Agenda 09/12/2023 Item #11C (Approve sale and purchase 7 under the Conservation Collier Land Acquisition Program)09/12/2023
EXECUTIVE SUMMARY
Recommendation to approve an Agreement for Sale and Purchase with (1) Michael Gutierrez, (2) Robert
and Bernie Sponseller, (3) Mary A. Scotti Trust, (4) Michael Geren Revocable Trust and Trust 81972, (5)
Barbara Perona, and (6) Michael F. Weir, Trustee, under the Celine Weir Declaration of Trust Dated
August 25, 1995 (Weir Trust) under the Conservation Collier Land Acquisition Program, at a cost not to
exceed $516,550.
_____________________________________________________________________________
OBJECTIVE: To purchase six properties for the Conservation Collier Program (Program), four within the North
Belle Meade Preserve project, one within the Winchester Head Preserve multi -parcel project, and one within the
Dr. Robert H. Gore III (Gore) Preserve multi-parcel project.
CONSIDERATIONS: On December 13, 2022, Agenda Item #11A, the Board of County Commissioners (Board)
approved a Conservation Collier Land Acquisition Advisory Committee (CCLAAC) recommended Cycle 11A
Active Acquisition List (AAL), with changes and directed staff to actively pursue acquisitions for the Program. The
Gutierrez, Sponseller, Scotti Trust, and Geren Trust parcels near the North Belle Meade Preserve and the Perona
parcel within the Winchester Head Preserve Multi-Parcel Project were approved as A-list properties on the Cycle
11A AAL.
North Belle Meade Preserve: The Gutierrez, Sponseller, Scotti Trust, and Geren Trust parcels can provide
many recreational opportunities in conjunction with the adjacent North Belle Meade Preserve, including hiking,
biking, horseback riding, and hunting. The North Belle Meade Preserve contributes to an important wildlife
corridor connecting species from the Florida Panther Refuge, rural Golden Gate Estates, and Gore Preserve north of
I-75 and species from the Picayune Strand State Forest and Fakahatchee Strand State Preserve south of I-75 through
wildlife underpasses. All four parcels fulfill program qualifications by satisfying five of six applicable screening
criteria. They contain native plant communities and historic nesting/foraging habitat for the endangered red-
cockaded woodpecker (RCW) and provide an ecological link to the northern range expansion goals of the RCW
Recovery Plan. Panther telemetry also indicates significant utilizatio n by the Florida panther on and around the
parcels. Staff contracted with one independent, state-certified, general real estate appraisal firm to appraise four (4)
parcels within the Project. The total cost to obtain an appraisal for each of the four (4) parcels was $2,700.
• Michael A. Gutierrez - Parcel 00344400007 - Landlocked between East of Richardson Way, West of
Kam Luck Drive, and North of Blackburn Road, which is also North of I-75
o 4.88 acres (212,573 square feet) of vacant, unimproved wooded land consists of cypress and mixed
scrub-shrub wetland.
o This parcel connects the North Belle Meade Preserve and the privately held Rural-Fringe Mixed-Use
(RFMU) District, Sending Lands to the north and east.
o The offer was accepted on June 2, 2023. The purchase price of $81,100 is 95% of appraised value.
o The CCLAAC voted unanimously to recommend Board approval of the purchase agreement on July
14, 2023.
• Robert and Bernie Sponseller - Parcel 00344200003 - frontage on the East side of Richardson Way,
North of Blackburn Road, which is also North of I-75
o 5.00 acre (217,800 square feet) vacant, unimproved land that is wooded and made up of hydric pine
flatwoods and mesic flatwoods.
o This parcel is adjacent to lands already within the North Belle Meade preserve.
o The initial offer was made and rejected, and the current offer was accepted on May 31, 2023. The
purchase price of $90,000 is the full appraised value.
o The CCLAAC voted unanimously to recommend Board approval of the purchase agreement on July
14, 2023.
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• Mary A. Scotti Trust, et al. - Parcel 00344120002 - Landlocked between East of Richardson Way,
West of Kam Luck Drive, and North of Blackburn Road, which is also North of I-75
o 8.74 acres (380,714 square feet) of vacant, unimproved land consists of forested wetlands with 100%
hydric slough soils.
o This parcel connects the North Belle Meade Preserve and privately held RFMU-Sending Lands to the
east.
o The offer was accepted on June 6, 2023. The purchase price of $128,700 is 95% of appraised value.
o The CCLAAC voted unanimously to recommend Board approval of the purchase agreement on July
14, 2023.
• Michael Geren Revocable Trust and Trust 81972 - Parcel 00343800006 - frontage on Blackburn
Road, East of Richardson Way, West of Kam Luck Dr., which is also North of I-75
o 7.84 acres (341,510 square feet) vacant, unimproved land comprising hydric pine flatwoods and mixed-
scrub-shrub wetland with 100% hydric slough soils present.
o This parcel links the North Belle Meade preserve, privately held RFMU-Sending Lands to the east, and
State-managed conservation lands to the south, allowing wildlife to reach the wildlife crossings under
I-75.
o The initial offer was made and rejected, and the current offer was accepted on June 6, 2023.
o The purchase price of $129,500 is the full appraised value. The CCLAAC voted unanimously to
recommend Board approval of the purchase agreement on July 14, 2023.
The proposed acquisition of these four parcels near North Belle Meade Preserve may interfere wi th or obstruct the
alignment of the future Wilson Benfield Road Extension. Several potential alignments for the Wilson Benfield
Road Extension show a possible interference with the proposed acquisitions; however, it is not clear at this time
which alignment will ultimately be chosen by the Board. Accordingly, Staff recommends that the Board also
approves as a condition of the purchase of these properties the right of the County to later purchase a portion of the
property for future right-of-way for the Wilson Blvd.-Benfield Road Extension, if and when needed, at the per-acre
original acquisition cost, to be paid directly to Conservation Collier.
Winchester Head Preserve multi-parcel project: The Winchester Head Multi-Parcel project, located north
of Oil Well Road and east of Everglades Boulevard, was established in 2005. 99.0 acres (63%) of the 157.5-acre
project have been acquired within the project boundary. Acquisition within Winchester Head provides floodplain
storage for surrounding home sites during hi gh rainy season. These types of depressional storage areas were
included in the water management models for the Golden Gate canal system done by the Big Cypress Basin, South
Florida Water Management District, and are a component of flood control for the ar ea. Winchester Head has also
been targeted for future watershed improvement projects in the County’s Watershed Management Plan. Additional
program criteria that would be satisfied by this acquisition include protection of surface and groundwater resources,
protection of wetland-dependent species habitat, and good potential for restoration.
