NW. Tropical Environmental Wetland Determination (12/2021) shows the parcel consists of 2.68 acres of wetlands with only the front portion along 41st Ave NW uplands. Parcel was listed in 12/2021 for $90,000 and reduced to $78,000 on 1/2/22. Closing price in MLS of $73,000 includes assignment fee according to listing agent and is indicative of the market value of the site. Deed shows $55,000 which excludes the assignment fee. Land Comparable 3 Transaction Golden Gate Estates Unit No. 52, E 180' of Tract 11 Site RED MAPLE SWAMP ADDENDUM C - COMPARABLE DATA ID 6435 Date 2/11/2022 Address 88 47th Ave NE Price $63,000 City Naples Price per Acre $22,420 State Florida Financing Cash to seller Tax ID 38601640006 Property Rights Fee Simple Grantor George Richard Benzinger, III Days on Market 6-7 Months Grantee Kurt Biehler Verification Source Lynda Ann Woods; MVP Realty Associates Legal Description Acres 2.81 Utilities Well, Septic Land SF 122,400 Topography Treed Road Frontage 180 Zoning Residential Depth 680 Zoning Type E - Estates Shape Rectangular Environmental Issues 100% Wetlands Transaction Golden Gate Estates Unit No. 38, E 180' of Tract 19 Site Comments 180' x 680' heavily treed lot located along south side of 47th Ave NE. Tropical Environmental Wetland Determination (7/2021) shows the parcel consists entirely of wetlands. Parcel was listed in 5/2021 for $75,000 and reduced to $68,700 on 8/2/21. Land Comparable 4 RED MAPLE SWAMP ADDENDUM C - COMPARABLE DATA ID 6438 Date 6/7/2022 Address Desoto Blvd N Price $120,000 City Naples Price per Acre $17,991 State Florida Financing Cash to seller Tax ID 38720040008 Property Rights Fee Simple Grantor Wesley E. Serrato Days on Market 5 Days Grantee KSSK, LLC Verification Source Magdevys Abreu; Coldwell Banker Legal Description Acres 6.67 Utilities Well, Septic Land SF 290,360 Topography Treed Road Frontage 427 Zoning Residential Depth 680 Zoning Type E - Estates Shape Rectangular Environmental Issues 100% Wetlands Site Comments 427' x 680' heavily treed lot located at NEC of Desoto Blvd N and 56th Ave NE. Listing agent report the lot is 100% wetlands. Listed 4/16/22 for $120,000. Land Comparable 5 Transaction Golden Gate Estates Unit No. 40, Tract 1 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com REAL ESTATE APPRAISAL REPORT PANTHER WALK Residential Land Generally within Golden Gate Estates Unit 42 Naples, Collier County, Florida, 34120 PREPARED FOR: Mr. Roosevelt Leonard, R/W-AC Real Property Management Collier County 3335 Tamiami Trail East, Suite 101 Naples, FL 34112 Client File: PO Number 4500216604 EFFECTIVE DATE OF THE APPRAISAL: August 21, 2022 DATE OF THE REPORT: August 26, 2022 REPORT FORMAT: Appraisal Report PREPARED BY: RKL Appraisal and Consulting, PLC RKL File Number: 2022-197 Subject Parcels Panther Walk Generally within Golden Gate Estates Unit 42 Naples, Florida 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com August 26, 2022 Mr. Roosevelt Leonard, R/W-AC Collier County 3335 Tamiami Trail East, Suite 101 Naples, FL 34112 Re: Real Estate Appraisal Panther Walk Generally within Golden Gate Estates Unit 42, Naples, Collier County, Florida, 34120 Client File: PO Number 4500216604 RKL File Number: 2022-197 Dear Mr. Leonard: At your request, RKL Appraisal and Consulting, PLC has prepared the accompanying appraisal for the above referenced property. The purpose of the appraisal is to estimate the market value on a price per acre basis within the area identified as the Panther Walk Project Area. All targeted parcels contain 100% wetlands. The intended users for the assignment are Collier County Real Property Management (Conservation Collier Program), and the intended use of the appraisal is to assist Collier County in its determination of market value for the potential acquisition through the Conservation Collier Program. We use the appraisal report option of Standards Rule 2-2 of USPAP to report the assignment results. Please reference the appraisal scope section of this report for important information regarding the scope of research and analysis for this appraisal, including property identification, inspection, highest and best use analysis, and valuation methodology. The accompanying appraisal conforms with the Uniform Standards of Professional Appraisal Practice (USPAP), the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute, and the appraisal guidelines of Collier County. The appraisal also conforms with the appraisal regulations issued in connection with the Financial Institutions Reform, Recovery and Enforcement Act (FIRREA). The subject market area is identified by Conservation Collier as Panther Walk. The Panther Walk targeted area contains 12 parcels totaling 29.77 acres within Golden Gate Estates Unit 42. The per acre values reported in this market study will be offered to property owners with 1.0 to 5.0 acre parcels. The target area is designated as wetlands on the FDEP Informal Wetland Determinations March 2016 map and is located within the Estates zoning designation which allows for low density residential development with limited agricultural uses. Mr. Roosevelt Leonard, R/W-AC Collier County August 26, 2022 Page 2 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com Based on the appraisal described in the accompanying report, subject to the Limiting Conditions and Assumptions, Extraordinary Assumptions and Hypothetical Conditions (if any), I have made the following value conclusion(s): VALUE CONCLUSIONS Appraisal Premise Interest Appraised Date of Value Market Value, As Is Fee Simple August 21, 2022 Area Panther Walk Panther Walk Typical Parcel Size 1.0 - 3.0 acres 3.0 - 5.0 acres Indicated Value per Acre 100% Wetlands $27,000 $26,000 The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions. These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Assumptions: None. Respectfully submitted, RKL APPRAISAL AND CONSULTING, PLC Rachel M. Zucchi, MAI, CCIM Florida State-Certified General Real Estate Appraiser RZ2984 rzucchi@rklac.com; Phone 239-596-0801 PANTHER WALK TABLE OF CONTENTS TABLE OF CONTENTS Summary of Important Facts and Conclusions ................................................................... 1 Introduction Information ..................................................................................................... 2 Subject Identification ...................................................................................................... 2 Current Ownership and Property History ....................................................................... 2 Appraisal Scope .............................................................................................................. 2 Client, Intended User, and Intended Use ........................................................................ 3 Definition of Market Value ............................................................................................. 3 Definition of Property Rights Appraised ........................................................................ 3 Purpose of Appraisal, Property Rights Appraised, and Dates ........................................ 3 Scope of Work ................................................................................................................ 4 Economic Analysis ............................................................................................................. 5 National Economic Analysis........................................................................................... 5 Florida Economic Analysis ............................................................................................. 8 Collier County Area Analysis ......................................................................................... 9 Property Description and Analysis ................................................................................... 25 Site Analysis ................................................................................................................. 25 Highest and Best Use .................................................................................................... 34 Valuation Methodology .................................................................................................... 36 Analyses Applied .......................................................................................................... 37 Sales Comparison Approach – Panther Walk Wetlands ............................................... 38 Reconciliation ............................................................................................................... 45 Final Value Conclusion................................................................................................. 45 Certification ...................................................................................................................... 46 Assumptions and Limiting Conditions ............................................................................. 48 Addenda Appraiser Qualifications ....................................................................................... Addendum A Property Information ............................................................................................ Addendum B Comparable Data .................................................................................................. Addendum C PANTHER WALK SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS Page 1 SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS GENERAL Subject: Panther Walk Generally within Golden Gate Estates Unit 42, Naples, Collier County, Florida, 34120 Owner: Multiple Legal Description: Multiple parcels generally located within Golden Gate Estate Unit 42 Tax Identification: Multiple parcels generally located within Golden Gate Estates Unit 42 Intended Use: The intended use is to assist Collier County in its determination of market value for the potential acquisition through the Conservation Collier Program. Intended User(s): Collier County Real Property Management (Conservation Collier Program) PROPERTY Parcel ID Gross Land Area (Acres) Typical Parcel Size (Acres)Zoning FDEP Informal Wetland Determination Panther Walk 29.77 1.14 - 5.0 E - Estates 100% Wetlands Market Areas Highest and Best Use As Vacant Conservation and/or single-family development Exposure Time 12 months Marketing Period 12 months VALUE INDICATIONS Effective Date(s) August 21, 2022 Property Rights Fee Simple Area Panther Walk Panther Walk Typical Parcel Size 1.0 - 3.0 acres 3.0 - 5.0 acres Indicated Value per Acre 100% Wetlands $27,000 $26,000 The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions. These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Assumptions: None. PANTHER WALK INTRODUCTION INFORMATION Page 2 INTRODUCTION INFORMATION SUBJECT IDENTIFICATION Subject: Panther Walk Generally within Golden Gate Estates Unit 42, Naples, Collier County, Florida, 34120 Legal Description: Multiple parcels generally located within Golden Gate Estate Unit 42 Tax Identification: Multiple parcels generally located within Golden Gate Estates Unit 42 The subject market area is identified by Conservation Collier as Panther Walk. The Panther Walk targeted area contains 12 parcels totaling 29.77 acres within Golden Gate Estates Unit 42. The per acre values reported in this market study will be offered to property owners with 1.0 to 5.0 acre parcels. The target area is designated as wetlands on the FDEP Informal Wetland Determinations March 2016 map and is located within the Estates zoning designation which allows for low density residential development with limited agricultural uses. CURRENT OWNERSHIP AND PROPERTY HISTORY Owner There are multiple owners. APPRAISAL SCOPE According to the Uniform Standards of Professional Appraisal Practice, it is the appraiser’s responsibility to develop and report a scope of work that results in credible results that are appropriate for the appraisal problem and intended user(s). Therefore, the appraiser must identify and consider: ● the client and any other intended users; ● the intended use of the appraiser’s opinions and conclusions; ● the type and definition of value; ● the effective date of the appraiser’s opinions and conclusions; ● subject of the assignment and its relevant characteristics ● assignment conditions ● the expectations of parties who are regularly intended users for similar assignments; and ● what an appraiser’s peer’s actions would be in performing the same or a similar assignment. PANTHER WALK INTRODUCTION INFORMATION Page 3 CLIENT, INTENDED USER, AND INTENDED USE The client and the intended user of the appraisal are Collier County Real Property Management (Conservation Collier Program). The intended use is to assist Collier County in its determination of market value for the potential acquisition through the Conservation Collier Program. The appraisal is not intended for any other use or user. DEFINITION OF MARKET VALUE Market value definition used by agencies that regulate federally insured financial institutions in the United States is defined by The Dictionary of Real Estate Appraisal, 7th ed. (Chicago: Appraisal Institute, 2022) as: The most probable price that a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: ▪ Buyer and seller are typically motivated; ▪ Both parties are well informed or well advised, and acting in what they consider their best interests; ▪ A reasonable time is allowed for exposure in the open market; ▪ Payment is made in terms of cash in United States dollars or in terms of financial arrangements comparable thereto; and ▪ The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale.” (Source: 12 C.F.R. Part 34.42(g); 55 Federal Register 34696, August 24, 1990, as amended at 57 Federal Register 12202, April 9, 1992; 59 Federal Register 29499, June 7, 1994) DEFINITION OF PROPERTY RIGHTS APPRAISED Fee simple estate is defined as an: “Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat.” (Source: The Dictionary of Real Estate Appraisal, 7th ed. (Chicago: Appraisal Institute, 2022) PURPOSE OF APPRAISAL, PROPERTY RIGHTS APPRAISED, AND DATES The purpose of the appraisal is to estimate the market value on a price per acre basis within the area identified as the Panther Walk Project Area. All targeted parcels contain 100% wetlands. The effective date of the subject appraisal is August 21, 2022. The date of inspection was August 21, 2022. The date of the report is August 26, 2022. PANTHER WALK INTRODUCTION INFORMATION Page 4 SCOPE OF WORK The problem to be solved is to estimate the market value on a price per acre basis within the area identified as the Panther Walk Project Area. All targeted parcels contain 100% wetlands. SCOPE OF WORK Report Type: This is an Appraisal Report as defined by Uniform Standards of Professional Appraisal Practice under Standards Rule 2-2(a). This format provides a summary or description of the appraisal process, subject and market data and valuation analyses. Property Identification: The subject area is identified generally as the wetland parcels within Panther Walk. An aerial shows the approximate border of Panther Walk. Inspection: A limited on site inspection was made and photographs were taken. Market Area and Analysis of Market Conditions: A complete analysis of market conditions has been made. The appraiser maintains and has access to comprehensive databases for this market area and has reviewed the market for sales and listings relevant to this analysis. Highest and Best Use Analysis: A complete as vacant highest and best use analysis has been made. Physically possible, legally permissible, and financially feasible uses were considered, and the maximally productive use was concluded. Valuation Analyses Cost Approach: A cost approach was not applied as there are no improvements that contribute value to the property. Sales Comparison Approach: A sales approach was applied as typically this is the most appropriate approach for the valuation of vacant land. This approach is applicable to the subject because there is an active market for similar properties and sufficient sales data is available for analysis. Income Approach: An income approach was not applied as the subject is not likely to generate rental income as vacant land. Hypothetical Conditions: None. Extraordinary Assumptions: None. Comments The individual sections of the report detail the additional research, confirmation, and analysis of relevant data. PANTHER WALK NATIONAL ECONOMIC ANALYSIS Page 5 ECONOMIC ANALYSIS NATIONAL ECONOMIC ANALYSIS The Federal Reserve Open Market Committee (FOMC) released the following statement on July 27, 2022. Recent indicators of spending and production have softened. Nonetheless, job gains have been robust in recent months, and the unemployment rate has remained low. Inflation remains elevated, reflecting supply and demand imbalances related to the pandemic, higher food and energy prices, and broader price pressures. Russia's war against Ukraine is causing tremendous human and economic hardship. The war and related events are creating additional upward pressure on inflation and are weighing on global economic activity. The Committee is highly attentive to inflation risks. The Committee seeks to achieve maximum employment and inflation at the rate of 2 percent over the longer run. In support of these goals, the Committee decided to raise the target range for the federal funds rate to 2-1/4 to 2-1/2 percent and anticipates that ongoing increases in the target range will be appropriate. In addition, the Committee will continue reducing its holdings of Treasury securities and agency debt and agency mortgage-backed securities, as described in the Plans for Reducing the Size of the Federal Reserve's Balance Sheet that were issued in May. The Committee is strongly committed to returning inflation to its 2 percent objective. In assessing the appropriate stance of monetary policy, the Committee will continue to monitor the implications of incoming information for the economic outlook. The Committee would be prepared to adjust the stance of monetary policy as appropriate if risks emerge that could impede the attainment of the Committee's goals. The Committee's assessments will take into account a wide range of information, including readings on public health, labor market conditions, inflation pressures and inflation expectations, and financial and international developments. The following table details the economic forecasts of Federal Reserve Board members and Federal Reserve Bank presidents as of June 2022. Real GDP is projected to grow at a rate of 1.7% in 2022, a decline from the previous March projection of 2.8%. The unemployment projection for 2022 increased from 3.5% to 3.7%. The Core PCE inflation projection was increased to 4.3% in 2022. PANTHER WALK NATIONAL ECONOMIC ANALYSIS Page 6 According to Freddie Mac Chief Economist Sam Khater, despite some obvious headwinds, the housing market remains strong as the economy grows. “Even as mortgage rates are expected to increase and home prices continue to rise, homebuyer demand remains steady as inventory issues have slightly improved. According to a January Washington Post article, the story of 2021 was how quickly home prices accelerated. The national median home price hit $362,800 in June, an all-time high, according to the National Association of Realtors. The Case-Shiller home price index peaked in August, when prices rose 19.8 percent year-over-year that month. The housing market was doing well at the turn of the year and may normalize, said Lawrence Yun, chief economist at the National Association of Realtors, a trade association for real estate agents. “All markets are seeing strong conditions, and home sales are the best they have been in 15 years,” Yun said. “The housing sector’s success will continue, but I don’t expect 2022’s performance to exceed 2021’s.” He said sales may decline this year but predicts that they will exceed pre-pandemic levels. His forecast is based on an expectation of more inventory in the coming months. The increased supply will be generated, in part, from new housing construction as well as from the end of forbearance for struggling mortgage payers, a situation that will cause some homeowners to sell. According to the National Association of Real Estate Investment Trusts’ (NAREIT) 2022 Outlook, 2022 is likely to see significant further improvement in overall economic conditions, with rising GDP, job growth, and higher incomes, in a supportive financial market environment where inflation pressures gradually subside and long-term interest rates remain well below their historical norms. The emergence of the new Omicron variant of COVID-19 in late November 2021 serves as a reminder that the threat of new waves of infection looms over all aspects of the global economy. Increasing vaccination rates and natural immunity due to prior infection may help contain these risks. Some sectors remain below pre-pandemic levels, including lodging/resorts, office, diversified, and health care REITs. Other sectors, however, have had double-digit returns. Some sectors have delivered exceptional returns, including industrial REITs, with total returns of 57% through November 2021, and self-storage REITs—which have had a surge of demand due to strong housing markets and home sales, plus additional need for space during the pandemic—with investment returns exceeding 70%. Macroeconomic fundamentals are sound, and except for a few significant obstacles in the near term, PANTHER WALK NATIONAL ECONOMIC ANALYSIS Page 7 growth is likely to continue at above-trend pace in 2022. Job growth has been impressive, averaging 555,000 per month in 2021 through November, reducing the unemployment rate to 4.2%. With total payroll employment still 7 million below the pre-pandemic trend, the job market and the overall economy have considerable running room ahead. The 2022 CBRE U.S. Real Estate Market Outlook projects a positive outlook for the economy and commercial real estate in 2022, despite uncertainty over potential impacts of the COVID omicron variant and other risks. There may be other bumps along the way, notably from the ripple effects of an economic slowdown in China and rising oil prices, but the factors that held back growth in 2021—labor shortages, supply disruptions, inflation and other COVID variants—will ease. Monetary policy will tighten to keep longer-term inflation pressures in check, which may trigger some short-run volatility in the stock market, but it will not be enough to dampen investor demand for real estate. CBRE projects a record year for commercial real estate investment, enabled by high levels of low-cost debt availability and new players drawn to real estate debt’s attractive risk-adjusted returns. Commercial real estate values will rise, particularly for sought-after industrial and multifamily assets. Investors will sharpen their focus on emerging opportunities in the office and retail sectors in search of better returns. According to the Deloitte Center for Financial Services annual Commercial Real Estate Outlook for 2022, Eighty percent of respondents expect their institution’s revenues in 2022 to be slightly or significantly better than 2021 levels. In 2022, many real estate companies are not expected to be out of the woods yet, but the solid fundamentals that buoyed the sector pre-pandemic could help in the short term. The tight labor market is bringing workforce issues to the forefront, such as well-being, ESG, and adopting a more individualized approach to where work gets done (remote/office/hybrid). Our survey indicates CRE employees want their firms to be more purpose-driven. According to the PwC Emerging Trends in Real Estate 2022, confounding initial expectations of a protracted recession and then recovery spanning several years, the economy began to bounce back almost as quickly as it shut down. The recession ended up lasting only two months—the shortest on record—according to the official arbiters of business cycles. Economic output is already back above pre-COVID levels, and jobs may recover to previous levels by early 2022. The economic outlook certainly looked much better in mid-2021 than could reasonably have been hoped for a year earlier. Not only has economic output already recovered to pre-COVID levels, but growth is forecast to be at its highest rate in decades during 2021 and 2022. According to J.P. Morgan Chase 2022 commercial real estate outlook, the commercial real estate industry has a positive outlook heading into 2022. Although there were some surprises and overly negative forecasts surrounding retail and office commercial real estate markets, industrial continues to perform well. Overall, the future of multifamily looks bright, with a couple notable exceptions. The year ahead looks positive, with retail and multifamily asset classes rebounding and industrial continuing to thrive. Commercial real estate has also found innovative ways to increase the affordable and workforce PANTHER WALK FLORIDA ECONOMIC ANALYSIS Page 8 housing supply. The public and private sectors must work together to prioritize infrastructure to help the economy grow. FLORIDA ECONOMIC ANALYSIS According to the U.S. Census Bureau, Florida trailed only Texas in population increases from 2020 to 2021, while the nation had the slowest growth rate in its history. Florida's grew by 211,196 residents from July 1, 2020, to July 1, 2021, to a population of 21,781,128, the census estimates show. Texas grew by an estimated 310,288 residents to a population of 29,527,941. The Bureau of Economic and Business Research at the University of Florida projects the state's population, which surpassed 20 million in mid 2015, to rise to 24.42 million by 2030 and 26.36 million by 2040. According to the Fall 2021 Florida Forecast prepared by the Institute for Economic Competitiveness at the University of Central Florida, Florida’s economy, as measured by real Gross State Product, will expand at an average annual rate of 2.4% from 2021 to 2024. After contracting by 2.8% in 2020, real Gross State Product will rise by 5.1% in 2021. Payroll job growth in Florida will continue to outpace national job growth as the labor market climbs out of a deep hole. Average job growth over the 2021-2024 period will be 0.1 percentage points faster than the national economy. Housing starts will pick up going forward, but not nearly fast enough to offset the large shortage of single-family housing in the short run. House price appreciation will decelerate over this period as supply catches up with strong demand and as affordability gets further out of reach for many. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 9 Labor force growth in Florida is projected to average 2.2% from 2021-2024. After a sharp contraction of 2.1% in 2020, strong payroll job creation will boost Florida’s labor market recovery. The prospects of finding a job and higher wages will bring more Floridians back to the hunt for employment, particularly those who dropped out of the labor market as a result of the lockdowns and recession. COVID-19 Governor Ron DeSantis issued a "safer-at-home" order on April 3, 2020 in an effort to limit the spread of coronavirus. Governor DeSantis announced on April 29, 2020 that he would lift the "safer-at-home" order on May 4, 2020. Retailers and restaurants are allowed to reopen in limited capacities while movie theaters, gyms, bars, and face-to-face personal service providers (such as barbers and nail salons) will remain closed. Phase One of the three-phase “Safe. Smart. Step-by-Step” plan excludes Miami-Dade, Broward, and Palm Beach counties. As of September 25, 2020 Governor DeSantis announced Florida would be entering Phase 3 in reopening the state, meaning restaurants, bars, salons and other businesses will be allowed to reopen under full capacity. On May 3, 2021, Governor DeSantis signed an executive order that immediately suspended the state’s remaining COVID-19 public health restrictions. As of November 29, 2021, Governor DeSantis again announced the state will not be issuing any lockdowns or restrictions. COLLIER COUNTY AREA ANALYSIS Collier County has long been an attractive place to retire and it continues to be an area that experiences a great deal of seasonal population increases. According to the Collier County Comprehensive Planning Department, Collier County’s population increases up to 25% between November and April due to seasonal residents and short-term PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 10 agricultural workers in the Immokalee area. The population increase creates a high degree of seasonality within the retail, service, and hospitality sectors of Collier County’s economy. Collier County is located less than 150 miles from Fort Myers, Fort Lauderdale, Miami, Sarasota, and West Palm Beach as shown in the following table. Metro Area Miles Fort Myers 44 Jacksonville 378 Fort Lauderdale 107 Tallahassee 435 Miami 128 Atlanta 616 Sarasota 120 New York 1,311 West Palm Beach 150 Dallas 1,315 Tampa 169 Chicago 1,335 Orlando 238 Distance to Other Major Markets Population The Bureau of Economic and Business Research, University of Florida released the following population statistics for Southwest Florida. As shown, total population increased in five of the six Southwest Florida counties with the greatest growth (2010- 2020) in Lee County and the second highest in Collier County. Lee County maintained the highest growth rate of the six counties from 2020 to 2021. State and 2020 2010 2000 County 2021 2020 2010 2000 to 2021 to 2020 to 2010 FLORIDA 21,898,945 21,538,187 18,801,332 15,982,824 1.7 14.6 17.6 Charlotte 190,570 186,847 159,978 141,627 2.0 16.8 13.0 Collier 382,680 375,752 321,520 251,377 1.8 16.9 27.9 Glades 12,130 12,126 12,884 10,576 0.0 -5.9 21.8 Hendry 40,540 39,619 39,140 36,210 2.3 1.2 8.1 Lee 782,579 760,822 618,754 440,888 2.9 23.0 40.3 Sarasota 441,508 434,006 379,448 325,961 1.7 14.4 16.4 Sources: US Census Bureau (2020, 2010, and 2000 Census) and University of Florida, Bureau of Economic and Business Research (2021 Estimates). Table 3. Population and Population Change for Counties in Florida, 2000 to 2021 Percent Change Population PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 11 The following table shows the projected population through 2045. As shown, Lee County also has the highest projected growth rates with Collier County as a close second. 2020 2025 2030 2035 2040 2020 2025 2030 2035 2040 2045 to 2025 to 2030 to 2035 to 2040 to 2045 Southwest Florida 1,819,225 1,985,168 2,120,232 2,233,319 2,332,233 2,420,791 9.12%6.80%5.33%4.43%3.80% Charlotte 187,904 203,016 215,478 225,562 234,391 242,460 8.04%6.14%4.68%3.91%3.44% Collier 387,450 423,564 452,806 477,771 499,729 518,956 9.32%6.90%5.51%4.60%3.85% Glades 13,609 14,272 14,811 15,222 15,560 15,851 4.87%3.78%2.77%2.22%1.87% Hendry 40,953 42,898 44,380 45,554 46,570 47,468 4.75%3.45%2.65%2.23%1.93% Lee 750,493 829,303 894,597 948,834 996,086 1,038,511 10.50%7.87%6.06%4.98%4.26% Sarasota 438,816 472,115 498,160 520,376 539,897 557,545 7.59%5.52%4.46%3.75%3.27% Percent Change Projections of Florida Population by County, 2020-2045, with Estimates for 2020 Source: University of Florida, Bureau of Economic and Business Research, Florida Population Studies, Bulletin 190, June 2021 Population U.S. News & World Report, the global authority in rankings and consumer advice evaluated the country’s 150 most populous metropolitan areas based on affordability, job prospects and desirability. The 2020-2021 25 Best Places to Retire is dominated by Florida metro areas, largely due to affordable homes, low taxes and high ratings for happiness and desirability. Increases in Desirability and Job Market scores lifted Sarasota from No. 2 last year to overtake Fort Myers for the No. 1 spot for 2020-2021. Naples was No. 4 on the list behind Port St. Lucie. However, Naples dropped to 12th overall in the 2022-2023 Best Places to Live report released by U.S. News & World Report in May 2022. Cape Coral-Fort Myers fell from No. 43 to No. 100 while Sarasota-Bradenton maintained its No. 9 ranking. Collier County has become the most expensive place to buy a home in the eastern U.S. according to data released by the National Association of Realtors in May 2022. Employment The local economy is largely dependent on the real estate market. Covid-19 negatively impacted overall employment and the service and leisure and hospitality sectors in particular; however, jobs continue to return as the market improves. Tourism drives much of the Collier County area's economy, with leisure and hospitality composing almost 20% of the workforce. When lumped in with retail trade, Collier County has nearly 35% of its entire workforce in these sectors, the third-highest proportion in Florida. Collier County has experienced among the nation's strongest population and job growth rates over the past five years. While the overall rate of jobs added over the year prior to the pandemic had slowed to under 3%, Collier County still posted growth rates of roughly double the national average. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 12 PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 13 The following table shows employment projections through 2029 by the Florida Department of Economic Opportunity. As shown, agricultural employment is projected to decline while the leisure and hospitality industry has the largest projected growth rate of 19.1% followed by Professional and Business Services (16.4%). NAICS Title 2021 2029 Growth Percent Growth Total, All Industries 538,465 611,699 73,234 13.6 Agriculture, Forestry, Fishing & Hunting 8,270 7,193 -1,077 -13.0 Mining 399 434 35 8.8 Construction 56,144 63,917 7,773 13.8 Manufacturing 12,859 13,736 877 6.8 Trade, Transportation and Utilities 95,808 106,868 11,060 11.5 Information 4,357 4,641 284 6.5 Financial Activities 25,107 28,402 3,295 13.1 Professional and Business Services 62,254 72,464 10,210 16.4 Education and Health Services 107,269 123,960 16,691 15.6 Leisure and Hospitality 78,490 93,510 15,020 19.1 Other Services, Ex. Public Admin 20,192 22,669 2,477 12.3 Government 65,398 72,624 7,226 11.0 Self Employed and Unpaid Family Workers, All Jobs 40,799 44,548 3,749 9.2 Florida Department of Economic Opportunity Employment JOBS BY INDUSTRY CHARLOTTE, COLLIER, GLADES, HENDRY, AND LEE COUNTIES Collier County unemployment peaked in August 2010 at 13.0% and had generally been declining until the Covid-19 pandemic with unemployment peaking again at 13.5% in April 2020. The preliminary reported unemployment rate in February 2022 was only 2.6%. The annual Collier County rate peaked in 2010 at 11.6% and had declined steadily since until the spike from the Covid-19 pandemic in April 2020. However, unemployment numbers have steadily decreased as the economy continues to improve. The 2020 annual rate was 7.5% and the 2021 annual rate declined to 3.7%. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 14 As of February 2022, the unemployment rate for the State of Florida was 3.1%, down from the peak in May 2020 of 13.9%. On a national level, the unemployment rate in February 2022 was 3.8%, a decrease from the peak in April 2020 of 14.7%. Collier County currently has a lower February rate, at 2.6%, than state and national levels. The local economy is largely dependent on the real estate market. The following table from the U.S. Department of Labor shows Naples/Immokalee/Marco Island employment from 2012 through March 2022. As shown, unemployment from the Covid-19 pandemic affected the service and leisure and hospitality sectors the most. Both the leisure and hospitality and service sectors have regained all lost jobs and have exceeded 2019 levels. Year Service- Providing % Change Goods Producing % Change Mining, Logging, & Const. % Change Leisure and Hospitality % Change All Employees, Total Nonfarm % Change 2012 106,600 3.1%12,100 5.2%9,400 4.4%23,600 4.4%118,700 3.3% 2013 109,700 2.9%13,500 11.6%10,500 11.7%24,400 3.4%123,300 3.9% 2014 114,500 4.4%15,400 14.1%12,100 15.2%25,500 4.5%129,900 5.4% 2015 119,100 4.0%17,000 10.4%13,600 12.4%26,500 3.9%136,100 4.8% 2016 124,000 4.1%18,700 10.0%14,900 9.6%27,500 3.8%142,600 4.8% 2017 126,300 1.9%19,400 3.7%15,400 3.4%28,300 2.9%145,600 2.1% 2018 129,600 2.6%21,500 10.8%17,200 11.7%29,100 2.8%151,000 3.7% 2019 133,200 2.8%22,400 4.2%17,700 2.9%30,000 3.1%155,600 3.0% 2020 126,300 -5.2%22,100 -1.3%17,200 -2.8%25,600 -14.7%148,400 -4.6% 2021 132,400 4.8%23,100 4.5%18,000 4.7%28,000 9.4%155,500 4.8% 2022*138,200 4.5%24,000 6.4%18,700 6.9%31,300 11.0%162,200 4.8% *Through March 2022; percentage increase in comparison to March 2021 YTD Source: U.S. Department of Labor Naples - Immokalee - Marco Island PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 15 Collier County and the entire Southwest Florida Region is substantially dependent on the real estate and construction sectors. Therefore, the area has been and should be more susceptible to cyclical fluctuations that have occurred in other areas dominated by a single industry. The Southwest Florida Economic Development Alliance reports key employers in Southwest Florida (Collier, Lee and Charlotte County) from Biofuels, healthcare, technology, apparel design, to sugar production are a driving force behind the region’s success. The table below provides a few examples of some key employers in Southwest Florida. The following table shows the Top 25 Employers as reported by the Florida Gulf Coast University Regional Economic Research Institute on July 27, 2021. Rank Company SWFL Employees Industry County 1 Lee Health 14,028 Healthcare and Social Assistance Lee 2 Lee County School District 11,003 Educational Services Lee 3 Publix Super Market 9,768 Retail Trade Charlotte, Collier, Lee 4 Lee County Local Government 9,142 Public Administration Lee 5 NCH Healthcare System 8,159 Healthcare and Social Assistance Collier 6 Walmart 7,286 Retail Trade Charlotte, Collier, Hendry, Lee 7 Collier County School District 5,756 Educational Services Collier 8 Collier County Local Government 5,173 Public Administration Collier 9 Arthrex 4,087 Manufacturing Collier 10 Marriott International, Inc.3,620 Accommodation and Food Services Collier, Lee 11 Bayfront Health 2,801 Healthcare and Social Assistance Charlotte 12 Charlotte County Local Government 2,614 Public Administration Charlotte 13 McDonald's 2,613 Accommodation and Food Services Charlotte, Collier, Hendry, Lee 14 Home Depot 2,497 Retail Trade Charlotte, Collier, Lee 15 Charlotte County School District 2,152 Educational Services Charlotte 16 Winn-Dixie 1,899 Retail Trade Charlotte, Collier, Hendry, Lee 17 Hope Hospice 1,838 Healthcare and Social Assistance Collier, Lee 18 Chico's Fas Inc.1,552 Retail Trade Collier, Lee 19 Florida Gulf Coast University 1,519 Educational Services Lee 20 Bloomin' Brands, Inc.1,395 Accommodation and Food Services Charlotte, Collier, Lee 21 Realogy Holdings Corp.1,381 Real Estate and Rental and Leasing Charlotte, Collier, Lee 22 Darden Restaurants 1,380 Accommodation and Food Services Charlotte, Collier, Lee 23 Target 1,300 Retail Trade Charlotte, Collier, Lee 24 Walgreens 1,170 Retail Trade Charlotte, Collier, Hendry, Lee 25 Yum! Brands, Inc.1,141 Accommodation and Food Services Charlotte, Collier, Hendry, Lee Source: Florida Gulf Coast University Regional Economic Research Institute; July 27, 2021 PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 16 Tourist Tax Revenues The following graph from the Southwest Florida Regional Economic Indicators March 2022 report prepared by Florida Gulf Coast University shows Collier County’s tourist tax revenues. As shown, after an 123% increase in July 2021 compared to July 2020, seasonally adjusted tourist tax revenues continued to drop for the fourth consecutive month. Despite the month-to-month decline, revenues remained 75% above November 2020. Development Growth continues to shift east with Ave Maria becoming the top-selling single-family residential community in Collier County and was recently ranked as one of the Top 25 Selling Master-Planned Communities in the United States. It has maintained the top ranking in the Naples-Fort Myers market for the past seven years and reported a record breaking 646 new home sales in 2021, a 28% increase from 2020. There are currently four residential builders in Ave Maria, CC Homes, Del Webb Naples, Lennar and Pulte Homes. The grand opening of The National Golf and Country Club at Ave Maria, a bundled golf community by Lennar, was held on January 7, 2021. The Immokalee Road corridor between Naples and Ave Maria is projected to see thousands of new homes developed in the next few years. In January 2020, in what has been described as one of the most important votes for the future of growth in Collier County, commissioners approved Rivergrass Village. The PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 17 village is the first of three planned 1,000-acre villages stretching from just north of Oil Well Road to east of Golden Gate Boulevard East. Rivergrass Village will allow for up to 2,500 homes; 100,000 square feet of retail and office uses and a minium of 25,000 square feet for civic government, and institutional buildings. Longwater Village will allow for up to 2,600 homes; 65,000 square feet of retail and office space and 25,000 square feet for civic government, and institutional buildings and Bellmar Village will allow for up to 2,750 homes; 85,000 square feet of retail and office space and 27,500 square feet for civic government, and institutional buildings. In a near unanimous decision, the Collier County Planning Commission agreed to recommend approval of Longwater in March 2021. The project has sparked controversy because the property sits in the environmentally sensitive Rural Lands Stewardship Area, or RLSA. Commissioners voted to approve the Longwater and Bellmar Villages on June 8, 2021. There are more than $1 billion in new luxury high-rise developments near the coast including One Naples at the northeast corner of Vanderbilt Beach Road and Gulf Shore Drive as well as Pelican Bay (Mystique completed in 2019) and Kalea Bay (Towers 100 and 200 are complete, Tower 300 is expected to be open in October 2022) in North Naples. New commercial development is very active at the intersections of Collier Boulevard and US 41 East as well as Collier Boulevard and Immokalee Road. In its 1st Quarter 2022 report, the Office of Federal Housing Enterprise Oversight (OFHEO) found that the Naples- Marco Island MSA had a 34.19% increase in home prices (all-transactions including purchase and refinance mortgage) over the trailing 12 months. Homes prices in the state of Florida increased 29.78% over the past year (1Q 2021 - 1Q 2022) which was 1st in the nation. The continuing care retirement community, Moorings Park, teamed with London Bay Homes to develop an independent living development with 275 residences in 17 buildings. All of the buildings are six stories over parking. Grande Lake, will be built on 55 acres off Golden Gate Parkway, between Airport-Pulling and Livingston Roads. Entrance fees start at $1.5 million and are 70% refundable. Construction on the first 47 units in three buildings commenced in December 2018 with completion in May 2020. Arthrex, a medical device manufacturer and one of the county's largest employers, completed construction of its latest expansion plan at its headquarters along Goodlette- Frank Road in early 2020. The development includes a 300,000 square-foot, six-story office complex with an auditorium, a four-story Innovation Hotel with approximately 160 rooms, a two-story wellness center, and a 3-acre park. The hotel hosts orthopedic surgeons from the U.S. and around the world for medical education on the company's devices and instruments. Arthrex has contracted with a Tampa-based company, Mainsail, to manage all elements of the hotel operation, including employees. The first regional store for Phoenix-based Sprouts Farmers Market anchors The Landings at Logan, a new 18-acre retail center at the southeast corner of Immokalee Road and Logan Boulevard in North Naples. NCH Healthcare Northeast located at the northeast quadrant of Immokalee Road and Collier Blvd (CR 951) opened in late 2015 and is the first free standing ER facility in Collier County. The two-story building consists of approximately 41,500± square feet. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 18 Barron Collier Companies and Metro Development Group broke ground on Founders Square, a 55-acre mixed-use development located on the southeast corner of Immokalee Road and Collier Boulevard in January 2020. The development is anchored by The Pointe, a collection of 10 separate restaurants and other retail tenants. It also includes a 400-unit Class A apartment community, known as The Haldeman; a 35,000 square foot medical office building leased by Physicians Regional Medical Healthcare; and StorQuest a 110,000 square foot self-storage facility. Seed to Table, a new Oakes Farm grocery store at the northeast corner of Livingston and Immokalee Roads in North Naples opened in December 2019. The former Albertson's was completely gutted and consists of 77,000+ square foot store with sit-down dining, a full-service bar, three bars for beer and wine, wine room with samples on tap, a wood- fired brick oven for pizza, a raw bar, sushi bar, grilling area, coffee bar and stations preparing fresh pasta, guacamole, cheese, cut vegetables, sandwiches, smoothies and even homemade ice cream with indoor-outdoor seating. Paradise Coast Sports Complex, is Collier County’s partially completed $100 million Amateur Sports Complex. The county hopes to become a destination for traveling youth sports teams and amateur athletes. While the focus of the complex is athletics, there will be 20 fields between soccer, baseball and softball, plus a 10,000-person championship stadium, the goal is to get people to stay after the game is over with The Cove and The Factory. The Cove is a bar and food truck area for patrons to relax, listed to live music and play a variety of yard games (bag toss, oversized Connect Four and Jenga, plus ping pong). The Factory is an outdoor workout facility focusing on functional fitness (similar to CrossFit) which is available on a monthly membership basis. Additionally, the man- made lake next to The Cove includes a 2/3 mile jogging loop with three workout stations. There is a climbing wall for public use and a beach volleyball court. Collier County Commissioners approved a $15 million economic development agreement on June 22, 2021 for The Great Wolf Lodge. The land was purchased for $9,100,000 in July 2021 and construction commenced in July 2022. The Lodge will be built on 20 acres of land along City Gate Boulevard North and will feature a 100,000 square foot indoor water park, 500-room hotel, and 62,000 square feet of amenities and attractions. The resort is expected to open in the summer of 2024. It will bring in more than 200 construction jobs, plus an additional 600 full-time and part-time jobs once open. Investment Trends The following CoStar data shows Collier County trends in the Multi-Family, Retail, Office, and Industrial sectors as of second quarter 2022. Collier County may not see many trades, but investor sentiment remains evident in price appreciation that continues well into 2022. Confirmed cap rates average 4.5% over the past 12 months. The market cap rate has fallen over the past year, and the rate in the metro is structurally lower than those across the country. Annual sales volume has averaged $198 million over the past five years, and the 12-month high in investment PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 19 volume hit $359 million over that stretch. In the past 12 months specifically, $356 million worth of multifamily assets sold. Multi-Family $0 $50,000 $100,000 $150,000 $200,000 $250,000 $300,000 $350,000 2221201918171615141312 Market Sale Price/Unit 0.0% 1.0% 2.0% 3.0% 4.0% 5.0% 6.0% 7.0% 8.0% 2221201918171615141312 Market Cap Rate $0M $50M $100M $150M $200M $250M $300M $350M $400M 2221201918171615141312 Sales Volume -200% -100% 0% 100% 200% 300% 400% 500% 600% 2221201918171615141312 12 Mo Sales Vol Growth Retail demand surged in Collier County over the past 12 months. Annual sales volume has averaged $254 million over the past five years, and the 12-month high in investment volume hit $532 million over that stretch. In the past 12 months specifically, $514 million worth of retail assets sold. The market cap rate has fallen over the past year to 5.7%, and the rate in the metro is structurally lower than those across the country. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 20 Retail $0 $50 $100 $150 $200 $250 $300 $350 2221201918171615141312 Market Sale Price/SF 5.0% 5.2% 5.4% 5.6% 5.8% 6.0% 6.2% 6.4% 6.6% 6.8% 7.0% 2221201918171615141312 Market Cap Rate $0M $100M $200M $300M $400M $500M $600M 2221201918171615141312 Sales Volume -50% 0% 50% 100% 150% 200% 2221201918171615141312 12 Mo Sales Vol Growth Annual office sales volume averaged $116 million over the past five years in Collier County, and the 12-month high in investment volume hit $237 million over that stretch. In the past 12 months specifically, $203 million worth of office assets sold. The market cap rate has fallen over the past year to 6.9% and is close to the country's average. The current rate is the lowest cap rate seen in Collier County during the past five years. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 21 Office $0 $50 $100 $150 $200 $250 $300 2221201918171615141312 Market Sale Price/SF 6.2% 6.4% 6.6% 6.8% 7.0% 7.2% 7.4% 7.6% 7.8% 8.0% 2221201918171615141312 Market Cap Rate $0M $50M $100M $150M $200M $250M 2221201918171615141312 Sales Volume -100% 0% 100% 200% 300% 400% 500% 600% 2221201918171615141312 12 Mo Sales Vol Growth Collier County had an unusually large number of deals close over the past 12 months, which was among the best of its peers, with 110 transactions. That was comfortably above average transaction volume here over the past five years. Annual sales volume has averaged $80.2 million over the past five years, and the 12 -month high in investment volume hit $164 million over that stretch. In the past 12 months specifically, $115 million worth of industrial assets sold. Logistics facilities drove recent sales volume, accounting for $68.7 million in confirmed transactions Market prices rose by more than 10% and is above the country's average. The market cap rate has dropped since last year. It is the lowest cap rate, at 6.5%, that has been seen in Naples during the past five years, but it's still higher than the country's average yield. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 22 Income Personal income is a significant factor in determining the real estate demand in a given market. The following table shows Collier County households by income from the CCIM Site to do Business. Overall, Collier County has an average household income of $127,724 and a per capita income of $53,839. PANTHER WALK COLLIER COUNTY AREA ANALYSIS Page 23 Conclusion The long term economic outlook for Collier County is positive. The area lures people from all over the country for tourism as well as retirement, with the beaches and weather considered major demand drivers. The projected growth in population and employment provide an economic base that supports demand for real estate in the subject neighborhood and for the subject property. These conditions have resulted in increasing property values and should stimulate continued increases within the foreseeable future. Prior to the coronavirus pandemic, the residential market had stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. Since the coronavirus pandemic, residential demand increased significantly with record sales in 2020 and continued high demand but limited inventory in 2021. Inventory shortages are expected to continue in 2022 with no surplus expected. New home builders are facing similar obstacles with a lack of building supplies creating a backlog of newly constructed homes. Prices continue to increase; however, the extended shortages and surging construction prices may begin to temper demand. According to Porch.com, a home services platform, Naples-Marco Island had the most home sales per 10,000 residents in the nation in 2021. According to the Naples Area Board of Realtors (NABOR), there was a record $18.2 billion in sales in Collier County during 2020. Demand eclipsed all expectations in 2021 with a 25.8% increase in overall sales in 2021 and a 20.3% increase in median closed price (year over year). The February 2022 Market Report released by NABOR shows overall closed sales have declined by 33.8% in February 2022 YTD. Overall median closed price for single family and condominium units increased 37.6% in 2022 Year-to-date as compared to 2021 Year-to- date. According to Inspection Support Network, an organization that provides industry software and other resources, Collier County was fourth in the nation in rising home prices for midsized counties (population of 350,000-749,999) with a 31% increase in median prices. Lee County was third in the nation for large counties (750,000+) with an increase of 32%. Generally, the commercial market lags the residential market. Aside from some signs of an upcoming decline, characterized by positive but falling demand with increasing vacancy, the overall commercial market was projected to continue to increase at a stabilized rate prior to the coronavirus outbreak. The significant residential demand since the pandemic has generally stabilized the commercial market overall with an increased demand for the industrial sector and select retail and office properties. PANTHER WALK Page 24 Collier County Area Map Panther Walk PANTHER WALK SITE ANALYSIS Page 25 PROPERTY DESCRIPTION AND ANALYSIS SITE ANALYSIS The following description is based on our property inspection and public records. Parcel ID Gross Land Area (Acres) Typical Parcel Size (Acres)Zoning FDEP Informal Wetland Determination Panther Walk 29.77 1.14 - 5.0 E - Estates 100% Wetlands Market Areas The Panther Walk targeted area contains 12 parcels totaling 29.77 acres within Golden Gate Estates Unit 42. According to Collier County, the typical parcel sizes to be acquired range from 1.14 to 5.00 acres in size. MARKET AREA Location: Panther Walk is located west of Everglades Boulevard North between 58th Avenue NE and 68th Avenue NE. It is surrounded by single-family residential sites and homes. Current Use of the Property: Vacant wetlands with some single-family development. Road Frontage/Access: Access to targeted parcels within the Panther Walk is provided by: • 60th Avenue NE (paved road): runs east/west through market area • 62nd Avenue NE (paved road): runs east/west through market area Topography: The Panther Walk Preserve area contains high quality cypress wetlands and is part of the Horsepen Slough. Soil Conditions: We were not provided with a soils report for the purpose of this appraisal. We are not experts in soils analysis; however, the soil conditions observed at the subject appear to be typical of the region and adequate to support development. Utilities: Electricity: FP&L Sewer: None; Private septic systems service surrounding homes Water: None; Private wells service surrounding homes Environmental Issues: The site was determined to be wetlands according to a March 2016 FDEP Informal Wetland Determination. According to the FDEP Geographic Information Systems (GIS), the entire parcel consists of Freshwater Forested/Shrub Wetland. Encumbrance / Easements: There are sixty-foot (60’) platted right-of-way and utility easements along 60th Ave NE and 62nd Ave NE. A current title report was not provided for the purpose of this appraisal. We are not aware of any easement, restrictions, or encumbrances that would adversely affect value. Therefore, our valuation assumes the subject has a clear and marketable title with no adverse easement, restrictions, or encumbrances. PANTHER WALK SITE ANALYSIS Page 26 ZONING Zoning Code E Zoning Authority Collier County Zoning Description Estates Permitted Uses Includes single-family dwellings, family care facilities (subject to section 5.05.04), essential services (as set forth in section 2.01.03), and schools, public, including educational plants. Minimum Lot Area (SF) 2.25 acres Minimum Floor Area (SF) 1,000 Minimum Street Frontage (Feet) 150 Front Set Back Distance (Feet) 75 Rear Set Back Distance (Feet) 75 Side Yard Distance (Feet) 30 feet; 37.5 feet for corner lots along longest side Maximum Density/FAR One dwelling units per 2.25 acres Maximum Building Height (Feet) 30 PANTHER WALK SITE ANALYSIS Page 27 Panther Walk Market Study Parcels Aerial PANTHER WALK SITE ANALYSIS Page 28 Panther Walk Aerial Approximate boundary shown in blue. PANTHER WALK SITE ANALYSIS Page 29 Flood Map PANTHER WALK SITE ANALYSIS Page 30 Site Photographs 60th Avenue NE (paved road) - Easterly (Photo Taken on August 21, 2022) 60th Avenue NE (paved road) – Westerly (Photo Taken on August 21, 2022) PANTHER WALK SITE ANALYSIS Page 31 Site Photographs 62nd Avenue NE (paved road) – Easterly (Photo Taken on August 21, 2022) 62nd Avenue NE (paved road) – Westerly (Photo Taken on August 21, 2022) PANTHER WALK SITE ANALYSIS Page 32 Site Photographs Typical Parcel view from 60th Avenue NE (paved road) – Northerly (Photo Taken on August 21, 2022) Typical Parcel view from 60th Avenue NE (paved road) – Northeasterly (Photo Taken on August 21, 2022) PANTHER WALK SITE ANALYSIS Page 33 Site Photographs Typical Parcel view from 62nd Avenue NE (paved road) – Northerly (Photo Taken on August 21, 2022) Typical Parcel view from 62nd Avenue NE (paved road) – Southerly (Photo Taken on August 21, 2022) PANTHER WALK HIGHEST AND BEST USE Page 34 HIGHEST AND BEST USE Highest and best use may be defined as: The reasonably probable use of property that results in the highest value. The four criteria the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. 1 ▪ Physically possible for the land to accommodate the size and shape of the ideal improvement. ▪ Legally permissible under the zoning regulations, building codes, environmental regulations, and other restrictions that apply to the site. A property use that is either currently allowed or most probably allowable. ▪ Financially feasible to generate sufficient income to support the use. ▪ Maximally productive, or capable of producing the highest value from among the permissible, possible, and financially feasible uses. Highest and Best Use As Vacant Physically Possible The subject consists of parcels ranging in size from 1.14 to 5.00 acres located within the previously defined Panther Walk areas. Access through Panther Walk is provided by paved roads. The physical characteristics of the parcels should reasonably accommodate any use that is not restricted by its size. However, development on the parcels may be limited due to wetland coverage. Legally Permissible The subject sites are zoned Estates (E), which permits uses including low density residential with limited agricultural uses. The FDEP Informal Wetland Determinations March 2016 map designates the parcels as Wetlands. Permits from FDEP are required prior to development. Financially Feasible Financial feasibility is an analysis of the ability of a property to generate sufficient income to support the use, or a reasonable probability of producing a positive income stream net of operating expenses, financial costs, and capital amortization. Prior to the coronavirus pandemic, the residential market had stabilized after several years of an expansion period, with sustained growth in demand and increasing construction. Since the coronavirus pandemic, residential demand increased significantly with record sales in 2020 and continued high demand but limited inventory in 2021. Inventory shortages are expected to continue in 2022 with no surplus expected. New home builders are facing similar obstacles with a lack of building supplies creating a 1 The Dictionary of Real Estate Appraisal 7th ed. (Chicago: Appraisal Institute, 2022) PANTHER WALK HIGHEST AND BEST USE Page 35 backlog of newly constructed homes. Prices continue to increase; however, the extended shortages and surging construction prices may begin to temper demand. A well-designed single-family home that is appropriately marketed and priced, should be received favorably by the market. The substantial costs associated with permitting and fill typically results in a lower price per acre than upland parcels in order to make development financially feasible. If the costs make development financially unfeasible or permitting is not achievable; conservation use becomes the only financially feasible use. Maximally Productive The maximally productive land use yields the highest value of the possible uses. Conservation and/or single-family development is the only use that meets the tests of physically possible, legally permissible, and financially feasible. The permitting process for parcels with significant coverage of active wetlands will likely be very difficult, if not impossible. Therefore, conservation and/or single-family development is concluded to be the maximally productive and highest and best use of the site. Highest and Best Use as Improved No improvements are situated on the site. Therefore, a highest and best analysis as improved is not applicable. Most Probable Buyer Considering the size and location of the property, the most probable buyer of an individual parcel is an owner-user or builder for single-family development or wetland mitigation. Conservation Collier is also a probable buyer as a multi -parcel conservation project. PANTHER WALK VALUATION METHODOLOGY Page 36 VALUATION METHODOLOGY Three basic approaches may be used to arrive at an estimate of market value. They are: 1. The Cost Approach 2. The Sales Comparison Approach 3. The Income Approach Cost Approach The Cost Approach estimates the current cost to construct the existing structure including an entrepreneurial incentive, depreciation, and the estimated land value. This approach is particularly applicable when the improvements represent the highest and best use of the land and are relatively new. It is also applicable when the property has unique or specialized improvements for which there is little or no sales data from comparable properties. Sales Comparison Approach The Sales Comparison Approach compares sales of similar properties with the subject property. Each comparable sale is adjusted for its inferior or superior characteristics. The values derived from the adjusted comparable sales form a range of value for the subject. By process of correlation and analysis, a final indicated value is derived. This approach is most reliable in an active market, and is least reliable when valuing a property for which no direct comparable sales data is available. Income Approach The Income Approach converts the anticipated flow of future benefits (cash flows and reversion) to a present value estimate through a capitalization and or a discounting process. This approach generally reflects a typical investor’s perception of the relationship between the potential income of a property and its market value. Final Reconciliation The appraisal process concludes with the Final Reconciliation of the values derived from the approaches applied for a single estimate of market value. The reconciliation of the approaches is based on an evaluation of the quant ity and quality of the available data in each approach. Furthermore, different properties require different means of analysis and lend themselves to one approach over the others. PANTHER WALK VALUATION METHODOLOGY Page 37 ANALYSES APPLIED A cost analysis was considered and was not developed because there are no improvements that contribute value to the property. A sales comparison analysis was considered and was developed because typically this is the most appropriate approach for the valuation of vacant land. This approach is applicable to the subject because there is an active market for similar properties and sufficient sales data is available for analysis. An income analysis was considered and was not developed because the subject is not likely to generate rental income as vacant land. PANTHER WALK SALES COMPARISON APPROACH – PANTHER WALK WETLANDS Page 38 SALES COMPARISON APPROACH – PANTHER WALK WETLANDS The Sales Comparison Approach is based on the premise that a buyer would pay no more for a specific property than the cost of obtaining a property with the same quality, utility, and perceived benefits of ownership. It is based on the principles of supply and demand, balance, substitution and externalities. The following steps describe the applied process of the Sales Comparison Approach. • The market in which the subject property competes is investigated; comparable sales, contracts for sale and current offerings are reviewed. • The most pertinent data is further analyzed and the quality of the transaction is determined. • The most meaningful unit of value for the subject property is determined. • Each comparable sale is analyzed and where appropriate, adjusted to equate with the subject property. • The value indication of each comparable sale is analyzed and the data reconciled for a final indication of value via the Sales Comparison Approach. Land Comparables I have researched five comparables for this analysis; these are documented on the following pages followed by a location map and analysis grid. All sales have been researched through numerous sources, inspected and verified by a party to the transaction. For this analysis, we use the price per acre as the appropriate unit of comparison because market participants typically compare sale prices and property values on this basis. Comp Address Date Price Comp City Acres Price Per Acre Subject Generally within Golden Gate Estates Unit 42 8/21/2022 Subject Naples 1.0 - 5.0 acres 1 37th Ave NE 7/14/2022 $35,000 1 Naples 1.14 $30,702 2 58th Ave NE 3/18/2022 $45,000 2 Naples 1.14 $39,474 3 52nd Ave NE 3/3/2022 $60,000 3 Naples 1.59 $37,736 4 7241 Everglades Blvd N 6/9/2022 $47,500 4 Naples 2.34 $20,299 5 70th Ave NE 6/28/2022 $147,900 5 Naples 5.00 $29,580 Comments Panther Walk Wetlands 75' x 660' heavily treed lot located along north side of 37th Avenue NE. Informal wetland determination dated November 2021 shows 1.12 acres of wetlands with a small portion of uplands along 37th Ave NE. Listed in May 2022 for $35,000. 75' x 660' heavily treed lot located along north side of 58th Avenue NE. Informal wetland determination dated March 2021 shows approximately 30% wetlands in the southern (front) portion of the site. Listed in Feb 2021 for $49,000. 105' x 660' heavily treed lot located along south side of 52nd Avenue NE. Informal wetland determination dated Jan 2022 shows 0.55 acres of wetlands located in the central portion of the site approximately 150' south of 52nd Ave NE. Listed in Jan 2022 for $75,000. 150' x 680' treed lot located along west side of Everglades Blvd N south of Immokalee Rd. No DEP available. The FDEP GIS map shows parcel is 100% Freshwater Forested/Shrub and Freshwater Emergent Wetlands. Site was listed in 11/21 for $90,000 and decreased to $70,000 on April 3, 2022. 330' x 660' heavily treed lot located along south side of 70th Avenue NE. Informal wetland determination dated 11/2021 shows 2.95 acres of wetlands with uplands located in the rear southwest portion of the site. Listed 6/7/2022 for $149,900. PANTHER WALK SALES COMPARISON APPROACH – PANTHER WALK WETLANDS Page 39 Comparables Map PANTHER WALK SALES COMPARISON APPROACH – PANTHER WALK WETLANDS Page 40 Analysis Grid The above sales have been analyzed and compared with the subject property. I have considered adjustments in the areas of: Effective Sale Price This takes into consideration unusual conditions involved in the sale that could affect the sales price, such as excess land, non- realty components, commissions, or other similar factors. Usually the sale price is adjusted for this prior to comparison to the subject. Real Property Rights Property rights dissimilar to the subject which affect value. Financing Terms Favorable or unfavorable seller financing, or assumption of existing financing. Conditions of Sale Circumstances that atypically motivate the buyer or seller, such as 1031 exchange transaction, assemblage, or forced sale. Market Conditions Inflation or deflation since sale date due to economic influences Location Market or submarket area influences on sale price; surrounding land use influences. Physical Characteristics Attributes such as size, shape, utilities, frontage, zoning, etc. On the following page is a sales comparison grid displaying the subject property, the comparables and the adjustments applied. PANTHER WALK SALES COMPARISON APPROACH – PANTHER WALK WETLANDS Page 41 Name Address City Date Price Acres Acre Unit Price Property Rights Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0% Financing Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0%Cash to seller 0.0% Conditions of Sale Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0%Arm's Length 0.0% Market Trends Through 8/21/2022 20.0% Location % Adjustment $ Adjustment Acres % Adjustment $ Adjustment Environmental Issues % Adjustment $ Adjustment Shape % Adjustment $ Adjustment Zoning % Adjustment $ Adjustment Net Adjustments Gross Adjustments Panther Walk Wetlands NS 37th Ave NE 58th Ave NE 52nd Ave NE 7241 Everglades Blvd N SS 70th Ave NE Comp 5Land Analysis Grid Comp 1 Comp 2 Comp 3 Comp 4 8/21/2022 7/14/2022 3/18/2022 3/3/2022 6/9/2022 6/28/2022 Naples Naples Naples Naples Naples Naples Generally within Golden Gate Estates Unit 42 37th Ave NE 58th Ave NE 52nd Ave NE 7241 Everglades Blvd N 70th Ave NE $35,000 $45,000 $60,000 $47,500 $147,900 1.0 - 5.0 acres 1.14 1.14 1.59 2.34 5.00 Transaction Adjustments $30,702 $39,474 $37,736 $20,299 $29,580 Fee Simple Adjusted Acre Unit Price $30,702 $39,474 $37,736 $20,299 $29,580 1.9%8.1%8.9%3.7%2.7% Average Similar Similar Similar Inferior Adjusted Acre Unit Price $31,290 $42,673 $41,101 $21,053 $30,389 Similar 0% $0 $0 $0 $1,053 $0 0%0%0%5% 0%0%0%0% 1.0 - 5.0 acres 1.14 1.14 1.59 2.34 0% 5.00 $0 $0 $0 $0 $0 100% Wetlands 98% wetlands Approx 30% wetlands (Front) 35% wetlands (Middle)Mostly wetlands 59% wetlands (Front) $0 -$10,668 -$10,275 $0 0%-25%-25%0% -$3,039 -10% 0%0%0%0% Rectangular Rectangular Rectangular Rectangular Rectangular Rectangular 0% $0 Residential Residential Residential Residential Residential Residential $0 $0 $0 $0 0%0%0%0%0% $0 $0 $0 $0 $0 Adjusted Acre Unit Price $31,290 $32,004 $30,826 $22,106 $27,350 0.0%25.0%25.0%5.0%10.0% 0.0%-25.0%-25.0%5.0%-10.0% PANTHER WALK SALES COMPARISON APPROACH – PANTHER WALK WETLANDS Page 42 Comparable Land Sale Adjustments Property Rights All of the comparables transferred in fee simple interest; therefore, no adjustments for property rights are required. Financing All of the comparable sales had market orientated financing or were cash transactions; therefore, no adjustments for financing are required. Conditions of Sale All the comparable sales were arm’s length transactions; therefore, no adjustment for conditions of sale is required. Economic Trends The following graph shows comparable residential land sales within the surrounding market area over the past year. The graph indicates an upward trend in sales prices from mid 2021 through the current date. However, it is noted this is unadjusted raw data and does not relate directly to the subject. PANTHER WALK SALES COMPARISON APPROACH – PANTHER WALK WETLANDS Page 43 The analyses and value opinion in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value. Based on the previous analysis and considering the increased demand for residential property in Southwest Florida, as well as the recent interest rate increases by the federal reserve, we have applied a 20.0% annual adjustment. Location The comparable sales are located within the immediate vicinity of Panther Walk and Winchester Head. Comparable 4 has frontage along Everglades Boulevard, the main, more heavily traveled arterial through Golden Gate Estates. Additionally, it is located furthest north. It is considered inferior in location and adjusted upward accordingly. No adjustments for location could be supported for Comparables 1, 2, 3, and 5; therefore, none are applied. Size For this analysis, Comparables 1, 2, 3, and 4 less than 3.0 acres while Comparable 5 is 5.0 acres. Typically size and price per acre are inversely related. No adjustments are made in the grid; however, the differing sizes are considered in the final reconciliation. Environmental Issues The subject parcels are located within Panther Walk which is comprised entirely of depressional cypress and marsh wetlands and therefore, provides habitat for wetland dependent species. They are designated on the FDEP Informal Wetland Determinations March 2016 as Wetlands. Permits from FDEP are required prior to development. The comparable properties are all impacted by wetlands. Comparables 1 and 4 are effectively 100% wetlands with the only upland areas located near the road right of way. Therefore, no adjustments are required for Comparables 1 and 4. An Informal Wetland Determination of Comparable 2 indicates 30% wetlands located in the front of the site. An Informal Wetland Determination of Comparable 3 indicates 35% wetlands generally located in the middle of the site. An Informal Wetland Determination of Comparable 5 indicates 59% wetlands generally located in the front of the site. All three comparables are adjusted downward accordingly. Configuration All of the comparables are relatively similar in terms of configuration; therefore, no adjustments are required. Zoning All of the comparables are similar in terms of zoning; therefore, no adjustments are required. PANTHER WALK SALES COMPARISON APPROACH – PANTHER WALK WETLANDS Page 44 Sales Comparison Approach Conclusion All of the value indications have been considered. Based on the preceding analysis, and considering the significant wetland coverage in Panther Walk, I conclude toward the low end of the range and arrive at my final reconciled per acre values as follows. Area Panther Walk Panther Walk Typical Parcel Size 1.0 - 3.0 acres 3.0 - 5.0 acres Indicated Value per Acre 100% Wetlands $27,000 $26,000 PANTHER WALK RECONCILIATION Page 45 RECONCILIATION The process of reconciliation involves the analysis of each approach to value. The quantity and quality of data applied the significance of each approach as it relates to market behavior and defensibility of each approach are considered and weighed. Finally, each is considered separately and comparatively with each other. As discussed previously, we use only the sales comparison approach in developing an opinion of value for the subject. The cost and income approaches are not applicable, and are not used. FINAL VALUE CONCLUSION Based on the data and analyses developed in this appraisal, I have reconciled to the following value conclusion(s), as of August 21, 2022, subject to the Limiting Conditions and Assumptions of this appraisal. VALUE CONCLUSIONS Appraisal Premise Interest Appraised Date of Value Market Value, As Is Fee Simple August 21, 2022 Area Panther Walk Panther Walk Typical Parcel Size 1.0 - 3.0 acres 3.0 - 5.0 acres Indicated Value per Acre 100% Wetlands $27,000 $26,000 The value conclusion(s) are subject to the following hypothetical conditions and extraordinary conditions. These conditions may affect the assignment results. Hypothetical Conditions: None. Extraordinary Assumptions: None. Exposure and Marketing Times Exposure time is always presumed to precede the effective date of the appraisal and is the length of time the subject property would have been exposed for sale in the market had it sold on the effective valuation date at the concluded market value. Marketing time is an estimate of the amount of time it might take to sell a property at the estimated market value immediately following the effective date of value. Based on our review of recent sales transactions for similar properties and our analysis of supply and demand in the local market it is our opinion that the probable marketing and exposure time for the property is 12 months. PANTHER WALK CERTIFICATION Page 46 CERTIFICATION I certify that, to the best of my knowledge and belief: 1. The statements of fact contained in this report are true and correct. 