The project consists primarily of freshwater marsh and cypress, which is habitat for many endangered wading birds,
including the wood stork. Telemetry points show use by Florida panthers, and panthers are observed on wildlife
cameras on the existing preserve.
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 average appraised value for wetland parcels within
the Project at $25,000 an acre. The cost to obtain the appraisal was $2,800.
• Barbara Perona - Parcel 39957360000 - frontage on the South side of 37th Avenue NE, East of
Everglades Boulevard N
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o 1.59 acre (69,260 square feet) vacant, unimproved land comprised of wetland marsh and scattered
cypress with 100% of the property mapped as having hydric, depressional soils.
o Acquisition of this parcel provides a connection between parcels already owned by Conservation
Collier to expand the Winchester Head Preserve.
o The offer of $39,800 was accepted on June 7, 2023.
o The purchase price is the full appraised value. The CCLAAC voted unanimously to recommend Board
approval of the purchase agreement on July 14, 2023.
On February 28, 2023, Agenda Item #11C, the Board of County Commissioners approved a Conservation Collier
Land Acquisition Advisory Committee (CCLAAC) recommended Cycle 11B Active Acquisition List (AAL) and
directed staff to actively pursue acquisition of the properties under the Conservation Collier Program. The Weir
Trust parcel within the Gore Preserve Multi-Parcel Project was approved as an A-list property on the Cycle 11B
AAL.
Dr. Robert H. Gore III Preserve: Potential public uses at Gore Preserve include hiking, nature
photography, bird watching, and environmental education to be provided by partner Cypress Cove
Conservancy. The Cypress Cove Conservancy acquired and currently maintains Dr. Gore’s old home as a
Nature Center and offers environmental education. Hydrologic indicators such as karst topography, cypress
knees, and watermarks on buttressed cypress trees provide evidence of seasonal flooding. The mature cypress trees
in the preserve project indicate that the area has historically contained wetlands. The property is within a historic
wetland area connecting east with the Florida Panther National Wildlife Refuge (FPNWR) via the old Ford Test
Track. The Gore Preserve and surrounding lands enhance the FPNWR by acting as a buffer and providing a
reasonably large-sized wild land addition north of I-75. Wildlife underpasses at the adjacent Faka Union and nearby
Miller canals create an ecological link south under I-75 to the Picayune Strand State Forest. A little over 2 miles to
the west are the North Belle Meade Preserve and the North Belle Meade sending lands. The Gore project is within
the Florida Fish and Wildlife Conservation Commission (FWC) Primary Panther habitat zone.
The project area contains protected species of plants, including giant sword fern, several listed bromeliads in the
Tillandsia genus, and five native orchid species. The project area contains Florida panthers, Florida black bears,
and numerous other wildlife. The observed habitat and location would also support the presence of Everglades
mink, tricolored heron, and little blue heron, all state-protected species.
Staff contracted with one independent, state-certified, general real estate appraisal firm to appraise a total of two
properties within the Gore project area that had applied to the Program during Acquisition Cycle 11B. The total
cost to obtain an individual appraisal for each property was $2,400.
• Weir Trust - Parcel 41510440009 - frontage on the south side of 40th Ave SE, east of off Desoto Blvd.
S
o 2.27 acre (98,881 square feet) vacant, unimproved land that is fully wooded and 100% forested/shrub
wetlands with land cover being primarily mixed wetland hardwoods.
o While currently isolated from other Conservation Collier-owned parcels within the Gore Preserve, three
adjacent parcels have accepted offers for purchase by Conservation Collier. They are expected to be on a
BCC Agenda prior to the end of 2023.
o The offer was accepted on June 15, 2023. The purchase price of $37,500 is 95% of appraised value.
o The CCLAAC voted unanimously to recommend Board approval of the purchase agreement
on July 14, 2023.
These acquisitions are consistent with the 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.
Pursuant to Ordinance 2007-65, Section 13(8), a Project Design Report (“PDR”) for each of the properties is
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provided herewith.
FISCAL IMPACT: The funds for these vacant land acquisitions will be withdrawn from the Conservation Collier
Trust Fund (1061). The properties identified herein are comprised of a not-to-exceed acquisition cost of $516,550
as follows:
Seller Name Acres Appraised
Value
Purchase
Price
Closing Costs (title
commitment, title policy,
closing fee, recording fees)
Total
Purchase
Price
Initial 5 Yr.
Maint Costs
Long-term
Annual
Maint Costs
Gutierrez 4.88 $85,400 $81,100 $1,600 $82,700 $7,750 $732
Sponseller 5.00 $90,000 $90,000 $1,650 $91,650 $7,750 $750
Scotti Trust 8.74 $135,500 $128,700 $1,950 $130,650 $13,700 $1,311
Geren Trust 7.84 $129,500 $129,500 $1,950 $131,450 $12,200 $1,176
Perona 1.59 $39,800 $39,800 $1,350 $41,150 $1,870 $239
Weir Trust 2.27 $39,500 $37,500 $1,450 $38,950 $4,627 $454
TOTAL 30.32 $519,700 $506,600 $9,950 $516,550 $47,897 $4,662
As of September 12, 2023, the estimated property acquisition costs for Conservation Collier properties, including
these properties and those under contract, total $113,812,302. Estimated costs of maintenance in perpetuity for
these and all Cycle 11A and Cycle 11B properties have been considered by the CCLAAC and incorporated into the
Conservation Collier Long-Term Financial Management Plan. The funds for managing these six parcels will be
expended from the Conservation Collier Maintenance Fund (1062). The initial costs of maintenance are provided in
the attached PDRs. The total maintenance costs for these parcels for the first five years (initial maintenance costs)
are estimated at $47,897. After initial restoration, the estimated maintenance costs for these parcels will be
approximately $4,662 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 a majority vote for
approval. - RTT
RECOMMENDATION: To approve the attached Agreements and accept the Warranty Deeds once approved by
the County Attorney’s Office; authorize the Chairman to execute the Agreements and any other County Attorney’s
Office approved documents related to these transactions; and authorize the County Manager or designee to prepare
related vouchers and warrants for payments and to take all reasonable steps necessary to ensure performance under
the Agreements.