2. The reported analyses, opinions and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, unbiased professional analyses, opinions and conclusions. 3. I have no present or prospective interest in the property that is the subject of this report, and have no personal interest with respect to the parties involved. 4. I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 5. Our engagement in this assignment was not contingent upon developing or reporting predetermined results. 6. Our compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. 7. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute. 8. My reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice 9. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 10. Rachel M. Zucchi, MAI, CCIM has made an inspection of the subject property. 11. No one provided significant real property appraisal assistance to the person signing this certification. 12. We have experience in appraising properties similar to the subject and are in compliance with the Competency Rule of USPAP. PANTHER WALK Page 47 13. This appraisal is not based on a requested minimum valuation, a specific valuation, or the approval of a loan. 14. We have not relied on unsupported conclusions relating to characteristics such as race, color, religion, national origin, gender, marital status, familial status, age, receipt of public assistance income, handicap, or an unsupported conclusion that homogeneity of such characteristics is necessary to maximize value. 15. Rachel M. Zucchi, MAI, CCIM has not performed any services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding the agreement to perform this assignment. 16. As of the date of this report, Rachel M. Zucchi, MAI, CCIM has completed the continuing education program for Designated Members of the Appraisal Institute. Rachel M. Zucchi, MAI, CCIM Florida State-Certified General Real Estate Appraiser RZ2984 rzucchi@rklac.com; Phone 239-596-0801 PANTHER WALK ASSUMPTIONS AND LIMITING CONDITIONS Page 48 ASSUMPTIONS AND LIMITING CONDITIONS This appraisal is based on the following assumptions, except as otherwise noted in the report. 1. The title is marketable and free and clear of all liens, encumbrances, encroachments, easements and restrictions. The property is under responsible ownership and competent management and is available for its highest and best use. 2. There are no existing judgments or pending or threatened litigation that could affect the value of the property. 3. There are no hidden or undisclosed conditions of the land or of the improvements that would render the property more or less valuable. Furthermore, there is no asbestos in the property. 4. The revenue stamps placed on any deed referenced herein to indicate the sale price are in correct relation to the actual dollar amount of the transaction. 5. The property is in compliance with all applicable building, environmental, zoning, and other federal, state and local laws, regulations and codes. 6. The information furnished by others is believed to be reliable, but no warranty is given for its accuracy. This appraisal is subject to the following limiting conditions, except as otherwise noted in the report. 1. An appraisal is inherently subjective and represents our opinion as to the value of the property appraised. 2. The conclusions stated in our appraisal apply only as of the effective date of the appraisal, and no representation is made as to the effect of subsequent events. 3. No changes in any federal, state or local laws, regulations or codes (including, without limitation, the Internal Revenue Code) are anticipated. 4. No environmental impact studies were either requested or made in conjunction with this appraisal, and we reserve the right to revise or rescind any of the value opinions based upon any subsequent environmental impact studies. If any environmental impact statement is required by law, the appraisal assumes that such statement will be favorable and will be approved by the appropriate regulatory bodies. 5. Unless otherwise agreed to in writing, we are not required to give testimony, respond to any subpoena or attend any court, governmental or other hearing with reference to the property without compensation relative to such additional employment. 6. We have made no survey of the property and assume no responsibility in connection with such matters. Any sketch or survey of the property included in this report is for illustrative purposes only and should not be considered to be PANTHER WALK ASSUMPTIONS AND LIMITING CONDITIONS Page 49 scaled accurately for size. The appraisal covers the property as described in this report, and the areas and dimensions set forth are assumed to be correct. 7. No opinion is expressed as to the value of subsurface oil, gas or mineral rights, if any, and we have assumed that the property is not subject to surface entry for the exploration or removal of such materials, unless otherwise noted in our appraisal. 8. We accept no responsibility for considerations requiring expertise in other fields. Such considerations include, but are not limited to, legal descriptions and other legal matters such as legal title, geologic considerations such as soils and seismic stability, and civil, mechanical, electrical, structural and other engineering and environmental matters. 9. The distribution of the total valuation in the report between land and improvements applies only under the reported highest and best use of the property. The allocations of value for land and improvements must not be used in conjunction with any other appraisal and are invalid if so used. The appraisal report shall be considered only in its entirety. No part of the appraisal report shall be utilized separately or out of context. 10. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraisers, or any reference to the Appraisal Institute) shall be disseminated through advertising media, public relations media, news media or any other means of communication (including without limitation prospectuses, private offering memoranda and other offering material provided to prospective investors) without the prior written consent of the person signing the report. 11. Information, estimates and opinions contained in the report, obtained from third- party sources are assumed to be reliable and have not been independently verified. 12. Any income and expense estimates contained in the appraisal report are used only for the purpose of estimating value and do not constitute predictions of future operating results. 13. If the property is subject to one or more leases, any estimate of residual value contained in the appraisal may be particularly affected by significant changes in the condition of the economy, of the real estate industry, or of the appraised property at the time these leases expire or otherwise terminate. 14. No consideration has been given to personal property located on the premises or to the cost of moving or relocating such personal property; only the real property has been considered. 15. The current purchasing power of the dollar is the basis for the value stated in our appraisal; we have assumed that no extreme fluctuations in economic cycles will occur. 16. The value found herein is subject to these and to any other assumptions or conditions set forth in the body of this report but which may have been omitted from this list of Assumptions and Limiting Conditions. PANTHER WALK ASSUMPTIONS AND LIMITING CONDITIONS Page 50 17. The analyses contained in the report necessarily incorporate numerous estimates and assumptions regarding property performance, general and local business and economic conditions, the absence of material changes in the competitive environment and other matters. Some estimates or assumptions, however, inevitably will not materialize, and unanticipated events and circumstances may occur; therefore, actual results achieved during the period covered by our analysis will vary from our estimates, and the variations may be material. 18. The Americans with Disabilities Act (ADA) became effective January 26, 1992. We have not made a specific survey or analysis of any property to determine whether the physical aspects of the improvements meet the ADA accessibility guidelines. In as much as compliance matches each owner’s financial ability with the cost to cure the non-conforming physical characteristics of a property, we cannot comment on compliance to ADA. Given that compliance can change with each owner’s financial ability to cure non-accessibility, the value of the subject does not consider possible non-compliance. A specific study of both the owner’s financial ability and the cost to cure any deficiencies would be needed for the Department of Justice to determine compliance. 19. The appraisal report is prepared for the exclusive benefit of the Client, its subsidiaries and/or affiliates. It may not be used or relied upon by any other party. All parties who use or rely upon any information in the report without our written consent do so at their own risk. 20. No studies have been provided to us indicating the presence or absence of hazardous materials on the subject property or in the improvements, and our valuation is predicated upon the assumption that the subject property is free and clear of any environment hazards including, without limitation, hazardous wastes, toxic substances and mold. No representations or warranties are made regarding the environmental condition of the subject property and the person signing the report shall not be responsible for any such environmental conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because we are not experts in the field of environmental conditions, the appraisal report cannot be considered as an environmental assessment of the subject property. 21. The person signing the report may have reviewed available flood maps and may have noted in the appraisal report whether the subject property is located in an identified Special Flood Hazard Area. We are not qualified to detect such areas and therefore do not guarantee such determinations. The presence of flood plain areas and/or wetlands may affect the value of the property, and the value conclusion is predicated on the assumption that wetlands are non-existent or minimal. 22. RKL Appraisal and Consulting, PLC is not a building or environmental inspector. RKL Appraisal and Consulting, PLC does not guarantee that the subject property is free of defects or environmental problems. Mold may be present in the subject property and a professional inspection is recommended. PANTHER WALK ASSUMPTIONS AND LIMITING CONDITIONS Page 51 23. The appraisal report and value conclusion for an appraisal assumes the satisfactory completion of construction, repairs or alterations in a workmanlike manner. 24. The intended use of the appraisal is stated in the General Information section of the report. The use of the appraisal report by anyone other than the Client is prohibited except as otherwise provided. Accordingly, the appraisal report is addressed to and shall be solely for the Client’s use and benefit unless we provide our prior written consent. We expressly reserve the unrestricted right to withhold our consent to your disclosure of the appraisal report (or any part thereof including, without limitation, conclusions of value and our identity), to any third parties. Stated again for clarification, unless our prior written consent is obtained, no third party may rely on the appraisal report (even if their reliance was foreseeable). 25. All prospective value estimates presented in this report are estimates and forecasts which are prospective in nature and are subject to considerable risk and uncertainty. In addition to the contingencies noted in the preceding paragraph, several events may occur that could substantially alter the outcome of our estimates such as, but not limited to changes in the economy, interest rates, and capitalization rates, behavior of consumers, investors and lenders, fire and other physical destruction, changes in title or conveyances of easements and deed restrictions, etc. It is assumed that conditions reasonably foreseeable at the present time are consistent or similar with the future. PANTHER WALK ADDENDA - APPRAISER QUALIFICATIONS ADDENDA PANTHER WALK ADDENDUM A - APPRAISER QUALIFICATIONS ADDENDUM A APPRAISER QUALIFICATIONS PANTHER WALK ADDENDUM A - APPRAISER QUALIFICATIONS 4500 Executive Drive, Suite 230 Naples, FL 34119-8908 Phone: 239-596-0800 www.rklac.com RKL Appraisal and Consulting, PLC COMPANY PROFILE: RKL Appraisal and Consulting, PLC was founded in 2009 by three designated Members of the Appraisal Institute. It is our mission to maximize our combined appraisal experience to provide our clients with the highest quality of Real Estate Appraisal and Consulting Services. Rachel M. Zucchi, MAI, CCIM K.C. Lowry, MAI, CPA Louis C. Bobbitt, MAI Partner / Managing Director Partner Senior Partner (Retired) rzucchi@rklac.com klowry@rklac.com lbobbitt@rklac.com BUSINESS FOCUS: Practice is focused on community/neighborhood shopping centers, retail and office buildings, industrial warehouse/distribution buildings, residential and commercial condominium and subdivision projects, hotels and motels, vacant land and special purpose properties. Specialized services include appraisal review, business valuations, market feasibility studies, acquisition/disposition counseling, and litigation support in connection with real estate transactions including bankruptcy, eminent domain, estate valuations, and matrimonial and equitable distribution. Clients served include banks and financial institutions, developers and investors, law firms, government, and property owners. PANTHER WALK ADDENDUM A - APPRAISER QUALIFICATIONS PROFESSIONAL QUALIFICATIONS OF Rachel M. Zucchi, MAI, CCIM EXPERIENCE: Partner / Managing Director of RKL Appraisal and Consulting, PLC Naples, FL (2009 – Present) President of D&R Realty Group, Inc. Naples, FL (2009 – Present) Senior Real Estate Analyst, Integra Realty Resources – Southwest Florida Naples, FL (2003 – 2009) Research Associate, Integra Realty Resources – Southwest Florida Naples, FL (2002-2003) PROFESSIONAL ACTIVITIES: Member: President: VP/Secretary/Treasurer: Region X Representative: Board of Directors: Gov. Relations Committee: LDAC Attendee: Member: Member: Licensed: Licensed: Appraisal Institute – MAI Certificate Number 451177 Appraisal Institute Florida Gulf Coast Chapter (2020) Appraisal Institute Florida Gulf Coast Chapter (2017 - 2019) Appraisal Institute Florida Gulf Coast Chapter (2017 - 2021) Appraisal Institute Florida Gulf Coast Chapter (2015 - 2021) Appraisal Institute National (2022) Leadership Development & Advisory Council Appraisal Institute - Washington, D.C. (2016, 2017, 2018) CCIM Institute - CCIM Designation Pin Number 21042 Naples Area Board of REALTORS Florida State Certified General Real Estate Appraiser License No. RZ 2984 Real Estate Broker (Florida) License No. BK3077672 EXPERT WITNESS: Qualified as an expert witness in the Twentieth Judicial Circuit Court of Collier County and Lee County EDUCATION: Bachelor of Arts, Major in Economics Florida Gulf Coast University, 2002 Graduated Magna Cum Laude Presented at Eastern Economic Association Conference Successfully completed real estate and valuation courses and seminars sponsored by the Appraisal Institute and others. BUSINESS FOCUS: Actively engaged in real estate valuation and consulting since 2003. Practice is focused on community/neighborhood shopping centers, retail and office buildings, industrial warehouse/distribution, multi-family and single-family subdivisions, condominium developments, hotels/motels, vacant land and special purpose properties. Specialized services include market feasibility studies and litigation support in connection with real estate transactions. Clients served include banks and financial institutions, developers and investors, law firms, government, and property owners. Valuations have been performed for eminent domain, bankruptcy, estate, matrimonial/equitable distribution, financing, and due diligence support. PANTHER WALK ADDENDUM A - APPRAISER QUALIFICATIONS PANTHER WALK ADDENDUM B - PROPERTY INFORMATION ADDENDUM B PROPERTY INFORMATION Attachment 2 Panther Walk Project Area Folio # Acres 1 - Tereso Bautista Lopez 38844680001 2.73 2 - Unicasa Development Inc. 38845840002 1.59 3 - Martin and Elizabeth Joyce 38845760001 2.27 4 - Ahmad Dahche 38846240009 5 5 - T R & M M Carter Living Trust 38846280001 2.27 6 - Michael Carnavalla 38847280000 1.59 7 - Tarpon IV, LLC 38848040003 2.27 8 - Ana Maria Mainegro 38844840003 1.59 9 - Julio Alberto Salgado 38845600006 2.73 10 - 136 Land Trust 38846360002 5 11 - Terri Rodriguez 38847160007 1.59 12 - Alan Bardouille 38847120005 1.14 Attachment 2.a. – Map of Panther Walk Market Study Project Area PANTHER WALK ADDENDUM C - COMPARABLE DATA ADDENDUM C COMPARABLE DATA PANTHER WALK ADDENDUM C - COMPARABLE DATA ID 6440 Date 7/14/2022 Address 37th Ave NE Price $35,000 City Naples Price per Acre $30,702 State Florida Financing Cash to seller Tax ID 39960280009 Property Rights Fee Simple Grantor SRS05 LLC Days on Market 1-2 Months Grantee Walna Jeannot Verification Source Carol Sabatino; Keller Williams Realty Legal Description Acres 1.14 Utilities Well, Septic Land SF 49,500 Topography Heavily Treed Road Frontage 75 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular Environmental Issues 98% wetlands Land Comparable 1 - Panther Walk Wetland Comps Transaction Golden Gate Estates Unit No. 65, E 75' of Tract 83 Site Comments 75' x 660' heavily treed lot located along north side of 37th Avenue NE. Informal wetland determination dated November 2021 shows 1.12 acres of wetlands with a small portion of uplands along 37th Ave NE. Listed in May 2022 for $35,000. PANTHER WALK ADDENDUM C - COMPARABLE DATA ID 6337 Date 3/18/2022 Address 58th Ave NE Price $45,000 City Naples Price per Acre $39,474 State Florida Financing Cash to seller Tax ID 38848280009 Property Rights Fee Simple Grantor Charles E. Anderson, Jr and Linda Anderson Days on Market 1 year Grantee Jorge Armando Grizalez Martinez and Fressia Grizalez Verification Source Liz Appling; Royal Shell Real Estate Legal Description Acres 1.14 Utilities Well, Septic Land SF 49,500 Topography Heavily Treed Road Frontage 75 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular Environmental Issues Approx 30% wetlands Transaction Golden Gate Estates Unit No. 42, West 75' of Tract 95 Site Comments 75' x 660' heavily treed lot located along north side of 58th Avenue NE. Informal wetland determination dated March 2021 shows approximately 30% wetlands in the southern (front) portion of the site. Listed in Feb 2021 for $49,000. Land Comparable 2 PANTHER WALK ADDENDUM C - COMPARABLE DATA ID 6339 Date 3/3/2022 Address 52nd Ave NE Price $60,000 City Naples Price per Acre $37,736 State Florida Financing Cash to seller Tax ID 38961440001 Property Rights Fee Simple Grantor Chris Krager and Julia Bachand Days on Market 8 days Grantee Laurentiu and Michaela Gherase Verification Source Bill Duffy, Jr; Premier Plus Realty Legal Description Acres 1.59 Utilities Well, Septic Land SF 69,300 Topography Heavily Treed Road Frontage 105 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular Environmental Issues 35% wetlands (Middle) Comments 105' x 660' heavily treed lot located along south side of 52nd Avenue NE. Informal wetland determination dated Jan 2022 shows 0.55 acres of wetlands located in the central portion of the site approximately 150' south of 52nd Ave NE. Listed in Jan 2022 for $75,000. Land Comparable 3 Transaction Golden Gate Estates Unit No. 44, West 105' of Tract 19 Site PANTHER WALK ADDENDUM C - COMPARABLE DATA ID 6461 Date 6/9/2022 Address 7241 Everglades Blvd N Price $47,500 City Naples Price per Acre $20,299 State Florida Financing Cash to seller Tax ID 39155080001 Property Rights Fee Simple Grantor A&M American Investments, LLC Days on Market 5-6 Months Grantee Estevez Renovation, LLC Verification Source Keith A Marvelle; John R Wood Legal Description Acres 2.34 Utilities Well, Septic Land SF 102,000 Topography Treed Road Frontage 150 Zoning Residential Depth 680 Zoning Type E - Estates Shape Rectangular Environmental Issues Mostly wetlands Land Comparable 4 Transaction Golden Gate Estates Unit No. 44, W 150' Tract 101 Site Comments 150' x 680' treed lot located along west side of Everglades Blvd N south of Immokalee Rd. No DEP available. The FDEP GIS map shows parcel is 100% Freshwater Forested/Shrub and Freshwater Emergent Wetlands. Site was listed in 11/21 for $90,000 and decreased to $70,000 on April 3, 2022. PANTHER WALK ADDENDUM C - COMPARABLE DATA ID 6443 Date 6/28/2022 Address 70th Ave NE Price $147,900 City Naples Price per Acre $29,580 State Florida Financing Cash to seller Tax ID 39084840008 Property Rights Fee Simple Grantor Warach Family LP Days on Market 4 Days Grantee Maria Mijares and Maria de los Angeles Fernandez Cardona Verification Source Richard Parlante; Downing Frye Realty Legal Description Acres 5.00 Utilities Well, Septic Land SF 217,800 Topography Heavily Treed Road Frontage 330 Zoning Residential Depth 660 Zoning Type E - Estates Shape Rectangular Environmental Issues 59% wetlands (Front) Transaction Golden Gate Estates Unit No. 46, Tract 45 Site Comments 330' x 660' heavily treed lot located along south side of 70th Avenue NE. Informal wetland determination dated 11/2021 shows 2.95 acres of wetlands with uplands located in the rear southwest portion of the site. Listed 6/7/2022 for $149,900. Land Comparable 5 1919 Courtney Drive | Fort Myers, FL 33901 | Phone 239.936.1991 | www.carlsonnorris.com August 23, 2022 Collier County Board of Commissioners Attention: Roosevelt Leonard, R/W-AC, Senior Review Appraiser Real Property Management 3335 Tamiami Trail East, Suite 101 Naples, Florida 34112 Re: Real Estate Appraisal 51 Parcels within Golden Gates Estates Units 91 and 92, Naples Collier County, Florida 34117 Our File Number: 22-179-MS PO #4500217055 Dear Mr. Leonard, At your request and authorization, Carlson, Norris and Associates, Inc. have prepared an appraisal presented for the above referenced real property. The purpose of the appraisal is to estimate the market value on a price per acre basis for areas identified as parcels within the Golden Gates Estates Units 91 and 92 in Naples, Florida. The size of the parcels range from a low of 1.14 acres to a high of 5.68 acres. Tier values are developed for the parcels consisting of: up to 25% wetlands; 26%-50% wetlands; 51%-75% wetlands; and 76%-100% wetlands. The Dr. Robert H. Gore project area boundaries encompass 51 parcels totaling approximately 119.13 acres within Golden Gates Estates Units 91 and 92. The per acre values reported in this market study will be developed for parcels 1.14 acres to 2.73 acres, 2.74 acres to 4.0 acres and 4.1 acres to 6.0 acres. The market area has a mixture of wetland designations and varying degrees of depressional and slough soils with uplands on the FDEP Informal Wetland Determinations map and are located within the Estates zoning designation which allows for low density residential development with limited agricultural use. 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, the Financial Institutions Reform, Recovery, and Enforcement Act of 1989 (FIRREA) and Title XI Regulations. 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 RS C A R L S O N , N O R R I S & ASSOC I A T E S August 23, 2022 Page 2 Carlson, Norris and Associates, Inc. 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 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 the following value conclusion(s) as of August 1, 2022 of: 4.01-6.00 acres $36,000 $26,000 $19,000 $19,000 $41,000 $25,000 $19,000 $19,000 Indicated Value Per Acre 0-25% wetlands 26-50% wetlands 51-75% wetlands 76-100% wetlands $50,000 $35,000 $30,000 $22,000 Area Within Golden Gate Estates Units 91 and 92 Parcel size 1.14-2.73 acres 2.74-4.00 acres Value Conclusions Appraisal Premise Interest Appraised Date of Value Market Value, As Is Fee Simple August 1, 2021 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. 1919 Courtney Drive | Fort Myers, FL 33901 | Phone 239.936.1991 | www.carlsonnorris.com August 23, 2022 Page 3 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, 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 RS C A R L S O N , N O R R I S & ASSOC I A T E S MARKEY STUDY BOUNDARY MAP 51 Parcels Located Within Golden Gates Estates Units 91 and 92 Totaling 119.13 Acres NAPLES, FLORIDA 34117 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 & ASSOC I A T E S 2 TABLE OF CONTENTS SUBJECT AERIAL PHOTOGRAPH ............................................................................................................ 1 SECTION 1 - SUMMARY OF SALIENT FACTS ........................................................................ 