Prepared by: Vivian Rodriguez, Property Acquisition Specialist, Real Property Management
ATTACHMENT(S)
1. [Linked} North Belle Meade Preserve Environmental Summary & Report (PDF)
2. Gutierrez Agreement (PDF)
3. [Linked] Gutierrez Appraisal (PDF)
4. Guttierez Project Design Report (PDF)
5. Sponseller Agreement (PDF)
6. [Linked] Sponseller Appraisal (PDF)
7. Sponseller Project Design Report (PDF)
8. Scotti Trust Agreement (PDF)
9. [Linked] Scotti Trust Appraisal (PDF)
10. Scotti Trust Project Design Report (PDF)
11. Geren Trust Agreement (PDF)
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12. [Linked] Geren Trust Appraisal (PDF)
13. Geren Trust Project Design Report (PDF)
14. Winchester Head Preserve Environmental Summary (PDF)
15. Perona Agreement (PDF)
16. [Linked] Perona Appraisal - Winchester market study 2022 (PDF)
17. Perona Project Design Report (PDF)
18. [Linked] Gore Preserve Environmental Summary & Report (PDF)
19. Weir Agreement (PDF)
20. [Linked] Weir Appraisal (PDF)
21. Weir Trust Project Design Report (PDF)
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09/12/2023
COLLIER COUNTY
Board of County Commissioners
Item Number: 11.C
Doc ID: 26269
Item Summary: Recommendation to approve an Agreement for Sale and Purchase with (1) Michael Gutierrez, (2)
Robert and Bernie Sponseller, (3) Mary A. Scotti Trust, (4) Mic hael Geren Revocable Trust and Trust 81972, (5)
Barbara Perona, and (6) Michael F. Weir, Trustee, under the Celine Weir Declaration of Trust Dated August 25,
1995 (Weir Trust) under the Conservation Collier Land Acquisition Program, at a cost not to exceed $516,550.
(Jaime Cook, Development Review Division Director)
Meeting Date: 09/12/2023
Prepared by:
Title: – Facilities Management
Name: Vivian Rodriguez
08/04/2023 7:56 AM
Submitted by:
Title: Department Head - GMD – Growth Management Community Development Department
Name: James C French
08/04/2023 7:56 AM
Approved By:
Review:
Public Services Department Melissa Hennig Additional Reviewer Completed 08/24/2023 1:58 PM
Development Review Summer BrownAraque Additional Reviewer Completed 08/29/2023 3:11 PM
Growth Management Community Development Department Jaime Cook Additional Reviewer Completed
08/30/2023 9:41 AM
Facilities Management John McCormick Director - Facilities Completed 08/30/2023 9:48 AM
Facilities Management Vivian Rodriguez Manager - Real Property Skipped 08/30/2023 10:02 AM
Planning Commission Diane Lynch Additional Reviewer Completed 08/30/2023 12:15 PM
Operations & Regulatory Management James C French Additional Reviewer Skipped 08/30/2023 3:35 PM
Transportation Management Operations Support James C French Additional Reviewer Skipped
08/30/2023 3:35 PM
Growth Management Community Development Department James C French Additional Reviewer Completed
08/30/2023 3:36 PM
County Attorney's Office Ronald Tomasko Level 2 Attorney of Record Review Completed 09/06/2023 2:21 PM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 09/06/2023 2:22 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 09/06/2023 2:24 PM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 09/06/2023 2:42 PM
County Manager's Office Amy Patterson Level 4 County Manager Review Completed 09/06/2023 2:53 PM
Board of County Commissioners Geoffrey Willig Meeting Pending 09/12/2023 9:00 AM
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CONSERVATION COLLIER
TAX lO NUMBER: 00344400007
AGREEMENT FOR SALE AND PURCHASE
THIS AGREEMENT is made and entered into by and between MICHAEL A. GUTIERREZ,
a married man, whose address is 19662 Sacramento Ln., Huntington Beach, CA 92646
(hereinafter referred to as "Seller"), and COLLIER COUNTY, a political subdivision of the
State of Florlda, 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:
I. AGREEMENT
1.01 ln 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".
2.01 The purchase price (the "Purchase Price") for the Property shall be Eighty One
Thousand One Hundred Dollars and 00/100 dollars ($81,100.00), (U.S. Currency)
payable at time of closing.
3.01 The Closing (THE "CLOSING DATE", "DATE OF CLOSING", OR "CLOS|NG") of the
transaction shall be held on or before one hundred and eighty (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:
1
op
II. PAYMENT OF PURCHASE PRICE
III. CLOSING
11.C.b
Packet Pg. 117 Attachment: Gutierrez Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAX ID NUMBER OO3444OOOO7
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:
3.01 1 1 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.
3.01 12 Combined Purchaser-Seller closing statement.
3.0114 A W-9 Form, "Request for Taxpayer ldentification and Certification"
as required by the lnternal 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 lll 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 ,
2
olp
3.0113 A "Gap Tax Proration, Owner's Non-Foreign Affidavit", as required
by Section 1445 of the lnternal Revenue Code and as required by the title
insurance underwriter to insure the "gap" and issue the policy contemplated
by the title insurance commitment.
11.C.b
Packet Pg. 118 Attachment: Gutierrez Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAX lO NUIdBERT 00344400007
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 4.0'1 '1 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. lf 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.
4.0'l 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 lnsurance Policy
(ALTA Form 8-1970) 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. lf 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 lt 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 to convey good and marketable
title at Seller's expense, 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. ln 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.
l
IV. REQUIREMENTS AND CONDITIONS
-b,o
11.C.b
Packet Pg. 119 Attachment: Gutierrez Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAX rO NUMBER 00344400007
4.013 Seller agrees to furnish any existing surveys of the Property in Seller's
possession to Purchaser within ten (10) 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. lf 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
rmprovement 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
notrce 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.
5.01 Purchaser shall have one hundred twenty (120) days from the date of this
Agreement, ("lnspection 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. fhere 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 lf 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 lnspection
Period, written notice of its intention to waive the applicable contingencies or to
terminate this Agreement. lf Purchaser fails to notify the seller in writing of its
4
oYg
V, INSPECTION PERIOD
11.C.b
Packet Pg. 120 Attachment: Gutierrez Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAx lD NUMBER: 003,14400007
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. Seller shall be notified by
Purchaser no less than twenty-four (24) hours prior to said inspection of the Property.
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.
7.01 Purchaser shall be entitled to full possession of the Property at Closing
VIII. PRORATIONS
9.0'l lf 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
provislons 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.
cFo
specific objections as provided herein within the lnspection 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. ln 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-
VI. INSPECTION
VII. POSSESSION
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
11.C.b
Packet Pg. 121 Attachment: Gutierrez Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
rAX lD NUMBERT 00344400007
X. SELLER'S AND PURCHASER'S REPRESENTATIONS AND WARRANTIES
'10.0'1 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.
10.01 3 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.
10.016 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, direcfly or indirecfly into any body
of water. seller represents the Property has not been used for the production,
6
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1 0.015 No party or person other than Purchaser has any right or option to acquire
the Property or any portion thereof.
11.C.b
Packet Pg. 122 Attachment: Gutierrez Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAX lD NUMBER: 0034i1400007
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.
1
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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
11.C.b
Packet Pg. 123 Attachment: Gutierrez Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
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 Al the Closing, Seller shall deliver to Purchaser a statement (hereinafter
called the "Closing Representative Statement") reasse(ing the foregoing
representations as of the Date of Closing, which provisions shall survive the
Closing.
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.
'1 1.01 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:
lf 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 341 16
-o'oU'
CONSERVATION COLLIER
TAX lD NUMBER: 00344400007
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.
XI. NOTICES
8
11.C.b
Packet Pg. 124 Attachment: Gutierrez Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAX lD NUMBERT 00344400007
With a copy to Attn: Deborah Goodaker, Property Acquisition Specialist
Collier County Real Property Management
3335 Tamiami Trail East, Suite'102
Naples, Florida 34112
Telephone : 239 -252-8922
lf to Seller:
With a copy to
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.
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.
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,
oFo
Michael A. Gutierrez
19662 Sacramento Lane
Huntington Beach, CA 92646
Telephone: 7 I 4-330-5529
MichaelAGutierrez@vahoo. com
XII. REAL ESTATE BROKERS
XIII. MISCELLANEOUS
11.C.b
Packet Pg. 125 Attachment: Gutierrez Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAX lD NUMBER: 0034/t400007
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 thls 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 lf 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.
1 3.10 This Agreement is governed and construed in accordance with the laws of the
State of Florida.
F,oO
13.09 lf 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 oalh, 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. (lf 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
11.C.b
Packet Pg. 126 Attachment: Gutierrez Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAX lD NU[rBER: 00344400007
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.
lN WITNESS WHEREOF, the parties hereto have signed below.
Dated ProjecVAcquisition Approved by BCC:
AS TO PURCHASER:
ATTEST
CRYSTAL K. KINZEL, Clerk of the
Circuit Court and Comptroller
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNry, FLORIDA
By:
RICK LOCASTRO, Chairman, Deputy Clerk
THIS PORTION LEFT INTENTIONALLY BLANK
SEE NEXT PAGE FOR SELLER S/G/VA TURES
11
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11.C.b
Packet Pg. 127 Attachment: Gutierrez Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVAIION COLLIER
TAX tO NUMBER 003,..,4(rOO07
AS TO SELLER:
DATED:
WITNESSES:
rPant W(ness Name)
(Sgnature)
By
Print Name: MICHAEL A. GUTIERREZ
SELLER
Di
^A
Tru*q
(Print Wtness NanE)V
Approved as to form and legality:
Assistant County Atlomey
6:/G ut€rrerlS& P 060:23
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?P,"*eo^,(Eq-:t-
11.C.b
Packet Pg. 128 Attachment: Gutierrez Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAX lD NUMBER: 00344400007
EXHIBIT "A'' TO GUTIERREZ
AGREEMENT FOR SALE AND PURCHASE
LEGAL DESCRIPTION for Parcel No 00344400007, as set forth in OR 5088 PG 3372
of the official records of Collier County, Florida, and restated below:
THE WEST % OF THE NORTH % OF THE SOUTH % OF THE SOUTH % OF THE
NORTH % OF THE SOUTHEAST % LESS THE WEST 35' DEDICATED FOR ROA
PURPOSES IN SECTION 33, TOWSHIP 49, RANGE 27 EAST, COLLIER COUNTY,
FLORIDA,
Approved as to form and legality
Assistant County Attorney
1
G,\cutierrez Lesar Desc, r_u$r$:t
11.C.b
Packet Pg. 129 Attachment: Gutierrez Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
1
Conservation Collier Land Acquisition Program
Project Design Report
Gutierrez Property
Date: July 2023
Property Owners: Michael Gutierrez
Folio(s): 00344400007
Location: North of I-75 and east of the Collier County landfill; near the southern portion of North
Belle Meade Preserve in North Belle Meade; Section 33, Township 49 South, Range 27 East,
Collier County
Size: 4.88 acres
Purchase Price: $81,100
History of Project:
Purpose of Project: Environmental Conservation – Conservation Collier Program
Program Qualifications:
The Gutierrez parcel met the Initial Screening Criteria identified in the Conservation Collier
Ordinance, No. 2007-65, as amended, including presence of native habitat, significant human
social values, protection of water resource values and wetland dependent species habitat, presence
of significant biological/ecological values, listed species habitat, connectivity, and restoration
potential.
The property can provide many recreational opportunities in conjunction with the adjacent North
Belle Meade Preserve including hiking, biking, horseback riding, and hunting. This parcel fulfills
program qualifications by satisfying five of six applicable screening criteria. The parcel contains
Pine Flatwoods and this area contains historic nesting/foraging habitat for the endangered red
cockaded woodpecker (RCW). Panther telemetry also indicates significant utilization by the
Florida panther. This parcel contributes to an important wildlife corridor connecting species from
the Florida Panther Refuge, Golden Gate Rural Estates, Dr. Robert H. Gore III Preserve, as well
as the Picayune Strand State Forest and Fakahatchee Strand State Preserve to the south through
wildlife underpasses under I-75. This parcel also provides an ecological link to the northern range
expansion goals of the RCW Recovery Plan.
Selected for the “A” category,
#1 priority, on the Active
Acquisition List (AAL) by
CCLAAC
Selected for the “A”
category, #1 priority,
on AAL by BCC
Purchase
offer made to
owner
Offer Accepted
8/03/2022 12/13/2022 5/26/2023 6/2/2023
11.C.d
Packet Pg. 130 Attachment: Guttierez Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and
2
Zoning, Growth Management and Land Use Overlays: The parcel is zoned Agricultural; Rural
Fringe Mixed Use Overlay-North Belle Meade Overlay-Sending within a Natural Resource
Protection Area.
Projected Management Activities: Management of this property will address the costs of exotic
vegetation removal and control and, potentially, management of native vegetation to maintain
suitable habitat for red cockaded woodpeckers. Controlled burning on a 3-4 year interval will be
used within this parcel and the adjacent preserve to maintain the fire dependent plant communities.
If it is determined to be compatible with the management goals of the property, cattle may be
grazed within this parcel and the adjacent preserve through the implementation of a cattle lease. If
it is deemed compatible, limited public quota hunts may be implemented by the County to support
wildlife management goals and enhance stakeholder opportunities. The potential for use of the
property and adjacent preserve as a gopher tortoise recipient site will also be explored.