3 SECTION 2 – PREMISES OF THE APPRAISAL ....................................................................... 5 INTENDED USE AND USER OF APPRAISAL ........................................................................................................ 5 SCOPE OF WORK .............................................................................................................................................. 5 SALES HISTORY ................................................................................................................................................ 8 VALUATION HISTORY ........................................................................................................................................ 8 APPRAISAL ANALYSIS AND REPORT TYPE ........................................................................................................ 9 EXPOSURE TIME ............................................................................................................................................... 9 MARKETING TIME ............................................................................................................................................ 10 SECTION 3 – DESCRIPTION OF REAL ESTATE APPRAISED ................................................ 11 COLLIER COUNTY AREA ANALYSIS ................................................................................................................ 11 LOCATION MAP ............................................................................................................................................... 26 MARKET AREA DESCRIPTION ......................................................................................................................... 27 LEGAL DESCRIPTION ...................................................................................................................................... 30 OWNER OF RECORD ....................................................................................................................................... 30 SITE DESCRIPTION .......................................................................................................................................... 31 SUBJECT PROPERTY PHOTOGRAPHS ............................................................................................................. 36 SECTION 4 – HIGHEST AND BEST USE ANALYSIS ............................................................. 38 HIGHEST AND BEST USE AS THOUGH VACANT ............................................................................................... 38 SECTION 5 – VALUATION OF THE SUBJECT ...................................................................... 40 VALUE ESTIMATE BY THE COST APPROACH .................................................................................................. 40 VALUE ESTIMATE BY THE INCOME APPROACH .............................................................................................. 40 VALUE ESTIMATE BY THE SALES COMPARISON APPROACH ......................................................................... 40 SECTION 6 – RECONCILIATION OF VALUE......................................................................... 72 SUMMARY OF VALUE CONCLUSIONS .............................................................................................................. 72 SECTION 7 – CERTIFICATION AND LIMITING CONDITIONS.................................................. 74 CERTIFICATION OF MICHAEL JONAS, MAI, AI-GRS, CCIM ........................................................................... 74 GENERAL ASSUMPTIONS & LIMITING CONDITIONS ......................................................................................... 76 SECTION 8 – ADDENDA .................................................................................................... 81 FDEP MAP……………………………………………………………………………………………………..82 WETLANDS MAP ............................................................................................................................................. 83 FLOOD MAP .................................................................................................................................................... 84 APPRAISER LICENSE ...................................................................................................................................... 85 QUALIFICATIONS OF MICHAEL JONAS, MAI, AI-GRS, CCIM ......................................................................... 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 C A R L S O N , N O R R I S & ASSOC I A T E S 3 Section 1 - Summary of Salient Facts Property Reference: Multiple Parcels; Located Within Golden Gate Estates Units 91 and 92 Property Type: Vacant Land Property Address: Multiple Parcels; Located Within Golden Gate Estates Units 91 and 92 Naples, Florida 34117 Report Format: Appraisal Report Date Of Inspection: August 1, 2022 Date Of Value: August 1, 2022 Date Of Report: August 23, 2022 Real Estate Interest Appraised: Fee Simple Purpose Of Appraisal: The purpose of this appraisal is to estimate the market value on a price per acre basis for areas identified as parcels within the Golden Gates Estates Units 91 and 92 in Naples, Florida for our client according to the reporting standards of the Uniform Standards of Professional Appraisal Practice (USPAP), and subject to the extraordinary assumptions stated herein. Use of the Appraisal: The intended use of the appraisal is to assist the user, the Collier County Board of County Commissioners, in the potential acquisition of the subject property(s). Intended Users: Appraisal Client: The intended user of this appraisal is the Collier County Board of County Commissioners. The client for this appraisal assignment is the Collier County Board of County Commissioners. Location: The Dr. Robert H. Gore project area boundaries encompass 51 parcels totaling approximately 119.13 acres within Golden Gates Estates Units 91 and 92 in Collier County, Florida. Site Description: The project area parcels are vacant, unimproved and fully wooded, with the majority having paved road access. Wetland determinations range from 0%-100% with varying amounts of depressional and hydric slough soils present. Comprehensive Land Use Plan Designation: Estates Designation Zoning Classification: E-Estates 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 & ASSOC I A T E S 4 Highest And Best Use As Vacant: The highest and best use for the identified site areas would be for low density residential or limited agriculture use consistent with the comprehensive land use plan classification and zoning classification affecting the property(s). Highest And Best Use As Improved: The subject property(s) are vacant unimproved parcels and as such an analysis of the areas as improved is not appropriate in this analysis. Appraisal Firm: Carlson, Norris and Associates, Inc. Appraisers Completing Report: Michael Jonas, MAI, AI-GRS, CCIM State-certified general real estate appraiser RZ2623 • I, Michael Jonas, the supervisory appraiser of a registered trainee appraiser who contributed to the development or communication of this appraisal, hereby accept complete responsibility for any work performed by the registered trainee appraiser named in this report as if it were my own work. • Hannah Dwyer, State-Registered Appraiser Trainee RI25089, contributed to the development of the appraisal report in the form of 45 hours. She assisted on the property inspection, compiled property information, assisted in the highest and best use, researched and analyzed comparable sale and contributed in the writing of the appraisal report. • As of the date of this report, Michael Jonas has completed the requirements of the continuing education program if the State of Florida, and for the Designated Members of the Appraisal Institute. As of the date of this report, Hannah Dwyer has completed the requirements of the continuing education program of the State of 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 C A R L S O N , N O R R I S & ASSOC I A T E S 5 Section 2 – Premise of the Appraisal Purpose of Appraisal: The purpose of this appraisal is to estimate the market value on a price per acre basis for areas identified as parcels within the Golden Gates Estates Units 91 and 92 in Naples, Florida for our client according to the reporting standards of the Uniform Standards of Professional Appraisal Practice (USPAP), and subject to the extraordinary assumptions stated herein. Use of the Appraisal: The intended use of this appraisal is the user, the Collier County Board of County Commissioners, in the potential acquisition of the subject property(s). Intended User of Appraisal: The intended user of the appraisal is the Collier County Board of County Commissioners. Client: The client for this report 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 consultation and value estimates for vacant parcels located throughout Southwest Florida. 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 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 & ASSOC I A T E S 6 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 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 subject areas are identified as 51 parcels located within the Golden Gates Estates Units 91 and 92 in Naples. An aerial shows the approximate borders for the parcels. • Extent to which the property was inspected o An inspection of the subject areas being appraised as well as the neighborhood in which they are located was done on August 1, 2022. Please note, the appraiser relied primarily on aerial visuals from the Collier County Property Appraisers website. • 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 is available. o As the subject areas contain no improvements, the Cost Approach is not considered to be an applicable appraisal tool. 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 & ASSOC I A T E S 7 o Vacant land is not generally purchased for its ability to generate a cash stream; therefore, the Income Approach is not utilized. o The analyst will utilize the Sales Comparison Approach exclusively in estimating the price per acre market values for the subject property areas. o Collection and analysis of comparable land sales in order to perform an opinion of value for the underlying land. ▪ An investigation of comparable land sales and of similar unimproved properties were utilized in order to make a comparative analysis which would lead to the completion of the Sales Comparison Approach. 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, the attributes of competitive properties, and sales data for similar properties. o Reconciling the value indications from the appropriate approaches to value into final value opinion(s) for the subject property(s); 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, Inc. performed an appraisal as defined by the Uniform Standards of Professional Appraisal Practice (USPAP). In this appraisal, Carlson, Norris and Associates, Inc. used the Sales Comparison Approach to develop a reliable value indication. Furthermore, the value conclusion(s) reflect information about the subject areas and market conditions. The appraisal of the subject parcel 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 appraised in this appraisal are those known as fee simple. 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 & ASSOC I A T E S 8 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.”1 Market Value Definition is defined in the Agencies’ appraisal regulations as: “The most probable price that a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition 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 own 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) Date of Property Inspection: August 1, 2022 Date of Value Estimate “As Is”: August 1, 2022 Date of the Report: August 23, 2022 Sales History: Multiple parcels and ownership. Valuation History: The Uniform Standards of Professional Appraisal Practice requires the appraiser to divulge any services provided on the subject property(s) during the preceding three years. Carlson, Norris and Associates has not previously appraised the subject(s) in the past 1 Unless otherwise noted, all definitions in italics are taken from The Dictionary of Real Estate Appraisal, Sixth Edition, the Appraisal Institute, Chicago, Illinois (U.S., 2015) 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 & ASSOC I A T E S 9 three years, nor have we provided additional services related to the subject property(s) during this time period. 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 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) This appraisal is reported in an Appraisal Report format. Exposure Time: Exposure time is the estimated length of time the property would have been offered prior to a hypothetical market value sale on the effective date of appraisal. It is a retrospective estimate based on an analysis of recent past events, assuming a competitive and open market. It assumes not only adequate, sufficient, and reasonable time but also adequate, sufficient, and reasonable marketing effort. 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 • information gathered through sales verification • interviews of market participants. 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 & ASSOC I A T E S 10 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; • Macroeconomic exposure times for the subject property type across the Subject MSA and the entire United States as published in multiple articles and websites. • Knowledgeable real estate professionals. We have also had numerous discussions with brokers active in the Collier County - Southwest Florida area. All of these persons have indicated the land market has had varying degrees of activity dependent on type and location. We have also had discussions with multiple persons having active listings within the market area. These properties have been on the market from a few months to a few years. The realtors indicated that they have received mixed levels of interest in the properties at the list prices. Based on this information it is our opinion an exposure time of twelve months or less appears to be reasonable and appropriate. This exposure time assumes the subject parcel(s) would have been competitively priced and aggressively promoted within the market area. 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.” Marketing time is the period a prospective investor would forecast to sell the subject property immediately after the date of value, at the value estimated. The marketing time is an estimate of the number of months it will require to sell the subject from the date of value, into the future. The anticipated marketing time is essentially a measure of the perceived level of risk associated with the marketability, or liquidity, of the subject property. The marketing time estimate is based on the data used in estimating the reasonable exposure time, in addition to an analysis of the anticipated 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 & ASSOC I A T E S 11 changes in market conditions following the date of appraisal. The future price for the subject (at the end of the marketing time) may or may not equal the appraisal estimate. The future price depends on unpredictable changes in the physical real estate, demographic and economic trends, real estate markets in general, supply/demand characteristics for the property type, and many other factors. 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(s) will require a marketing time of twelve months or less. Section 3 – Description of Real Estate Appraised COLLIER COUNTY AREA ANALYSIS The subject property is located within Collier County, Florida, some 150 miles south of Tampa and some 140 miles northwest of Miami. 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 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 & ASSOC I A T E S 12 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 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 F. 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. 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 & ASSOC I A T E S 13 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 390,774 people living there according to recent 2020 Census data. making Collier County Florida’s 17th most populous county. Collier County had a population of 322,595 in 2010 and they have experienced a 68,179 person increase over 10 years or 19.37% growth. 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 & ASSOC I A T E S 14 Additional population estimates reflect population projections from 2018 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 2018 for Collier County was 367,000 (actual was 378,488) and is predicted to increase to around 516,000 in year 2045. This would represent a 1.064% per year or 26.6% increase in population over the entire period. Demographics within Collier County are predominately White at 89.3%, followed by Black or African American at 7.4%, 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%. 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 & ASSOC I A T E S 15 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 38,500 jobs in Collier County. About 2 million visitors in 2019 spent over $1.5 billion dollars, resulting in a total economic impact of over $2.1 billion to 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 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 & ASSOC I A T E S 16 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 are currently being 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 among many others. Employment & Income: The most recently reported median household income for Collier County is at $70,600. From January 2010 until March 2020, Collier County had experienced downward trends in unemployment getting as low as almost 3%. Then in April 2020 we began to feel the effects of COVID-19, and Unemployment jumped to 13.4% from 4% the month prior. Unemployment continued to hang around 10% for the next few months. Collier County’s unemployment rate rose from 3.0 percent in October 2019 to 5.0 percent in September 2020 and to 5.1 percent in October 2020. The overall trend of unemployment has been trending downward. 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 25,200 industry jobs. Retail trade is in second with 25,071. Accommodation and Food Services is just behind with 24,833. The rest of the top ten, in descending order are as follows: 24,318 / 22,261 / 16,044 / 14,710 / 14,636 / 13,049 / 12,934. 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 & ASSOC I A T E S 17 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 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 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 & ASSOC I A T E S 18 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 2018 was $112,272,221,732. 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. Our 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. Banking/Interest Rates/Financing: As of December 21, 2021 the prime rate was reported at 3.25%. Approximately one year ago the prime rate was 3.25%. The federal discount rate is most recently reported to be 0.25%; a year ago was 0.25%. The federal funds rate is 0.25 %, while a year ago it was 0.25%. The 15-year refinance fixed-rate mortgage increased to 2.45% down 2 base points over the last week. The benchmark 30-year fixed-rate loans in this week's 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 C A R L S O N , N O R R I S & ASSOC I A T E S 19 included an average of 3.20% down 5 base points over the last week. The five-year adjustable arm rate was at 2.69%. 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 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. 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 & ASSOC I A T E S 20 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. Real estate indicators continued to be a bright spot for the region. Single-family building permits for the coastal counties improved 64 percent from August 2020 to August 2021. Single-family home sales slipped 5 percent in August 2021 over August 2020, but median prices for all three counties rose between 21 to 28 percent during the same period. Realtor® Active listings for the coastal counties were down in August 2021, falling 67 percent from August 2020. Steady increase in 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 continue to show that, while the COVID-19 pandemic has had deleterious effects on 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, 330 permits were issued in October 2021, a decrease of 22 permits (6 percent) from October 2020, but up 112 permits (51 percent) from September 2021 (see Chart 15) 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 & ASSOC I A T E S 21 Collier County single-family home sales registered 475 units in October 2021, a decrease of 192 units (29 percent) compared to October 2020. The median price in Collier County rose substantially by $90 thousand from $560,000 in October 2020 to $650,000 in October 2021 (see Chart 18). 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 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 & ASSOC I A T E S 22 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 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 769,524 in October 2021, up 40 percent from September 2021 and 84 percent greater than October 2020 (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. 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 & ASSOC I A T E S 23 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 1.09% in budget between FY 2019 and FY 2020. The FY 2020 total net county budget is now $26,249,500. Education: The Collier County public school system currently contains a total of 58 schools with 48,000 students and 3,200 teachers. Collier County averages 2,700 graduates per year. The below chart shows more detail with regards to the public-school system. 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 & ASSOC I A T E S 24 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 and compared. Collier County has 32% of their people attain a bachelor’s degree of higher compared to 27% in Florida and 29% in the United States. Only 14% of those within Collier County have less than a high school education. 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. 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 & ASSOC I A T E S 25 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. We invite your attention to the location map, which shows the relative location of the subject property in Naples. 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 & ASSOC I A T E S 26 Location 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 & ASSOC I A T E S 27 Market Area Map Market Area Description: Market area is defined as “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.” 