Estimated Management Costs:
Management
Element 2024 2025 2026 2027
2028
Exotics $2,000 $1,000 $1,000 $1,000 $750
Cabbage palm
treatment $2,000
Total $4,000 $1,000 $1,000 $1,000 $750
11.C.d
Packet Pg. 131 Attachment: Guttierez Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and
3
Gutierrez Property Location Map
11.C.d
Packet Pg. 132 Attachment: Guttierez Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and
4
Gutierrez Property Aerial Map
11.C.d
Packet Pg. 133 Attachment: Guttierez Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and
CONSERVATION COLLIER
TAX lD NUMBER: 00344200003
AGREEMENT FOR SALE AND PURCHASE
THIS AGREEMENT is made and entered into by and between ROBERT SPONSELLER
and BERNIE G. SPONSELLER, husband and wife, whose address is 9857 Sandringham
Gate, Naples, FL 34109-1694 (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, 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:
I. AGREEMENT
'1 .01 ln 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".
2.01 The purchase price (the "Purchase Price") for the Property shall be Ninety
Thousand Dollars and 00/100 dollars ($90,000.00), (U.S. Currency) payable at time
of 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, 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:
1
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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.
II. PAYMENT OF PURCHASE PRICE
III. CLOSING
11.C.e
Packet Pg. 134 Attachment: Sponseller Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVATION COLLIER
TAX lD NUITBER: 00344200003
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:
3.01 1 1 Wananty Deed in favor of Purchaser conveying title to the Property,
free and clear of all llens and encumbrances other than:
(a) The lien for current taxes and assessments.
3.01 12 Combined Purchaser-Seller closing statement.
3.0114 A W-9 Form, "Request for Taxpayer ldentification and Certification"
as required by the lnternal Revenue Service.
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 lll 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,
2
oFo
(b) Such other easements, restrictions, or conditions of record.
3.0113 A "Gap Tax Proration, Owner's Non-Foreign Affidavit", as required
by Section 1445 of the lnternal Revenue Code and as required by the title
insurance underwriter to insure the "gap" and issue the policy contemplated
by the title insurance commitment.
3.012 At the Closing, the Purchaser, or its assignee, shall cause to be delivered
to the Seller the following:
11.C.e
Packet Pg. 135 Attachment: Sponseller Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVATION COLLIER
TAX lD NUMBER: 00344200003
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.
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;
4.01'1 Within fifteen (15) days after the date hereof, Purchaser shall obtain as
evidence of title an ALTA Commitment for an Owner's Title lnsurance Policy
(ALTA Form 8-1970) 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. lf 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 ll 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 to convey good and marketable
title at Seller's expense, 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. ln 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.
3
oig
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. lf 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
11.C.e
Packet Pg. 136 Attachment: Sponseller Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAX lD NUMBER: 00344200003
4.013 Seller agrees to furnish any existing surveys of the Property in Seller's
possession to Purchaser within ten (10) 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. lf 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 twenty (120) days from the date of this
Agreement, ("lnspection 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 environ-mental
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 lf 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 lnspection
Period, written notice of its intention to waive the applicable contingencies or to
terminate this Agreement. lf Purchaser fails to notify the Seller in writing of its
o
11.C.e
Packet Pg. 137 Attachment: Sponseller Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVATION COLLIER
TAX lD NUMBER: 00344200003
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. Seller shall be notified by
Purchaser no less than twenty-four (24) hours prior to said inspection of the Property.
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.
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 current year taxes, and shall be
paid by Seller.
9.01 lf 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.
O\9
specific objections as provided herein within the lnspection 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. ln 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.
VI, INSPECTION
VII. POSSESSION
IX. TERMINATION AND REMEDIES
5
11.C.e
Packet Pg. 138 Attachment: Sponseller Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVATION COLLIER
TAX lD NUMBER: 00344200003
X, SELLER'S AND PURCHASER'S REPRESENTATIONS AND WARRANTIES
'10.0'1 Seller and Purchaser represent and warrant the following
'10.01 1 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.
10.01 3 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,
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11.C.e
Packet Pg. 139 Attachment: Sponseller Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
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 Propefi 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 Selleis 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
CONSERVATION COLLIER
TAX lD NUMBER: 00344200003
1
11.C.e
Packet Pg. 140 Attachment: Sponseller Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAX lD NUMBER: 00344200003
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 indemnifo, 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.
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
B
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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:
lf to Purchaser:
11.C.e
Packet Pg. 141 Attachment: Sponseller Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAX lD NUMBER: 00344200003
Attn: Deborah Goodaker, Property Acquisition Specialist
Collier County Real Property Management
3335 Tamiami Trail East, Suite 102
Naples, Florida 341'12
Telephone: 239 -252-8922
lf to Seller:Robert & Bernie Sponseller
9857 Sandringham Gate
Naples, FL 34109-1694
Telephone: 239-290-0551
soonses2 vahoo.com
With a copy to
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.
"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.
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,
o'
With a copy to:
XII. REAL ESTATE BROKERS
XIII. MISCELLANEOUS
11.C.e
Packet Pg. 142 Attachment: Sponseller Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAX lD NU[rBER: 00344200003
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 walver 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.
13.08 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 lf 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. (lf 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.)
1 3.10 This Agreement is governed and construed in accordance with the laws of the
State of Florida.
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10
13.07 lf 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.
11.C.e
Packet Pg. 143 Attachment: Sponseller Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAX lO NUMBER: 00344200003
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.
lN WITNESS WHEREOF, the parties hereto have signed below.
Dated ProjecUAcquisition Approved by BCC:
AS TO PURCHASER:
ATTEST
CRYSTAL K KINZEL, Clerk of the
Circuit Court and Comptroller
BOARD OF COUNry COMMISSIONERS
COLLIER COUNTY, FLORIDA
By.
RICK LOCASTRO, Chairman, Deputy Clerk
THIS PORTION LEFT INTENTIONALLY BLANK
SEE NEXT PAGE FOR SELLER S/G/VA TURES
11
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11.C.e
Packet Pg. 144 Attachment: Sponseller Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAX tO NUMBER 00344200003
AS TO SELLER:
WITNE S
rSEnalure)
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By.c
Print Name ROBE RT C. SPONSELLER
SELLER
By:
Print Name: BERNIE G. SPONSELLER
SELLER(Pfint Wtness Narne)o
Approved as to fomr aftd legality
tl[i.ffi;;iil:"
.-)
Assrstanl Counly Attomey
L
DATED,
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11.C.e
Packet Pg. 145 Attachment: Sponseller Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAX lD NUMEER: 00344200003
LEGAL DESCRIPTION for Parcel No 00344200003, as set forth in OR 3926 PG 2194
of the official records of Collier County, Florida, and restated below:
THE WEST % OF THE NORTH % OF THE SOUTH % OF THE NORTH % OF THE
SOUTH % OF THE NORTHWEST %, LESS THE WEST 35 FEET DEDICATED FOR
ROAD PURPOSES, SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIER
COUNTY, FLORIDA.
Approved as to form and legality:
nS"f..
C\9
, Assistant County Attomey
1
G:\Sponseller Legal De5cription
EXHIBIT "A" TO SPONSELLER
AGREEMENT FOR SALE AND PURCHASE
11.C.e
Packet Pg. 146 Attachment: Sponseller Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
1
Conservation Collier Land Acquisition Program
Project Design Report
Sponseller Property
Date: July 2023
Property Owners: Robert and Bernie Sponseller
Folio(s): 00344200003
Location: North of I-75 and east of the Collier County landfill; adjacent to the western portion of
North Belle Meade Preserve in North Belle Meade; Section 33, Township 49 South, Range 27
East, Collier County
Size: 5.00 acres
Purchase Price: $90,000
History of Project:
Purpose of Project: Environmental Conservation – Conservation Collier Program
Program Qualifications:
The Sponseller parcel met the Initial Screening Criteria identified in the Conservation Collier
Ordinance, No. 2007-65, as amended, including presence of native habitat, significant human
social values, protection of water resource values and wetland dependent species habitat, presence
of significant biological/ecological values, listed species habitat, connectivity, and restoration
potential.
The property can provide many recreational opportunities in conjunction with the adjacent North
Belle Meade Preserve including hiking, biking, horseback riding, and hunting. This parcel fulfills
program qualifications by satisfying five of six applicable screening criteria. The parcel contains
Pine Flatwoods and this area contains historic nesting/foraging habitat for the endangered red
cockaded woodpecker. Panther telemetry also indicates significant utilization by the Florida
panther. These parcels contribute to an important wildlife corridor connecting species from the
Florida Panther Refuge, Golden Gate Rural Estates, Dr. Robert H. Gore III Preserve, as well as
the Picayune Strand State Forest and Fakahatchee Strand State Preserve to the south through
wildlife underpasses under I-75. These parcels also provide an ecological link to the northern range
expansion goals of the RCW Recovery Plan. Zoning of parcels is Agricultural; Rural Fringe Mixed
Selected for the “A” category,
#1 priority, on the Active
Acquisition List (AAL) by
CCLAAC
Selected for the “A”
category, #1 priority,
on AAL by BCC
Purchase
offer made to
owner
Offer Accepted
8/03/2022 12/13/2022 5/30/2023 5/31/2023
11.C.g
Packet Pg. 147 Attachment: Sponseller Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and
2
Use Overlay-North Belle Meade Overlay-Sending with a portion having Natural Resource
Protection Area.
Zoning, Growth Management and Land Use Overlays: The three parcels east of the Corkscrew
Canal are zoned Estates. The one 4.09-acre parcel west of the Corkscrew Canal is zoned
Agricultural.
Projected Management Activities: Management of this property will address the costs of exotic
vegetation removal and control and, potentially, management of native vegetation to maintain
suitable habitat for red cockaded woodpeckers. Controlled burning on a 3-4 year interval will be
used within this parcel and the adjacent preserve to maintain the fire dependent plant communities.
If it is determined to be compatible with the management goals of the property, cattle may be
grazed within this parcel and the adjacent preserve through the implementation of a cattle lease. If
it is deemed compatible, limited public quota hunts may be implemented by the County to support
wildlife management goals and enhance stakeholder opportunities. The potential for use of the
property and adjacent preserve as a gopher tortoise recipient site will also be explored.
Estimated Management Costs:
Management
Element 2024 2025 2026 2027
2028
Exotics $2,000 $1,000 $1,000 $1,000 $750
Cabbage palm
treatment $2,000
Total $4,000 $1,000 $1,000 $1,000 $750
11.C.g
Packet Pg. 148 Attachment: Sponseller Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and
3
Sponseller Property Location Map
11.C.g
Packet Pg. 149 Attachment: Sponseller Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and
4
Sponseller Property Aerial Map
11.C.g
Packet Pg. 150 Attachment: Sponseller Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and
CONSERVATION COLLIER
TAX lD NUMBER: 00344120002
AGREEMENI FOR SALE AND PURCHASE
THIS AGREEMENT is made and entered into by and between Mary A. Scotti, Trustee
of the Mary A. Scotti Separate Propefi Trust dated May 12, 1989, as to an
Undivided 33.33% lnterest; Albert G. Lebano, as to an Undivided 33.34'/0 lnterest
as His Sole and Separate Property; Christopher G. Lebano, as to an Undivided
16.665% lnterest as His Sole and Separate Property; and Laura A. O'Brien, as to
an Undivided16.665% lnterest as Her Sole an Separate Property, All as Tenants in
Common, whose address is P.O. Box 5731, La Quinta, CA 92248 (hercinafter 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,
Florida 341 12 (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 (910.00), the
receipt and sufficiency of which is hereby acknowledged, it is agreed as follows:
I. AGREEMENT
1
1.01 ln 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
One Hundred Twenty-Eight Thousand Seven Hundred Dollars and 00/100
($128,700.00) (U.S. Currency) payabte at time of closing.
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11.C.h
Packet Pg. 151 Attachment: Scotti Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVATION COLLIER
TAX lD NUiTBERT 00344120002
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, 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:
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:
(a) The lien for current taxes and assessments.
(b) Such other easements, restrictions, or conditions of record.
3.01 12 Combined Purchaser-Seller closing statement
3.01 '13 A "Gap Tax Proration, Owner's Non-Foreign Affidavit", as
required by Section 1445 ol the lnternal Revenue Code and as required
by the title insurance underwriter to insure the "gap" and issue the policy
contemplated by the title insurance commitment.
3.0114 A W-9 Form, "Request for Taxpayer ldentification and
Certification" as required by the lnternal 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 Tifle
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
2
III. CLOSING
3.0'1 11 Warranty Deed in favor of Purchaser conveying title to the
Property, free and clear of all liens and encumbrances other than:
otso
11.C.h
Packet Pg. 152 Attachment: Scotti Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
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.
3.0'122 Funds payable to the Seller representing the cash payment due
at Closing in accordance with Article lll 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.
IV. RE UIREMENTS AND CONDITIONS
4.0'1 1 Within fifteen (15) days after the date hereof, Purchaser shall obtain as
evidence of title an ALTA Commitment for an Owner's Title lnsurance 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. lf 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 lt 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
3
c}'o
CONSERVATION COLLIER
TAX lD NUMBER: 00U4120002
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. lf 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.