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 & ASSOC I A T E S 28 Market Area: Boundaries: Northern Immokalee Road Southern US 41 Eastern SR 29 Western Interstate Highway 75 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: • 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” 2 It is our opinion that the subject market area is currently in the growth cycle. Recently the market has shown increased activity. Sales and permit activity for commercial and residential construction have been increasing. Public Transportation: Public transportation is provided by Collier Transit Maintenance/Condition: The majority of improvements are well maintained and in good condition. Property Compatibility: There is an established retail, commercial, retail and office area along Airport Pulling Road, Immokalee Road, Pine Ridge Road, Vanderbilt Beach Road, and Tamiami Trail (US-41). Due to the high traffic counts in this area, retail uses include shopping centers, restaurants, and various other single-tenant retailers. Supporting residential abounds along secondary roadways and land uses are primarily single-family residential or multifamily. Generally speaking, agricultural and rural residential use is located east of Interstate Highway 75. Appeal/Appearance: This area has strong appeal. Appearance ranges from mostly newer construction and some older structures with generally good to average appearance. Neighborhood Access: Good access exists from major north-south corridors including Collier Boulevard, Goodlette Frank Road, Livingstone Road, Airport Pulling Road, US-41 (Tamiami Trail), and I-75. The major east-west corridors include Golden Gate Boulevard, Vanderbilt Beach Road, Pine Ridge Road, and Immokalee Road. Police/Fire: Police: Collier County Sheriff / Fire-rescue: Collier County 2 The Appraisal of Real Estate, Fourteenth Edition, , The Appraisal Institute, Chicago, Illinois (U.S., 2014) 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 & ASSOC I A T E S 29 Development Potential: There is residential, agricultural, and commercial zoned vacant land available in the market area. Most exists is to the east portion of the market area. Future commercial development will be seen mainly along US-41, Airport-Pulling Road, Vanderbilt Beach Road, Immokalee Road and Collier Boulevard. Agricultural properties being subdivided into smaller rural residential parcels. Development Trend: Residential and commercial properties have had decreasing vacancies and increasing lease rates. Brokers estimate continued improvement in this area that could lead to new development in the near future. Characteristics of Land Usage: Immediate properties in the subject market are mostly agricultural and residential uses. Supply of Vacant Tracts: Vacant land is available in the market. Demand for Vacant Tracts: The supply appears to be in balance with demand at this time. Neighboring Property Uses: Residential, both single and multi-family, general business, office, retail and agricultural uses. Allowable Uses in the District: Residential both single and multi-family, general business, office, retail, agricultural and governmental uses. Vacancy rates: Commercial/Agricultural: 2% - 5% Single Family: 3% - 8% Naples Economy Q3-2021 (Costar Summary) While the pandemic caused significant economic disruption in Naples, the market saw employment rebound sharply beginning in late 2020. While the pace of rehiring has slowed in 2021, the total workforce has improved to nearly 96% of pre-pandemic levels. Prior to the coronavirus outbreak, Naples had strong economic momentum and appears poised to quickly recapture that prior momentum once the virus is contained. Tourism drives much of the Naples metropolitan area's economy, with leisure and hospitality composing almost 20% of the workforce. This sector, along with retail trade, has been more exposed to impacts from the ongoing crisis. Naples has nearly 35% of its entire workforce in these high-risk sectors, the third-highest proportion in Florida. Prior to the pandemic, the market enjoyed accelerating tourism. In 2019, the Naples metropolitan region's visitor count was up nearly 6% annually, while 2018 saw tourism grow by nearly 3% over the prior year. While 2020 saw tourism ultimately downshift, 2021 should enjoy numbers more in line with the prior trend. The Naples metropolitan area includes the entirety of Collier County with significant population nodes in Naples, Immokalee, and Marco Island. The market has experienced among the nation's 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 & ASSOC I A T E S 30 strongest population and job growth rates over the past five years. While the overall rate of jobs added over the year prior to the pandemic had slowed to under 3%, Naples still posted growth rates of roughly double the national average. The employment slowdown was divided across most sectors, though the overall losses were also weighed down by somewhat deeper job losses than the national average in information, finance and insurance, and management. Naples has also seen significant cooling growth rates, though still net positive job additions, in both sectors of transportation and warehousing, and construction. These two industries were among the two strongest employment sectors for the market over the prior year. Office-using employment had also slowed to under 2% annual growth, though remained one of Naples' better-performing areas. In particular, real estate hiring posted an exceptionally strong prior year, growing over 10%. The real estate sector, by itself, was strong enough to offset the losses in information, finance, and management. The unemployment rate had slightly risen in the months leading up to the coronavirus pandemic. However, unemployment was still tight from a national perspective and had remained well below the national average, which before the crisis sat at a 50-year-low. The slightly loosening market was likely more a reflection of the limited available jobs to meet labor force growth. Naples is one of the older markets in the nation, reflecting its status as a premier retiree destination. This skews demand for senior housing, assisted living, and medical office space much higher than a typical U.S. market. The older demographic also drives up the region's affluence and median incomes, both of which are among the highest in Florida. Interview with market participants: The appraiser was able to speak via phone conversations with real estate brokers who are knowledgeable of the market area. These individuals were contacted to verify sales prices and asking prices of surrounding properties similar to the subject. Specific names and phone numbers of the individuals contacted were found by using the services of LoopNet and CoStar and MLS. Legal Description: Multiple legal descriptions. Owner of Record: Multiple owners of record. 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 & ASSOC I A T E S 31 Site Description: We invite your attention to the following boundary aerial map which shows the relative size, configuration and location of the subject property(s). This will be followed by general site information and data as well as information on the physical characteristics and economic factors that affect the subject areas. Boundary Aerial Map General Site Information Address: Parcel Number: Multiple Parcels; Located Within Golden Gate Estates Units 91 and 92 Naples, Florida 34117 Multiple Parcels 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 & ASSOC I A T E S 32 Physical Characteristics of the Site Total Site Area: The Dr. Robert H. Gore project boundary encompasses 51 parcels totaling approximately 119.13 acres or 5,189,302.8 square feet per the Collier County Property Appraiser records. We were not provided with a site surveys. Shape of Tract(s): Generally Rectangular. Access: The subject site has varying access points from Desoto Blvd S, 36th Ave SE, 38th Ave SE and 40th Ave SE. There are 3 parcels within the subject boundary that do not have road access. Utilities to Site: Flood Designation: No utilities were observed at the time of inspection. Flood Zone Code AH, Flood Zone Panel 120067-12021C0445H, Dated May 16, 2012. See Flood Map in addenda. Easements: Typical utility easements are assumed to exist as well as road access easements along those parcels with road frontage. Site Improvements: The subject site areas have no improvements. Topography: The subject site areas are fully wooded with brush ground covering. According to the National Wetlands Inventory Map the site area is 100% Forested/Shrub Wetlands. Additionally, an FDEP informal wetland determination map that was provided by the client indicates the site has varying degrees of wetland determinations from 0% to 100%. The portions indicated as wetlands will require an Environmental Resource Permit from the Florida Department of Environmental Protection would be required for any activities involving the altercation of surface water flows. Economic Factors Affecting the Site Supply of Vacant Tracts: There is an adequate number of vacant residential/agricultural zoned and residential/agricultural permissible sites located within the immediate and general vicinity of the subject area. Demand for Vacant Tracts: Supply and demand appear to be in-line with each other, although demand has been improving recently. Neighboring Property Uses: Properties located in the immediate area consist of limited semi- rural residential uses. Zoning allows for a maximum of one development unit per 2.25 gross acres. Land Use Designation: Estates Zoning Classification: E-Estates Allowable Uses in the District: Allowable uses in the district will be discussed in detail in the following comprehensive land use plan classification discussion 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 & ASSOC I A T E S 33 and zoning discussion. In addition, they will be considered in the highest and best use analysis for the property. National Wetlands Inventory: The subject is located in a Freshwater Forested/Shrub Wetland habitat classified as PFO1Cd and PFO2/1CD. Map is displayed below. System Palustrine (P): The Palustrine System includes all nontidal wetlands dominated by trees, shrubs, persistent emergents, emergent mosses or lichens, and all such wetlands that occur in tidal areas where salinity due to ocean-derived salts is below 0.5 ppt. It also includes wetlands lacking such vegetation, but with all of the following four characteristics: (1) area less than 8 ha (20 acres); (2) active wave-formed or bedrock shoreline features lacking; (3) water depth in the deepest part of basin less than 2.5 m (8.2 ft) at low water; and (4) salinity due to ocean-derived salts less than 0.5 ppt. Class Forested (FO): Characterized by woody vegetation that is 6 m tall or taller. Subclass Needle-Leaved Deciduous (2) : This subclass, consisting of wetlands where trees or shrubs are predominantly deciduous and needle-leaved, is represented by young or stunted trees such as tamarack or bald cypress. Split Subclass Broad-Leaved Deciduous (1) : Woody angiosperms (trees or shrubs) with relatively wide, flat leaves that are shed during the cold or dry season; e.g., black ash (Fraxinus nigra). 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 & ASSOC I A T E S 34 Water Regime Seasonally Flooded (C) : Surface water is present for extended periods especially early in the growing season, but is absent by the end of the growing season in most years. The water table after flooding ceases is variable, extending from saturated to the surface to a water table well below the ground surface. Special Modifier Partially Drained/Ditched (d) : A partly drained wetland has been altered hydrologically, but soil moisture is still sufficient to support hydrophytes. Drained areas that can no longer support hydrophytes are not considered wetland. This Modifier is also used to identify wetlands containing, or connected to, ditches. The Partly Drained/Ditched Modifier can be applied even if the ditches are too sm all to delineate. The Excavated Modifier should be used to identify ditches that are large enough to delineate as separate features; however, the Partly Drained/Ditched Modifier also should be applied to the wetland area affected by the ditching. Comprehensive Land Use Plan Classification: According to information obtained from the Collier County Planning Development department, the subject site area has a comprehensive land use plan classification known as Estates. ESTATES DESIGNATION The Estates Land Use Designation is characterized by low density semi-rural residential lots with limited opportunities for other land uses. Typical lots are 2.25 acres in size. However, there are some legal non-conforming lots as small as 1.14 acres. Residential density is limited to a maximum of one unit per 2.25 gross acres, or one unit per legal non-conforming lot of record, exclusive of guesthouses. Multiple family dwelling units, duplexes, and other structures containing two or more principal dwellings, are prohibited in all Districts and Subdistricts in this Designation. Generally, the Estates Designation also accommodates future non-residential uses, including: ● Conditional uses and essential services as defined in the Land Development Code, except as prohibited in the Neighborhood Center Subdistrict. Also, refer to the Conditional Uses Subdistrict. ● Parks, open space and recreational uses. ● Group Housing shall be permitted subject to the definitions and regulations as outlined in the Collier County Land Development Code (Ordinance No. 04-41, adopted June 22, 2004, effective October 18, 2004) and consistent with locational requirements in Florida Statutes (Chapter 419.001 F.S.). 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 & ASSOC I A T E S 35 ● Schools and school facilities in the Estates Designation north of I-75, and where feasible and mutually acceptable, co-locate schools with other public facilities, such as parks, libraries and community centers to the extent possible. Group Housing includes the following type facilities: • Family Care Facility if occupied by not more than six (6) persons shall be permitted in residential areas. • Group Care Facility, • Care Units, • Adult Congregate Living Facilities, and • Nursing Homes. All of the above uses shall be consistent with all of the Goals, Objectives and Policies of the Golden Gate Area Master Plan. Zoning Classification: Estates District (E). The purpose and intent of the Estates Zoning District (E)* is to provide lands for low density residential development in a semi-rural to rural environment, with limited agricultural activities. In addition to low density residential density with limited agricultural activities, the E district is also designed to accommodate as Conditional Uses, Development that provides services for and is compatible with the low density residential, semi-rural and rural character of the E district. The E district corresponds to and implements the estate land use designation on the future land use map of the Collier County GMP, although, in limited instances, it may occur outside of the estates land use designation. The maximum density permissible in the E district shall be consistent with and not exceed the density permissible or permitted under the estates district of the future land use element of the Collier County GMP or as provided under the Golden Gate Master Plan. Permitted uses include: 1.Single-family dwelling. 2.Family care facilities, subject to section 5.05.04. 3.Essential services, as set forth in section 2.01.03. 4.Educational plants, as an essential service. 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 & ASSOC I A T E S 36 Subject Property Photographs View: General topography, Units 91 and 92 Photograph date: August 1, 2022 Taken by: Hannah Dwyer View: General topography, Units 91 and 92 Photograph date: August 1, 2022 Taken by: Hannah Dwyer 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 & ASSOC I A T E S 37 Subject Property Photographs View: General topography, Units 91 and 92 Photograph date: August 1, 2022 Taken by: Hannah Dwyer View: General topography, Units 91 and 92 Photograph date: August 1, 2022 Taken by: Hannah Dwyer 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 & ASSOC I A T E S 38 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? HIGHEST AND BEST USE AS VACANT Legally Permissible Use: Factors that impact the legally permissible uses for the subject site include such things as the comprehensive land use plan classification, zoning classification, deed restrictions and government regulations. No specific deed restrictions are known relating to the property. The subject area has a comprehensive land use plan classification of Estates and is zoned (E) Estates. Some of the uses permitted include; Low-density residential with limited agriculture, including, but not limited to: single-family dwelling; fruit and vegetable growth for personal consumption; keeping fowl or poultry (max 25); educational plants as an essential service; keeping horses and livestock (2/acre); recreational facilities that are an integral part of residential development. Residential use is not to exceed 1-DU per/2.25-acres. The portions indicated as wetlands will require an Environmental Resource Permit from the Florida Department of Environmental Protection would be required for any activities involving the altercation of surface water flows. Physically Possible Uses: The physical aspects of the subject area impact legally permissible development. The sites are generally rectangular in configuration containing a range in size of 1.14 acres to 5.68 acres for a combined total of 119.3 acres. The property has no frontage of along any roadways with no visible access. There are wetlands present on portions of the 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 & ASSOC I A T E S 39 subject area and the property(s) are fully wooded with brush covering. This impacts developability and value for properties of this nature. Currently, no utilities were present. The size of the parcels is sufficient to support low density residential use or limited agriculture activities. Economically and Financially Feasible Uses: Typically, the highest and best use analysis is a process to eliminate potential uses. In other words, once the uses that are legally permissible have been determined, consideration of uses which are physically possible will tend to reduce the legally permissible uses or reinforce them. Likewise, consideration of the economical and financial aspects of a given property will tend to further refine the uses which have been previously described as legally permissible and physically possible. The physical characteristics of this property area include vacant low density residential and agriculture in the immediate area. There is an abundance of Estate zoned vacant land surrounding the property. The most economic and financially feasible uses of the property(s) would be for low density residential development of the site or for limited agriculture activities under the permitted uses. Maximally Productive Uses: At this point in the highest and best use analysis, the analyst has considered which uses are reasonably considered to be legal, physically possible as well as economically and financially supported. The zoning and land use allow for a range of uses including agricultural such as fruit and vegetable growth for personal consumption and low density horse and livestock as well as low density residential. Considering the near-by low density properties, it is our opinion that low density residential or limited agriculture use has the most development potential for the site areas. 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 & ASSOC I A T E S 40 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.” Since there are no improvements to consider, the cost approach will not be used in this appraisal. VALUE ESTIMATE BY THE INCOME APPROACH The Income Approach is defined as “A set of procedures through which an appraiser derives a value indication for an income-producing property by converting its anticipated benefits (cash flows and reversion) into property value. 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 Income Approach is widely applied in appraising income-producing properties. Anticipated future income and/or reversions are discounted to a present worth figure through the capitalization process. Since vacant land is typically not purchased for its ability to generate a positive cash stream, the income approach is not used in this appraisal. VALUE ESTIMATE BY THE SALES COMPARISON APPROACH Sales Comparison Approach is defined as: “A set of procedures in which a value indication is derived by comparing the property being appraised to similar properties that have been sold recently, then applying appropriate units of comparison and making adjustments to the sale prices of the comparables based on the elements of comparison. The sales comparison approach may be used to value improved properties, vacant land, or land being considered as though vacant; it is 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 & ASSOC I A T E S 41 the most common and preferred method of land valuation when an adequate supply of comparable sales are 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 a property by comparing it with similar properties which have been sold or are currently offered for sale in the same or competing areas. 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. As previously noted, the purpose of this appraisal is to estimate the market value on a price per acre basis within the areas identified as the Dr. Robert H. Gore project for parcels 1.14 acres to 2.73 acres, 2.74 acres to 4.0 acres and 4.1 acres to 6.0 acres. This unit is calculated by dividing the sale price of the comparable sales by the number of acres contained within the sale. The subject site area is being valued on a tier basis consisting of up to 25% wetlands; 26%-50% wetlands; 51%-75% wetlands; and 76%-100% wetlands. Only the most similar to the subject in terms of physical and locational characteristics were selected. The appraiser’s research uncovered multiple sales of sites considered appropriate for comparison purposes. These transactions were included in the analysis process. In the analysis process, the analyst will utilize a quantitative procedure. In the initial step the appraiser will utilize a cumulative adjustment for each of the sale properties considering property rights, financing, conditions of sale, expenditures immediately after the sale and market conditions (commonly known as time). As the adjustments are cumulative in nature, they must be performed in the order in which they occur. Next the analyst will utilize a quantitative procedure by considering physical characteristics including location, site size, land use/zoning classification, utilities, access and site condition/topography. After completion of the analysis and adjustment process, the appraiser will estimate an appropriate value per acre. This value estimate will then be rounded to an appropriate figure for appraisal purposes. 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 & ASSOC I A T E S 42 Sales Comparison Approach- 1.14 acres to 2.73 acres- 0% to 50% Wetlands Nine comparable sales were chosen for this analysis. The comparable sales map is displayed below. LAND SALES MAP 0%-50% WETLANDS 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 & ASSOC I A T E S 43 Subject Generally within Golden Gate Estates Units 91 and 92 Multiple 8/1/2022 0%-50% Wetlands Naples 1.14-2.73 1 16th Ave SE 41110240007 8/11/2022 $65,000 Naples Not Filed Yet 1.14 $57,018 2 32nd Ave SE 41342640006 6/23/2022 $80,000 Naples #6274773 1.14 $70,175 3 26th Ave SE 41396120006 6/17/2022 $115,000 Naples #6277182 2.50 $46,000 4 3561 36th Ave SE 41613080007 4/22/2022 $95,000 Naples #6239301 2.27 $41,850 5 4659 22nd Ave SE 41167800005 4/6/2022 $100,000 Naples #6234888 2.73 $36,630 6 36th Ave SE 41720040008 3/28/2022 $120,000 Naples #6231036 2.73 $43,956 7 2731 30th Ave SE 41342160007 2/18/2022 $63,500 Naples #6208258 2.28 $27,851 8 4320 30th Ave SE 41442680005 1/10/2022 $65,000 Naples #6191938 2.23 $29,148 9 3588 36th Ave SE 41612920003 11/3/2021 $72,000 Naples #6154488 2.73 $26,374 Comments This is a vacant unimproved wooded lot with an indicated 30% wetlands present on site through a DEP report. This parcel contains 31% wetlands per a wetlands determination report. The site is vacant and fully wooded. This was an arm's lenth transaction verified through the listing agent Shannon Hubbell. This is a fully wooded vacant site with 37% wetlands present per a DEP report. This is a vacant, wooded land parcel located near the end of 16th Ave going east. According to a TEC report (Tropical Environmental Consultants), the site is 19% wetlands or .21 acres. The parcel was previously sold for $45,000 in May of 2022. This site is 100% uplands per a DEP wetland determination report. The site is fully wooded and vacant. This was an arm's length transaction verified through the listing agent, Bill Duffy Jr. This is a vacant, fully wooded site that is 100% uplands according to an informal wetlands determination report. The property was listed for $125,000 before selling at $115,000 in June of 2022. This site is vacant and fully wooded. According to an FDEP informal wetlands determination map this parcel is 100% Uplands. This site is vacant and wooded and contains 15% wetlands according to a DEP report. The transaction was arm's length. This is vacant site, fully wooded with partial underbrush cleared out according the listing agent, Amanda Borro. A wetlands determination report indicates this site as 100% uplands. This sale was recoded through a corporate warranty deed. The parcel last sold for $40,000 on 11/30/21. Comp Price Price Per Acre Date Acres Parcel Instr.# Address City Please note the following sales adjustment grid. 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 & ASSOC I A T E S 44 Criteria Subject Sale 1 (Prospective)Sale 2 Sale 3 Sale 4 Sale 5 Sale 6 Sale 7 Sale 8 Sale 9 Location Golden Gate Estates Area 16th Ave SE 32nd Ave SE 26th Ave SE 3561 36th Ave SE 4659 22nd Ave SE 36th Ave SE 2731 30th Ave SE 4320 30th Ave SE 3588 36th Ave SE Naples Naples Naples Naples Naples Naples Naples Naples Naples Naples Sale/Appraisal Date August 1, 2022 August 11, 2022 June 23, 2022 June 17, 2022 April 22, 2022 April 6, 2022 March 28, 2022 February 18, 2022 January 10, 2022 November 3, 2021 Parcel Size (Acres)1.14 to 2.73 1.14 1.14 2.50 2.27 2.73 2.73 2.28 2.23 2.73 Sale Price -$65,000 $80,000 $115,000 $95,000 $100,000 $120,000 $63,500 $65,000 $72,000 Sale Price per Acre -$57,018 $70,175 $46,000 $41,850 $36,630 $43,956 $27,851 $29,148 $26,374 Transactional Adjustments Property Rights -Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Financing -Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Conditions of Sale -Arm's Length Arm's Length Arm's Length Arm's Length Arm's Length Arm's Length Arm's Length Arm's Length Arm's Length Market Conditions -$0 $0 $0 $0 $0 $0 $0 $0 $3,240 Adjusted Sale Price -$65,000 $80,000 $115,000 $95,000 $100,000 $120,000 $63,500 $65,000 $75,240 Adjusted Sale Price per Acre -$57,018 $70,175 $46,000 $41,850 $36,630 $43,956 $27,851 $29,148 $27,560 Physical Properties Location Naples Naples Naples Naples Naples Naples Naples Naples Naples Naples Parcel Size (acres)1.14 to 2.73 1.14 1.14 2.50 2.27 2.73 2.73 2.28 2.23 2.73 Land Use Estates Designation Estates Designation Estates Designation Estates Designation Estates Designation Estates Designation Estates Designation Estates Designation Estates Designation Estates Designation Zoning E E E E E E E E E E Access Generally Paved Road Paved Paved Paved Paved Paved Paved Paved Paved Paved Topography Fully Wooded Fully Wooded Fully Wooded Fully Wooded Fully Wooded Fully Wooded Fully Wooded Fully Wooded Fully Wooded Fully Wooded Wetlands 0%-50%19%0%0%0%15%0%30%31%37% Physical Property Adjustments Location 0%0%0%0%0%0%0%0%0% Parcel Size 0%0%0%0%0%0%0%0%0% Land Use 0%0%0%0%0%0%0%0%0% Zoning 0%0%0%0%0%0%0%0%0% Access 0%0%0%0%0%0%0%0%0% Topography 0%0%0%0%0%0%0%0%0% Wetlands 0%0%0%0%0%0%0%0%0% Overall Percentage of Adjustments 0%0%0%0%0%0%0%0%0% Final Adjusted Sale Price per Sq. Ft.