4.0'1 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;
11.C.h
Packet Pg. 153 Attachment: Scotti Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
title shall be deemed acceptable. Upon notification of Purchaser's objection to
title, Seller shall have thirty (30) days to remedy any defects to convey good
and marketable title at Seller's expense, 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. ln 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 ten (10) 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
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
4
CONSERVATION COLLIER
IAX lD NUMBER: 0034a120002
5.01 Purchaser shall have one hundred twenty (120) days from the date of this
Agreement, ("lnspection Period"), to determine through appropriate investigation
that:
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Packet Pg. 154 Attachment: Scotti Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVATION COLLIER
TAX lD NUMBER: 0034412O0O2
5.02 lf 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
lnspection Period, written notice of its intention to waive the applicable
contingencies or to terminate this Agreement. lf Purchaser fails to notify the Seller
in writing of its specific objections as provided herein within the lnspection Period,it shall be deemed that the Purchaser is satisfied wlth the results of its
investigations and the contingencies of this Article V shall be deemed waived. ln
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. 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 current year'taxes, and
shall be paid by Seller.
5
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.
cp
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Packet Pg. 155 Attachment: Scotti Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVATION COLLIER
TAX lD NUl,4BERi 00344120002
9.01 lf 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
10.011 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
t)
IX. TERMINATION AND REMEDIES
10.01 Seller and Purchaser represent and warrant the following:
cp
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Packet Pg. 156 Attachment: Scotti Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
property that could, if continued, adversely affect Seller's ability to sell the
Property to Purchaser according to the terms of this Agreement.
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.
1 0.017 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.
10.01 9 There are no unrecorded restrictions, easements, or rights of way
(other than existing zoning regulations) that restrict or affect the use of theProperty, and there are no maintenance, construction, advertising,
1
cp
CONSERVATION COLLIER
TAX lD NUN4BER: 00344120002
'10.015 No party or person other than Purchaser has any right or option to
acquire the Property or any portion thereof.
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Packet Pg. 157 Attachment: Scotti Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVATION COLLIER
TAX lD NUMBER: 00344120002
management, lqasing, 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 investiga-
tions 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.
10.02'1 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
B
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Packet Pg. 158 Attachment: Scotti Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVATION COLLIER
TAX lD NUMBERT 00344120002
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.
1'l .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:
lf 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 341'16
With a copy to:
Ms. Mary A. Scotti
P.O. Box 5731
La Quinta, CA92248
Telephone n umber: 61 9-992-2253
Email: scotti1942 yahoo.com
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.
XI. NOTICES
Attn: Deborah K. Goodaker
Collier County Real Property Management
3335 Tamiami Trail East, Suite 102
Naples, Florida 34112
Telephone n umber: 239-252-8922
lf to Seller:
With a copy to:
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Packet Pg. 159 Attachment: Scotti Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
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.
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.
10
CONSERVATION COLLIER
TAX lD NUI,TBER: 00344120002
XIII, MISCELLANEOUS
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
provislon 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 l'f 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.
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Packet Pg. 160 Attachment: Scotti Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVATION COLLIER
TAX lD NUMBER: 00344120002
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 lf 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. (lf 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.
Dated ProjecUAcquisition Approved by BCC
AS TO PURCHASER
ATTEST
CRYSTAL K. KINZEL, Clerk of the
Circuit Court and Comptroller
BOARD OF COUNry COMMISSIONERS
COLLIER COUNry, FLORIDA
C
, Deputy Clerk
By
D"o
lN WITNESS WHEREOF, the parties hereto have signed below.
11
RICK LOCASTRO, Chairman
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Packet Pg. 161 Attachment: Scotti Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVATION COLLIER
TAX ID NUMBER OO344I2OOO2
AS TO SELLER(S)
DATED:
WTNESSES:
(Pfint W,tness
(Wtnes3 Signature)
ADtLaNe ,...n':*tq/tt
MARY A, SCOTTI SEPARATE PROPERTY
TRUST dated May 12, 1989, as to an
Undivided 33.33% I
8y
A
SELLER
ALBERT G. LEBANO, as to an Undivided
33.34% lnterest as His Sole and Separate
Property
SELLER
t
Ru
(Pn Winess Name)
WITNESSES
(Witness Shnature)
(Prant Wtnars Name)
(Wtn$s Signature)
(Print Wtness Name)
.*o
By:
11.C.h
Packet Pg. 162 Attachment: Scotti Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
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WTNESSES lvlARY A SCOTTI SEPARATE PROPERTY
IRUS I dated May 12, 1989, as to an
Undrvrded 33 337o lnterest
XARY A- SCoTT|. Truslee
SELLER
Ay
ALBERT G. LEBANO,to an Undryrded
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11.C.h
Packet Pg. 163 Attachment: Scotti Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVATION COLLIER
TAX tO N|'HBER 4C3,1412040:l
WITNESSES
'"7t. t"a---?n/-d
CHR ER G. LEBANO as an
Undivrded 16 665% Interest as Hrs Sole
and Separate Property
SELLER
By a
LAURA A. O'BRIEN as to an U
16 665% lnteresl as Her Sole and
Separate Propedy
SELLER
By Cl*,r9*'i-",:;5%zt
P' ^l l'."!,ss Na- i
{Wdness Srgnaturer
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Approved as lo toIlr and legalrty
Ronald T Tomasko Assrstant County Allorney
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Packet Pg. 164 Attachment: Scotti Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVATION COLLIER
TAX lD NUMBER: 00344120002
EXHIBIT "A" TO SCOTTI
AGREEMENT FOR SALE AND PURCHASE
LEGAL DESCRIPTION for Parcel No. 00344120002, as set forth in OR 3283 PG 1851
of the official records of Collier County, Florida, and restated below:
EAST % OF THE NORTH % OF THE NORTH % OF THE NORTH % OF THE
SOUTHEAST % IN SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAST,
LESS THE NORTH 35 FEET AND THE EAST 35 FEET THEREOF DEDICATED
FOR THE ROAD PURPOSES, LYING AND BEING IN COLLIER COUNTY,
FLORIDA
Approved as to form and legality:
,ffM
1
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Assistant County Attorney
G:\Scotti\Legal
11.C.h
Packet Pg. 165 Attachment: Scotti Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
1
Conservation Collier Land Acquisition Program
Project Design Report
Scotti Property
Date: July 2023
Property Owners: Mary Scotti
Folio(s): 00344120002
Location: North of I-75 and east of the Collier County landfill; near the eastern portion of North
Belle Meade Preserve in North Belle Meade; Section 33, Township 49 South, Range 27 East,
Collier County
Size: 8.74 acres
Purchase Price: $128,700
History of Project:
Purpose of Project: Environmental Conservation – Conservation Collier Program
Program Qualifications:
The Scotti parcel met the Initial Screening Criteria identified in the Conservation Collier
Ordinance, No. 2007-65, as amended, including presence of native habitat, significant human
social values, protection of water resource values and wetland dependent species habitat, presence
of significant biological/ecological values, listed species habitat, connectivity, and restoration
potential.