$57,018 $70,175 $46,000 $41,850 $36,630 $43,956 $27,851 $29,148 $27,560 Upland Land Sales Adjustment Analysis - Quantitative- 1.14 to 2.73 Acres 26-50% Wetlands0%-25% Wetlands 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 RS C A R L S O N , N O R R I S & ASSOC I A T E S Adjustment Analysis: The sales were compared to each other individually and collectively as well as being compared to the subject property in order to assist in the adjustment process. Property Rights: “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.” In this analysis all property rights conveyed were fee simple, no adjustments were necessary. Financing: “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.” In this analysis all of the transactions were cash to the seller, no adjustments were necessary. Conditions of Sales: “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.” In this analysis, the sales selected are all “arm’s length” transactions including no conditions of sale. Expenditures 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.” None of the comparables required expenditures immediately after sale; no adjustment for this factor was 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 November 2021 (Sale 9) and August 2022 (Sale One), with Sale One being a prospective sale occurring just after the date of value which provides a good indication of what similar properties would sell for. Realtors familiar with this market area confirmed that both land and improved property values had been increasing, especially in the subject area immediate neighborhood towards the end of 2021 and early 2022, but have leveled off in recent months. Sales One through Eight occurred within the last eight months from the date M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 46 of value and therefore did not require a market conditions adjustment. Sale Nine occurred over 8 months ago and therefore a market conditions adjustment of 6% was applied to this sale. Physical Characteristics: Next the sales were considered and compared with one another and the subject for physical characteristics. These include location, parcel size, land use classification, zoning classification, access and site topography. The analyst will utilize a quantitative procedure by considering percentage adjustments for physical differences in the sales properties when compared to the subject. These adjustments will be made on a percentage basis with a net adjustment being calculated and this being multiplied by the value per square foot to arrive at an adjusted value per square foot. Location Adjustment: The subject property is located generally within Units 91 and 92 of Golden Gate Estates in Naples. All of the sales are located within the same Golden Gate Estates neighborhood as the subject areas and in close proximity. None of the sales required an adjustment in this category. Size: For this section of analysis, we are appraising property within the subject areas that are between 1.14 acres and 2.73 acres. All of the comparable sales fall within this range and did not require adjustments. Land Use Classification: The subject property has a land use classification of Estates Designation. All of the sales have the same land use designation as the subject and did not require an adjustment. Zoning Classification: The subject property is zoned (E) Estates District. All of the sales have the same zoning as the subject and did not require an adjustment. Access: The subject property areas generally have paved road access. All of the comparables have paved road access and therefore no adjustments were made. Topography: The subject is vacant, fully wooded with ground brush covering. All of the sales are considered similar to the subject in this category. Wetlands: The subject areas of 1.14 acres to 2.73 acres contain wetland determinations ranging from 0%-100%. For this analysis, the appraiser is valuing wetland determinations of 0%-50%. All of the comparables fall within this range. M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 47 Final Analysis: All of the value indications have been considered. The following table summarizes the final reconciled value per the final reconciled per acre for parcels 1.14 to 2.73 acres in size with 0%-50% wetlands. Area Within Units 91 and 92 26%-50% Wetlands $35,000 Size 1.14-2.73 Acres Indicated Value Per Acre 0%-25% Wetlands $50,000 Next, we will value a price per acre for parcels within the 1.14 acre to 2.73 acre range for 51%- 100% wetlands. Sales Comparison Approach- 1.14 acres to 2.73 acres- 51% to 100% Wetlands Seven comparable sales were chosen for this analysis. The comparable sales map is displayed below. LAND SALES MAP 51%-100% WETLANDS 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 RS C A R L S O N , N O R R I S & ASSOC I A T E S Please note the following sales adjustment grid. Subject Generally within Golden Gate Estates Units 91 and 92 Multiple 8/1/2022 51%-100% Wetlands Naples 1.14-2.73 1 32nd Ave SE 41349400003 2/19/2022 $59,000 Naples #6212641 1.14 $51,754 2 32nd Ave SE 41398720006 12/30/2021 $30,000 Naples 1.14 $26,316 3 38th Ave SE 41613720008 12/3/2021 $25,000 Naples #6172819 1.14 $21,930 4 3445 Desoto Blvd S 41505360000 11/22/2021 $40,000 Naples #6171558 2.27 $17,621 5 40th Ave SE 41660440001 11/16/2021 $33,000 Naples #6166927 1.59 $20,755 6 32nd Ave SE 41443080002 10/13/2021 $28,000 Naples #6150809 1.14 $24,561 7 40th Ave SE 41616360009 9/17/2021 $56,000 Naples #6131306 2.73 $20,513 This vacant, fully wooded site is almost entirley wetlands, with a DEP report indicating 99% wetlands present. The property sold for slightly higher than the listing price of $50,000 at $56,000. This is a vacant, fully wooded land parcel with ground brush covering. The site is 51% wetlands per an informal wetlands determination map and confirmation from the listing agent, Bill Duffy Jr. This was an arm's length transaction. This is a vacant and unimproved parcel, fully wooded. A DEP report indicates the site has 58% wetlands present. The listing agent, Ralph Harvey confirmed this as accurate. This was an arm's length transaction. This is the sale of a vacant wooded parcel that is 100% wetlands per a DEP report and confirmation from the listing agent, David De La Noval. This transaction was arm's length. This is a vacant, wooded site located off Desoto Blvd S. An FDEP informal wetlands determination map indicates this site is 100% wetlands and would require a permit to develop on. This is a vacant fully wooded parcel. The parcel was originally listed for $45,000 before selling at $39,500, however, a corrective deed dated the same day was recorded to reflect a sale price change to $33,000. An FDEP wetlands map indictaed this parcel will need a site plan to determine impacts. The soils are 100% hydric slough. This is a fully wooded, vacant and unimproved parcel. The selling agent, Magdevys Abreu stated that this parcel is 100% wetlands. Additionally, the National Wetlands Inventory Map indicates 100% forested/shrub wetlands present. The parcel sold together with another parcel on 3/23/2021 for $30,000. Comments Comp Price Price Per Acre Date Acres Parcel Instr.# Address City 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 RS C A R L S O N , N O R R I S & ASSOC I A T E S Criteria Subject Sale 1 Sale 2 Sale 3 Sale 4 Sale 5 Sale 6 Sale 7 Location Golden Gate Estates Area 32nd Ave SE 32nd Ave SE 38th Ave SE 3445 Desoto Blvd S 40th Ave SE 32nd Ave SE 40th Ave SE Naples Naples Naples Naples Naples Naples Naples Naples Sale/Appraisal Date August 1, 2022 February 19, 2022 December 30, 2021 December 3, 2021 November 22, 2021 November 16, 2021 October 13, 2021 September 17, 2021 Parcel Size (Acres)1.14 to 2.73 1.14 1.14 1.14 2.27 1.59 1.14 2.73 Sale Price -$59,000 $30,000 $25,000 $40,000 $33,000 $28,000 $56,000 Sale Price per Acre -$51,754 $26,316 $21,930 $17,621 $20,755 $24,561 $20,513 Transactional Adjustments Property Rights -Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Financing -Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Conditions of Sale -Arm's Length Arm's Length Arm's Length Arm's Length Arm's Length Arm's Length Arm's Length Market Conditions -$0 $0 $0 $1,600 $1,320 $1,400 $2,800 Adjusted Sale Price -$59,000 $30,000 $25,000 $41,600 $34,320 $29,400 $58,800 Adjusted Sale Price per Acre -$51,754 $26,316 $21,930 $18,326 $21,585 $25,789 $21,538 Physical Properties Location Naples Naples Naples Naples Naples Naples Naples Naples Parcel Size (acres)1.14 to 2.73 1.14 1.14 1.14 2.27 1.59 1.14 2.73 Land Use Estates Designation Estates Designation Estates Designation Estates Designation Estates Designation Estates Designation Estates Designation Estates Designation Zoning E E E E E E E E Access Generally Paved Road Paved Paved Paved Paved Paved Paved Paved Topography Fully Wooded Fully Wooded Fully Wooded Fully Wooded Fully Wooded Fully Wooded Fully Wooded Fully Wooded Wetlands 51%-100%51%58%96%100%100% Slough 100%99% Physical Property Adjustments Location 0%0%0%0%0%0%0% Parcel Size 0%0%0%0%0%0%0% Land Use 0%0%0%0%0%0%0% Zoning 0%0%0%0%0%0%0% Access 0%0%0%0%0%0%0% Topography 0%0%0%0%0%0%0% Wetlands 0%0%0%0%0%0%0% Overall Percentage of Adjustments 0%0%0%0%0%0%0% Final Adjusted Sale Price per Sq. Ft.$51,754 $26,316 $21,930 $18,326 $21,585 $25,789 $21,538 Wetland Land Sales Adjustment Analysis - Quantitative- 1.14 to 2.73 Acres 76%-100% Wetlands51%-75% Wetlands 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 RS C A R L S O N , N O R R I S & ASSOC I A T E S Adjustment Analysis: The sales were compared to each other individually and collectively as well as being compared to the subject property in order to assist in the adjustment process. Property Rights: “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.” In this analysis all property rights conveyed were fee simple, no adjustments were necessary. Financing: “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.” In this analysis all of the transactions were cash to the seller, no adjustments were necessary. Conditions of Sales: “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.” In this analysis, the sales selected are all “arm’s length” transactions including no conditions of sale. Expenditures 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.” None of the comparables required expenditures immediately after sale; no adjustment for this factor was 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 September 2021 (Sale 7) and February 2022 (Sale One). Realtors familiar with this market area confirmed that both land and improved property values had been increasing, especially in the subject area immediate neighborhood towards the end of 2021 and early 2022, but have leveled off in recent months. Sales One through Three occurred within the last eight months from the date of value and therefore did not require a market M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 51 conditions adjustment. Sales Four through Seven occurred over 8 months ago and therefore a market conditions adjustment of 6% was applied to these sales. Physical Characteristics: Next the sales were considered and compared with one another and the subject for physical characteristics. These include location, parcel size, land use classification, zoning classification, access and site topography. The analyst will utilize a quantitative procedure by considering percentage adjustments for physical differences in the sales properties when compared to the subject. These adjustments will be made on a percentage basis with a net adjustment being calculated and this being multiplied by the value per square foot to arrive at an adjusted value per square foot. Location Adjustment: The subject property is located generally within Units 91 and 92 of Golden Gate Estates in Naples. All of the sales are located within the same Golden Gate Estates neighborhood as the subject areas and in close proximity. None of the sales required an adjustment in this category. Size: For this section of analysis, we are appraising property within the subject areas that are between 1.14 acres and 2.73 acres. All of the comparable sales fall within this range and did not require adjustments. Land Use Classification: The subject property has a land use classification of Estates Designation. All of the sales have the same land use designation as the subject and did not require an adjustment. Zoning Classification: The subject property is zoned (E) Estates District. All of the sales have the same zoning as the subject and did not require an adjustment. Access: The subject property areas generally have paved road access. All of the comparables have paved road access and therefore no adjustments were made. Topography: The subject is vacant, fully wooded with ground brush covering. All of the sales are considered similar to the subject in this category. Wetlands: The subject areas of 1.14 acres to 2.73 acres contain wetland determinations ranging from 0%-100%. For this analysis, the appraiser is valuing wetland determinations of 51%-100%. All of the comparables fall within this range. M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 52 Final Analysis: All of the value indications have been considered. The following table summarizes the final reconciled value per the final reconciled per acre for parcels 1.14 to 2.73 acres in size with 51%-100% wetlands. Area Within Units 91 and 92 76%-100% Wetlands Indicated Value Per Acre $30,000 $22,000 Size 1.14-2.73 Acres 51%-75% Wetlands Next, we will value a price per acre for parcels within the 2.74 acre to 4.00 acre range for 0%-50% wetlands. Sales Comparison Approach- 2.74 acres to 4.00 acres- 0% to 50% Wetlands Six comparable sales were chosen for this analysis. The comparable sales map is displayed below. LAND SALES MAP 0%-50% WETLANDS 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 RS C A R L S O N , N O R R I S & ASSOC I A T E S Subject Generally within Golden Gate Estates Units 91 and 92 Multiple 8/1/2022 0%-50% Wetlands Naples 2.74-4.00 1 40th Ave SE 41720360005 6/30/2022 $120,000 Naples #6277639 2.74 $43,796 2 1475 Everglades Blvd S 40988320008 5/13/2022 $135,000 Naples #6268170 2.81 $48,043 3 3921 6th Ave SE 40869480106 9/16/2021 $125,000 Naples #6219134 3.41 $36,657 4 2560 16th Ave SE 40980080003 8/20/2021 $130,000 Naples #6117169 4.00 $32,500 5 3080 Desoto Blvd S 41447160009 4/1/2022 $100,000 Naples #6233381 2.81 $35,587 6 36th Ave SE 41504760009 5/1/2021 $35,000 Naples #6010876 2.81 $12,456 Comp Price Price Per Acre Date Acres Parcel Instr.# Address City This site is vacant and wooded and contains 62% uplands according to a wetlands determination report. The transaction was arm's length. This is vacant site, fully wooded site on the corner of Desoto Blvd S and 38th Ave SE. The site is 50% Depressional soils on the western portion of the property according to an FDEP wetlands determination map. Comments This is a vacant, wooded land parcel. The site is 100% uplands according to a DEP report as well as through Collier County's wetland determination report. This was an arm's length transaction confirmed through Kim Ellis, listing agent. This site is 87% uplands per a DEP wetland determination report. The site is fully wooded and vacant. This is a 3.41 acre vacant lot. A wetlands determination report states that this site is 100% uplands. The property sold for the list price of $125,000 in an arm's length transaction. This 4.00 acre, fully wooded vacant lot is 100% uplands according to an FDEP informal wetlands determination map. The listing agent, Victoria Hines confirmed this as true. Please note the following sales adjustment grid. M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 54 Criteria Subject Sale 1 Sale 2 Sale 3 Sale 4 Sale 5 Sale 6 Location Golden Gate Estates Area 40th Ave SE 1475 Everglades Blvd S 3921 6th Ave SE 2560 16th Ave SE 3080 Desoto Blvd S 36th Ave SE Naples Naples Naples Naples Naples Naples Naples Sale/Appraisal Date August 1, 2022 June 30, 2022 May 13, 2022 September 16, 2021 August 20, 2021 April 1, 2022 March 1, 2021 Parcel Size (Acres)2.74-4.00 2.74 2.81 3.41 4.00 2.81 2.81 Sale Price -$120,000 $135,000 $125,000 $130,000 $100,000 $35,000 Sale Price per Acre -$43,796 $48,043 $36,657 $32,500 $35,587 $12,456 Transactional Adjustments Property Rights -Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Financing -Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Conditions of Sale -Arm's Length Arm's Length Arm's Length Arm's Length Arm's Length Arm's Length Market Conditions -$0 $0 $6,250 $7,150 $0 $2,975 Adjusted Sale Price -$120,000 $135,000 $131,250 $137,150 $100,000 $37,975 Adjusted Sale Price per Acre -$43,796 $48,043 $38,490 $34,288 $35,587 $13,514 Physical Properties Location Naples Naples Naples Naples Naples Naples Naples Parcel Size (acres)2.74 to 4.00 2.74 2.81 3.41 4.00 2.81 2.81 Land Use Estates Designation Estates Designation Estates Designation Estates Designation Estates Designation Estates Designation Estates Designation Zoning E E E E E E E Access Generally Paved Road Paved Paved Paved Paved Paved Paved Topography Fully Wooded Fully Wooded Fully Wooded Fully Wooded Fully Wooded Fully Wooded Fully Wooded Wetlands 0%-50%0%13%0%0%38%50% Depressional Physical Property Adjustments Location 0%0%0%0%0%0% Parcel Size 0%0%0%0%0%0% Land Use 0%0%0%0%0%0% Zoning 0%0%0%0%0%0% Access 0%0%0%0%0%0% Topography 0%0%0%0%0%0% Wetlands 0%0%0%0%0%0% Overall Percentage of Adjustments 0%0%0%0%0%0% Final Adjusted Sale Price per Sq. Ft.$43,796 $48,043 $38,490 $34,288 $35,587 $13,514 Upland Land Sales Adjustment Analysis - Quantitative- 2.74 to 4.00 Acres 0%-25% Wetlands 26%-50% Wetlands 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 RS C A R L S O N , N O R R I S & ASSOC I A T E S Adjustment Analysis: The sales were compared to each other individually and collectively as well as being compared to the subject property in order to assist in the adjustment process. Property Rights: “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.” In this analysis all property rights conveyed were fee simple, no adjustments were necessary. Financing: “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.” In this analysis all of the transactions were cash to the seller, no adjustments were necessary. Conditions of Sales: “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.” In this analysis, the sales selected are all “arm’s length” transactions including no conditions of sale. Expenditures 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.” None of the comparables required expenditures immediately after sale; no adjustment for this factor was 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 March 2021 (Sale Six) and June 2022 (Sale One). Realtors familiar with this market area confirmed that both land and improved property values had been increasing, especially in the subject area immediate neighborhood towards the end of 2021 and early 2022, but have leveled off in recent months. Sales One, Two and Five occurred within the last eight months from the date of value and therefore did not require a market conditions M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 56 adjustment. Sales Three, Four and Six occurred over 8 months ago and therefore a market conditions adjustment of 6% was applied to these sales. Physical Characteristics: Next the sales were considered and compared with one another and the subject for physical characteristics. These include location, parcel size, land use classification, zoning classification, access and site topography. The analyst will utilize a quantitative procedure by considering percentage adjustments for physical differences in the sales properties when compared to the subject. These adjustments will be made on a percentage basis with a net adjustment being calculated and this being multiplied by the value per square foot to arrive at an adjusted value per square foot. Location Adjustment: The subject property is located generally within Units 91 and 92 of Golden Gate Estates in Naples. All of the sales are located within the same Golden Gate Estates neighborhood as the subject areas and in close proximity. None of the sales required an adjustment in this category. Size: For this section of analysis, we are appraising property within the subject areas that are between 2.74 acres and 4.00 acres. All of the comparable sales fall within this range and did not require adjustments. Land Use Classification: The subject property has a land use classification of Estates Designation. All of the sales have the same land use designation as the subject and did not require an adjustment. Zoning Classification: The subject property is zoned (E) Estates District. All of the sales have the same zoning as the subject and did not require an adjustment. Access: The subject property areas generally have paved road access. All of the comparables have paved road access and therefore no adjustments were made. Topography: The subject is vacant, fully wooded with ground brush covering. All of the sales are considered similar to the subject in this category. Wetlands: The subject areas of 2.74 acres to 4.00 acres contain wetland determinations ranging from 0%-100%. For this analysis, the appraiser is valuing wetland determinations of 0%-50%. All of the comparables fall within this range. M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 57 Final Analysis: All of the value indications have been considered. The following table summarizes the final reconciled value per the final reconciled per acre for parcels 2.74 to 4.00 acres in size with 0%-50% wetlands. Size 2.74-4.00 Acres Indicated Value Per Acre 0%-25% Wetlands 26%-50% Wetlands $41,000 $25,000 Area Within Units 91 and 92 Next, we will value a price per acre for parcels within the 2.74 acre to 4.00 acre range for 51%- 100% wetlands. Sales Comparison Approach- 2.74 acres to 4.00 acres- 51% to 100% Wetlands Four comparable sales were chosen for this analysis. The comparable sales map is displayed below. LAND SALES MAP 51%-100% WETLANDS 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 RS C A R L S O N , N O R R I S & ASSOC I A T E S Please note the following sales adjustment grid. Subject Generally within Golden Gate Estates Units 91 and 92 Multiple 8/1/2022 51%-100% Wetlands Naples 2.74-4.00 1 4765 28th Ave SE 41449840000 6/14/2021 $49,000 Naples #6078408 2.78 $17,626 2 22nd Ave SE 41171480000 1/8/2021 $56,000 Naples #5982816 3.64 $15,385 3 8th Ave SE 40811800006 4/8/2022 $59,900 Naples #6235728 2.74 $21,861 4 3535 42nd Ave SE 41660520109 2/12/2021 $49,000 Naples #6003666 3.35 $14,627 This is a 2.78 vacant land parcel, fully wooded. A TEC report indicates that this property is 64% wetlands. The parcel previously sold in 2019 for $18,600. This is a vacant, wooded parcel located at the end of dead end road, 22nd Ave SE. A DEP report indicates this parcel is 54% wetlands, with the uplands being located on the front half of the property according to the listing agent, Denisse Viera and DEP report map. This parcel sold for $45,000 in 2020. According to an informal wetlands determinations map, this fully wooded vacant site is 95% wetlands, although an official report has not been done. The listing agent stated the price was set to reflect a mostly wetland property. Collier county wetland map determines this site as 100% wetlands with a permit being required. An official wetlands determination report has not been done. The site is fully wooded. The parcel presviously sold for $22,000 in 2020. Comments Comp Price Price Per Acre Date Acres Parcel Instr.# Address City M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 59 Criteria Subject Sale 1 Sale 2 Sale 3 Sale 4 Location Golden Gate Estates Area 4765 28th Ave SE 22nd Ave SE 8th Ave SE 3535 42nd Ave SE Naples Naples Naples Naples Naples Sale/Appraisal Date August 1, 2022 June 14, 2021 January 8, 2021 April 8, 2022 February 12, 2021 Parcel Size (Acres)2.74 to 4.00 2.78 3.64 2.74 3.35 Sale Price -$49,000 $56,000 $59,900 $49,000 Sale Price per Acre -$17,626 $15,385 $21,861 $14,627 Transactional Adjustments Property Rights -Fee Simple Fee Simple Fee Simple Fee Simple Financing -Cash to Seller Cash to Seller Cash to Seller Cash to Seller Conditions of Sale -Arm's Length Arm's Length Arm's Length Arm's Length Market Conditions -$3,430 $5,320 $0 $4,410 Adjusted Sale Price -$52,430 $61,320 $59,900 $53,410 Adjusted Sale Price per Acre -$18,860 $16,846 $21,861 $15,943 Physical Properties Location Naples Naples Naples Naples Naples Parcel Size (acres)2.74 to 4.00 2.78 3.64 2.74 3.35 Land Use Estates Designation Estates Designation Estates Designation Estates Designation Estates Designation Zoning E E E E E Access Generally Paved Road Paved Paved Paved Paved Topography Fully Wooded Fully Wooded Fully Wooded Fully Wooded Fully Wooded Wetlands 51%-100%64%54%95%100% Physical Property Adjustments Location 0%0%0%0% Parcel Size 0%0%0%0% Land Use 0%0%0%0% Zoning 0%0%0%0% Access 0%0%0%0% Topography 0%0%0%0% Wetlands 0%0%0%0% Overall Percentage of Adjustments 0%0%0%0% Final Adjusted Sale Price per Sq. Ft.$18,860 $16,846 $21,861 $15,943 51%-75% Wetlands 76%-100% Wetlands Wetland Land Sales Adjustment Analysis - Quantitative- 2.74 to 4.00 Acres 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 RS C A R L S O N , N O R R I S & ASSOC I A T E S Adjustment Analysis: The sales were compared to each other individually and collectively as well as being compared to the subject property in order to assist in the adjustment process. Property Rights: “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.” In this analysis all property rights conveyed were fee simple, no adjustments were necessary. Financing: “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.” In this analysis all of the transactions were cash to the seller, no adjustments were necessary. Conditions of Sales: “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.” In this analysis, the sales selected are all “arm’s length” transactions including no conditions of sale. Expenditures 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.” None of the comparables required expenditures immediately after sale; no adjustment for this factor was 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 January 2021 (Sale Two) and April 2022 (Sale Three). Realtors familiar with this market area confirmed that both land and improved property values had been increasing, especially in the subject area immediate neighborhood towards the end of 2021 and early 2022, but have leveled off in recent months. Sale Three occurred within the last eight months from the date of value and therefore did not require a market conditions adjustment. Sales M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 61 One, Two and Four occurred over 8 months ago and therefore a market conditions adjustment of 6% was applied to these sales. Physical Characteristics: Next the sales were considered and compared with one another and the subject for physical characteristics. These include location, parcel size, land use classification, zoning classification, access and site topography. The analyst will utilize a quantitative procedure by considering percentage adjustments for physical differences in the sales properties when compared to the subject. These adjustments will be made on a percentage basis with a net adjustment being calculated and this being multiplied by the value per square foot to arrive at an adjusted value per square foot. Location Adjustment: The subject property is located generally within Units 91 and 92 of Golden Gate Estates in Naples. All of the sales are located within the same Golden Gate Estates neighborhood as the subject areas and in close proximity. None of the sales required an adjustment in this category. Size: For this section of analysis, we are appraising property within the subject areas that are between 2.74 acres and 4.00 acres. All of the comparable sales fall within this range and did not require adjustments. Land Use Classification: The subject property has a land use classification of Estates Designation. All of the sales have the same land use designation as the subject and did not require an adjustment. Zoning Classification: The subject property is zoned (E) Estates District. All of the sales have the same zoning as the subject and did not require an adjustment. Access: The subject property areas generally have paved road access. All of the comparables have paved road access and therefore no adjustments were made. Topography: The subject is vacant, fully wooded with ground brush covering. All of the sales are considered similar to the subject in this category. Wetlands: The subject areas of 2.74 acres to 4.00 acres contain wetland determinations ranging from 0%-100%. For this analysis, the appraiser is valuing wetland determinations of 51%-100%. All of the comparables fall within this range. M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 62 Final Analysis: All of the value indications have been considered. The following table summarizes the final reconciled value per the final reconciled per acre for parcels 2.74 to 4.00 acres in size with 51%-100% wetlands. Area Within Units 91 and 92 Size 2.74-4.00 Acres Indicated Value Per Acre 51%-75% Wetlands 76%-100% Wetlands $19,000 $19,000 Next, we will value a price per acre for parcels within the 4.01 acre to 6.00 acre range for 0%-50% wetlands. Sales Comparison Approach- 4.01 acres to 6.00 acres- 0% to 50% Wetlands Six comparable sales were chosen for this analysis. The comparable sales map is displayed below. LAND SALES MAP 0%-50% WETLANDS 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 RS C A R L S O N , N O R R I S & ASSOC I A T E S Please note the following sales adjustment grid. Subject Generally within Golden Gate Estates Units 91 and 92 Multiple 8/1/2022 0%-50% Wetlands Naples 4.01-6.00 1 40th Ave SE 41719360003 12/27/2021 $180,000 Naples #6184699 5.00 $36,000 2 26th Ave SE 41348000006 9/21/2021 $190,000 Naples #6134689 5.00 $38,000 3 18th Ave SE 41227480006 8/5/2021 $185,000 Naples #6113018 5.68 $32,570 4 16th Ave SE 41110880001 4/8/2021 $150,000 Naples #6048128 4.48 $33,482 5 Desoto Blvd S and 28th Ave SE 41445640000 11/23/2021 $100,000 Naples #6168220 5.15 $19,417 6 28th Ave SE 41344960001 6/11/2021 $155,000 Naples #6078183 5.00 $31,000 This is 5.15 acres of vacant land located on the corner od Desoto Blvd S and 28th Ave SE. The site is 65% uplands, indicated on an environmental disclosure TEC report. The property is fully wooded with no improvements. This is a vacant, wooded 5 acre lot consisting of 71% uplands through a DEP report. The parcel was sold in an arm's length transaction. Comments This is a vacant, wooded land parcel. According to an FDEP informal wetlands determination map, the site is 100% Uplands. This was confirmed by listing agent, Mike Miller. The site consists of mostly pine trees. This site is 100% uplands per a DEP wetland determination report. The site is fully wooded and vacant. This was an arm's length transaction verified through the listing agent, Lupe Morera. This is a vacant, fully wooded site that is 91% uplands according to a DEP wetlands determination report. The property was listed for $200,000 before selling at $185,000 in August of 2022 after a little under 7 months on the market. This is a vacant land parcel located at the end of the dead end street. 16th Ave SE. According to the listing agent, Angelo Sottosanti, the site is 100% uplands. Furthermore, a DEP report also indicates the site is fully uplands. The parcel previously sold for 70,000 in 2020. Comp Price Price Per Acre Date Acres Parcel Instr.# Address City M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 64 Criteria Subject Sale 1 Sale 2 Sale 3 Sale 4 Sale 5 Sale 6 Location Golden Gate Estates Area 40th Ave SE 26th Ave SE 18th Ave SE 16th Ave SE Desoto Blvd S and 28th Ave SE 28th Ave SE Naples Naples Naples Naples Naples Naples Naples Sale/Appraisal Date August 1, 2022 December 27, 2021 September 21, 2021 August 5, 2021 April 8, 2021 November 23, 2021 June 11, 2021 Parcel Size (Acres)4.01 to 6.00 5.00 5.00 5.68 4.48 5.15 5.00 Sale Price -$180,000 $190,000 $185,000 $150,000 $100,000 $155,000 Sale Price per Acre -$36,000 $38,000 $32,570 $33,482 $19,417 $31,000 Transactional Adjustments Property Rights -Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Financing -Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Conditions of Sale -Arm's Length Arm's Length Arm's Length Arm's Length Arm's Length Arm's Length Market Conditions -$0 $9,500 $11,100 $12,000 $4,000 $10,850 Adjusted Sale Price -$180,000 $199,500 $196,100 $162,000 $104,000 $165,850 Adjusted Sale Price per Acre -$36,000 $39,900 $34,525 $36,161 $20,194 $33,170 Physical Properties Location Naples Naples Naples Naples Naples Naples Naples Parcel Size (acres)4.01 to 6.00 5.00 5.00 5.68 4.48 5.15 5.00 Land Use Estates Designation Estates Designation Estates Designation Estates Designation Estates Designation Estates Designation Estates Designation Zoning E E E E E E E Access Generally Paved Road Paved Paved Paved Paved Paved Paved Topography Fully Wooded Fully Wooded Fully Wooded Fully Wooded Fully Wooded Fully Wooded Fully Wooded Wetlands 0%-50%0%0%9%0%35%29% Physical Property Adjustments Location 0%0%0%0%0%0% Parcel Size 0%0%0%0%0%0% Land Use 0%0%0%0%0%0% Zoning 0%0%0%0%0%0% Access 0%0%0%0%0%0% Topography 0%0%0%0%0%0% Wetlands 0%0%0%0%0%0% Overall Percentage of Adjustments 0%0%0%0%0%0% Final Adjusted Sale Price per Sq. Ft.$36,000 $39,900 $34,525 $36,161 $20,194 $33,170 Upland Land Sales Adjustment Analysis - Quantitative- 4.01 to 6.00 Acres 0%-25% Wetlands 26%-50% Wetlands 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 RS C A R L S O N , N O R R I S & ASSOC I A T E S Adjustment Analysis: The sales were compared to each other individually and collectively as well as being compared to the subject property in order to assist in the adjustment process. Property Rights: “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.” In this analysis all property rights conveyed were fee simple, no adjustments were necessary. Financing: “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.” In this analysis all of the transactions were cash to the seller, no adjustments were necessary. Conditions of Sales: “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.” In this analysis, the sales selected are all “arm’s length” transactions including no conditions of sale. Expenditures 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.” None of the comparables required expenditures immediately after sale; no adjustment for this factor was 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 2021 (Sale Four) and December 2021 (Sale One). Realtors familiar with this market area confirmed that both land and improved property values had been increasing, especially in the subject area immediate neighborhood towards the end of 2021 and early 2022, but have leveled off in recent months. Sale One occurred within the last eight months from the date of value and therefore did not require a market conditions adjustment. Sales M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 66 Two through Six occurred over 8 months ago and therefore a market conditions adjustment of 6% was applied to these sales. Physical Characteristics: Next the sales were considered and compared with one another and the subject for physical characteristics. These include location, parcel size, land use classification, zoning classification, access and site topography. The analyst will utilize a quantitative procedure by considering percentage adjustments for physical differences in the sales properties when compared to the subject. These adjustments will be made on a percentage basis with a net adjustment being calculated and this being multiplied by the value per square foot to arrive at an adjusted value per square foot. Location Adjustment: The subject property is located generally within Units 91 and 92 of Golden Gate Estates in Naples. All of the sales are located within the same Golden Gate Estates neighborhood as the subject areas and in close proximity. None of the sales required an adjustment in this category. Size: For this section of analysis, we are appraising property within the subject areas that are between 4.01 to 6.00 acres. All of the comparable sales fall within this range and did not require adjustments. Land Use Classification: The subject property has a land use classification of Estates Designation. All of the sales have the same land use designation as the subject and did not require an adjustment. Zoning Classification: The subject property is zoned (E) Estates District. All of the sales have the same zoning as the subject and did not require an adjustment. Access: The subject property areas generally have paved road access. All of the comparables have paved road access and therefore no adjustments were made. Topography: The subject is vacant, fully wooded with ground brush covering. All of the sales are considered similar to the subject in this category. Wetlands: The subject areas of 4.01 to 6.00 acres contain wetland determinations ranging from 0%-100%. For this analysis, the appraiser is valuing wetland determinations of 0% to 50%. All of the comparables fall within this range. M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 67 Final Analysis: All of the value indications have been considered. The following table summarizes the final reconciled value per the final reconciled per acre for parcels 4.01 to 6.00 acres in size with 0%-50% wetlands. Area Within Units 91 and 92 Size 4.01-6.00 Acres Indicated Value Per Acre 0%-25% Wetlands 26%-50% Wetlands $36,000 $26,000 Next, we will value a price per acre for parcels within the 4.01 acre to 6.00 acre range for 51%- 100% wetlands. Sales Comparison Approach- 4.01 acres to 6.00 acres- 51% to 100% Wetlands Four comparable sales were chosen for this analysis. The comparable sales map is displayed below. LAND SALES MAP 51%-100% WETLANDS 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 RS C A R L S O N , N O R R I S & ASSOC I A T E S Please note the following sales adjustment grid. Subject Generally within Golden Gate Estates Units 91 and 92 Multiple 8/1/2022 51%-100% Wetlands Naples 4.01-6.00 1 2nd Ave SE 40808920009/0106 6/17/2021 $83,000 Naples #6087571 5.00 $16,600 2 18th Ave SE 41162280002/41160960007 4/7/2021 $84,000 Naples #6035170 5.46 $15,385 3 26th Ave SE 41440600003 7/27/2022 $95,000 Naples #6293131 5.00 $19,000 4 Everglades Blvd S 41287320009 6/1/2021 $92,000 Naples #6072943 5.18 $17,954 This is a vacant unimproved wetlands parcel located off Everglades Blvd S. The parcel is 100% wetlands, indicated pon an FDEP wetlands determination map and confirmed through listing agent, Sharon Cohan. This is the sale of two 2.5 acre adjacent parcels sold together. The parcels combined consist of 70% wetlands per a DEP report.The parcels were previously sold together in 2020 for $70,000. This is a 4.32 acre parcel and adjacent 1.14 acre parcel for a combined 5.46 acres sold together. The wetlands determination report indicates the property consists of 58% wetlands. This was an arm's length transaction. This is a vacant, wooded parcel that is 96% hydric slough soils according to an informal wetlands determination map. Comments Comp Price Price Per Acre Date AcresParcel Instr.# Address City M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 69 Criteria Subject Sale 1 Sale 2 Sale 3 Sale 4 Location Golden Gate Estates Area 2nd Ave SE 18th Ave SE 26th Ave SE Everglades Blvd S Naples Naples Naples Naples Naples Sale/Appraisal Date August 1, 2022 June 17, 2021 April 7, 2021 July 27, 2022 June 2, 2021 Parcel Size (Acres)4.01 to 6.00 5.00 5.46 5.00 5.18 Sale Price -$83,000 $84,000 $95,000 $92,000 Sale Price per Acre -$16,600 $15,385 $19,000 $17,761 Transactional Adjustments Property Rights -Fee Simple Fee Simple Fee Simple Fee Simple Financing -Cash to Seller Cash to Seller Cash to Seller Cash to Seller Conditions of Sale -Arm's Length Arm's Length Arm's Length Arm's Length Market Conditions -$5,395 $6,720 $0 $6,440 Adjusted Sale Price -$88,395 $90,720 $95,000 $98,440 Adjusted Sale Price per Acre -$17,679 $16,615 $19,000 $19,004 Physical Properties Location Naples Naples Naples Naples Naples Parcel Size (acres)4.01 to 6.00 5.00 5.46 5.00 5.18 Land Use Estates Designation Estates Designation Estates Designation Estates Designation Estates Designation Zoning E E E E E Access Generally Paved Road Paved Paved Paved Paved Topography Fully Wooded Fully Wooded Fully Wooded Fully Wooded Fully Wooded Wetlands 51%-100%70%58%96% Slough 100% Physical Property Adjustments Location 0%0%0%0% Parcel Size 0%0%0%0% Land Use 0%0%0%0% Zoning 0%0%0%0% Access 0%0%0%0% Topography 0%0%0%0% Wetlands 0%0%0%0% Overall Percentage of Adjustments 0%0%0%0% Final Adjusted Sale Price per Sq. Ft.17,679 16,615 19,000 19,004 76%-100% Wetlands Wetland Land Sales Adjustment Analysis - Quantitative- 4.01 to 6.00 Acres 51%-75% Wetlands 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 RS C A R L S O N , N O R R I S & ASSOC I A T E S Adjustment Analysis: The sales were compared to each other individually and collectively as well as being compared to the subject property in order to assist in the adjustment process. Property Rights: “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.” In this analysis all property rights conveyed were fee simple, no adjustments were necessary. Financing: “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.” In this analysis all of the transactions were cash to the seller, no adjustments were necessary. Conditions of Sales: “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.” In this analysis, the sales selected are all “arm’s length” transactions including no conditions of sale. Expenditures 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.” None of the comparables required expenditures immediately after sale; no adjustment for this factor was 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 June 2021 (Sale Four) and July 2022 (Sale Three). Realtors familiar with this market area confirmed that both land and improved property values had been increasing, especially in the subject area immediate neighborhood towards the end of 2021 and early 2022, but have leveled off in recent months. Sale Three occurred within the last eight months from the date of value and therefore did not require a market conditions adjustment. Sales M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 71 One, Two and Four occurred over 8 months ago and therefore a market conditions adjustment of 6% was applied to these sales. Physical Characteristics: Next the sales were considered and compared with one another and the subject for physical characteristics. These include location, parcel size, land use classification, zoning classification, access and site topography. The analyst will utilize a quantitative procedure by considering percentage adjustments for physical differences in the sales properties when compared to the subject. These adjustments will be made on a percentage basis with a net adjustment being calculated and this being multiplied by the value per square foot to arrive at an adjusted value per square foot. Location Adjustment: The subject property is located generally within Units 91 and 92 of Golden Gate Estates in Naples. All of the sales are located within the same Golden Gate Estates neighborhood as the subject areas and in close proximity. None of the sales required an adjustment in this category. Size: For this section of analysis, we are appraising property within the subject areas that are between 4.01 to 6.00 acres. All of the comparable sales fall within this range and did not require adjustments. Land Use Classification: The subject property has a land use classification of Estates Designation. All of the sales have the same land use designation as the subject and did not require an adjustment. Zoning Classification: The subject property is zoned (E) Estates District. All of the sales have the same zoning as the subject and did not require an adjustment. Access: The subject property areas generally have paved road access. All of the comparables have paved road access and therefore no adjustments were made. Topography: The subject is vacant, fully wooded with ground brush covering. All of the sales are considered similar to the subject in this category. Wetlands: The subject areas of 4.01 to 6.00 acres contain wetland determinations ranging from 0%-100%. For this analysis, the appraiser is valuing wetland determinations of 51% to 100%. All of the comparables fall within this range. M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 72 Final Analysis: All of the value indications have been considered. The following table summarizes the final reconciled value per the final reconciled per acre for parcels 4.01 to 6.00 acres in size with 51%-100% wetlands. 51%-75% Wetlands 76%-100% Wetlands Indicated Value Per Acre Area Within Units 91 and 92 Size 4.01-6.00 Acres $19,000 $19,000 Section 6 – Reconciliation of Value Summary of Value Conclusions “As-Is” Cost Approach Not Applied Income Approach Not Applied Sales Comparison Approach See Below 4.01-6.00 acres $36,000 $26,000 $19,000 $19,000 $41,000 $25,000 $19,000 $19,000 Indicated Value Per Acre 0-25% wetlands 26-50% wetlands 51-75% wetlands 76-100% wetlands $50,000 $35,000 $30,000 $22,000 Area Within Golden Gate Estates Units 91 and 92 Parcel size 1.14-2.73 acres 2.74-4.00 acres Value Conclusions Appraisal Premise Interest Appraised Date of Value Market Value, As Is Fee Simple August 1, 2021 The Sales Comparison Approach references sales of similar properties located in competitive areas in the market area as researched. The sales analyzed provide a range of value indications which support the final value conclusions. The sales utilized in this analysis provide a range of actual purchase prices for properties considered to be similar to the subject areas. The appraiser M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 73 properly considered each of the sales studied and analyzed each of these properties in relationship to the subject areas in order to arrive at the value estimates on a price per acre basis. Respectfully submitted, Michael Jonas, MAI, AI-GRS, CCIM State-certified general real estate appraiser RZ2623 M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 74 Section 7 – Cer tification 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. • Hannah Dwyer, State-Registered Appraiser Trainee RI25089, contributed to the development of the appraisal report in the form of 45 hours. 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. M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 75 • 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 1, 2022 of: 4.01-6.00 acres $36,000 $26,000 $19,000 $19,000 $41,000 $25,000 $19,000 $19,000 Indicated Value Per Acre 0-25% wetlands 26-50% wetlands 51-75% wetlands 76-100% wetlands $50,000 $35,000 $30,000 $22,000 Area Within Golden Gate Estates Units 91 and 92 Parcel size 1.14-2.73 acres 2.74-4.00 acres Value Conclusions Appraisal Premise Interest Appraised Date of Value Market Value, As Is Fee Simple August 1, 2021 Respectfully submitted, CARLSON, NORRIS & ASSOCIATES Michael Jonas, MAI, AI-GRS, CCIM State-certified general real estate appraiser RZ2623 M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 76 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. M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 77 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. 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 M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 78 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 and improvements, along with all other information which might be deemed necessary to correctly analyze and appraise the subject property. M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 79 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. Notwithstanding 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 noncompliance 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 M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 80 • The appraiser complies with the disclosure requirements set forth in USPAP for extraordinary assumptions. Please note the following extraordinary assumptions: • A soil analysis for the site has not been provided for the preparation of this appraisal. In the absence of a soil report, it is a specific assumption that the site has adequate soils to support the highest and best use. The analyst is not an expert in area of soils, and would recommend that an expert be consulted. • It is assumed that there are no hidden or unapparent conditions to the property, soil, or subsoil, which would render them more or less valuable. Subsurface oil, gas or mineral rights were not considered in this report unless otherwise stated. The analyst is not an expert with respect to subsurface conditions, and would recommend that an expert be consulted. • It is assumed that there are no hazardous materials either at ground level or subsurface. None were noted during the property inspection. The analyst is not an expert in the evaluation of site contamination, and would recommend that an expert be consulted. • The appraisers were not provided with a survey of the subject parcel. We relied on the information found on the Collier County Property Appraiser’s website. M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 81 Section 8 – Addenda M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 82 FDEP Informal Wetland Determination Map M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 83 NATIONAL WETLANDS MAP M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 84 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 RS C A R L S O N , N O R R I S & ASSOC I A T E S 85 APPRAISER LICENSE License of Michael P. Jonas, MAI, AI-GRS, CCIM M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 86 M V B B A N K A N D S M A L L B U S I N E S S A D M I N I S T R A T I O N C ARL S O N , N O R R I S & ASS O C I A T E S 87