The property can provide many recreational opportunities in conjunction with the adjacent North
Belle Meade Preserve including hiking, biking, horseback riding, and hunting. This parcel fulfills
program qualifications by satisfying five of six applicable screening criteria. The parcel contains
Pine Flatwoods and this area contains historic nesting/foraging habitat for the endangered red
cockaded woodpecker (RCW). Panther telemetry also indicates significant utilization by the
Florida panther. This parcel contributes to an important wildlife corridor connecting species from
the Florida Panther Refuge, Golden Gate Rural Estates, Dr. Robert H. Gore III Preserve, as well
as the Picayune Strand State Forest and Fakahatchee Strand State Preserve to the south through
wildlife underpasses under I-75. This parcel also provides an ecological link to the northern range
expansion goals of the RCW Recovery Plan.
Selected for the “A” category,
#1 priority, on the Active
Acquisition List (AAL) by
CCLAAC
Selected for the “A”
category, #1 priority,
on AAL by BCC
Purchase
offer made to
owner
Offer Accepted
8/03/2022 12/13/2022 5/30/2023 6/06/2023
11.C.j
Packet Pg. 166 Attachment: Scotti Trust Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and
2
Zoning, Growth Management and Land Use Overlays: The parcel is zoned Agricultural; Rural
Fringe Mixed Use Overlay-North Belle Meade Overlay-Sending within a Natural Resource
Protection Area.
Projected Management Activities: Management of this property will address the costs of exotic
vegetation removal and control and, potentially, management of native vegetation to maintain
suitable habitat for red cockaded woodpeckers. Controlled burning on a 3-4 year interval will be
used within this parcel and the adjacent preserve to maintain the fire dependent plant communities.
If it is determined to be compatible with the management goals of the property, cattle may be
grazed within this parcel and the adjacent preserve through the implementation of a cattle lease. If
it is deemed compatible, limited public quota hunts may be implemented by the County to support
wildlife management goals and enhance stakeholder opportunities. The potential for use of the
property and adjacent preserve as a gopher tortoise recipient site will also be explored.
Estimated Management Costs:
Management
Element 2024 2025 2026 2027
2028
Exotics $3,500 $1,800 $1,800 $1,800 $1,300
Cabbage palm
treatment $3,500
Total $7,000 $1,800 $1,800 $1,800 $1,300
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Packet Pg. 167 Attachment: Scotti Trust Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and
3
Scotti Property Location Map
11.C.j
Packet Pg. 168 Attachment: Scotti Trust Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and
4
Scotti Property Aerial Map
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Packet Pg. 169 Attachment: Scotti Trust Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and
CONSERVATION COLLIER
TAX lD NUIvIBER: 00343800006
AGREEMENT FOR SALE AND PURCHASE
THIS AGREEMENT is made and entered into by and between Michael Geren, as
Trustee of the Michael Geren Revocable Trust dated June 3, 2011, and Jonathan
A. and Debbie Sue Geren, as Co-Trustees of the Trust No. 81972 dated
September 12,2022, whose address is 13384 Coronado Dr., Naples, Florida 34109
(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, Florida 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
unde(akings of the parties hereinafter set forth and the sum of Ten Dollars (910.00), the
receipt and sufficiency of which is hereby acknowledged, it is agreed as follows:
I, AGREEMENT
1.01 ln 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".
1.02 Seller currently has a December 1, 2014 renewable Agricultural Lease ',for
the purpose of raising and grazing livestock" in place on the property which shall
termrnate with '185 days' notice following execution of this Agreement by
Purchaser.
1
II. PAYMENT OF PURCHASE PRICE
2.01 The purchase price (the "Purchase Price") for the property shall be OneHundred Twenty-Nine Thousand Five Hundred Dollars and 00/100
($129,500.00), (U.S. Currency) payable at time of closing.
op
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Packet Pg. 170 Attachment: Geren Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVATION COLLIER
TAX ID NUMBER 00343800006
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 rs later.
Under no circumstance will Purchaser close if cattle are present on Property or
said Agricultural Lease is in effect.
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:
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
3.01 '12 Combined Purchaser-Seller closing statement.
3.0113 A "Gap Tax Proration, Owner's Non-Foreign Affidavit", as
required by Section 1445 ol the lnternal Revenue Code and as required
by the title insurance underwriter to insure the "gap" and issue the policy
contemplated by the title insurance commitment.
3.0114 A W-9 Form, "Request for Taxpayer ldentification and
Certification" as required by the lnternal Revenue Service.
3.0'12 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
2
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III, CLOSING
11.C.k
Packet Pg. 171 Attachment: Geren Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVATION COLLIER
TAX lD NUN.4BERT 00343800006
3.0122 Funds payable to the Seller representing the cash payment due
at Closing in accordance with Article lll 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.
3.03 Purchaser shall pay for the cost of recordrng 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. lf 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 Tifle lnsurance 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. lf the tifle commitment contains
exceptrons 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.
3
of
changed adversely since the date of the last endorsement to the
commitment, referenced in Section 4.01 1 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.
11.C.k
Packet Pg. 172 Attachment: Geren Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVAT]ON COLLIER
TAX lD NUMBER: 00343800006
4.012 lf 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 to convey good
and marketable title at Seller's expense, 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. ln 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 ten (10) 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. lf 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 suchobjections. Should Seller elect not to or be unable to remove the
encroachment, projection, or provide legal access to the property wjthin 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 terminatjon withjn 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.
4
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11.C.k
Packet Pg. 173 Attachment: Geren Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVATION COLLIER
TAX ]D NUMBER 00343800006
V. INSPECTION PERIOD
5.01 Purchaser shall have one hundred twenty (120) days from the date of this
Agreement, ("lnspection 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. fhere 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 environ-
mental 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 lf 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
lnspection Period, written notice of its intention to waive the applicable
contingencies or to terminate this Agreement. lf Purchaser fails to notify the Seller
in writing of its specific objections as provided herein within the lnspection 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. ln
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. 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
Purchaser shall be entitled to full possession of the property at Closing
5
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7.01
11.C.k
Packet Pg. 174 Attachment: Geren Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVAT]ON COLLIER
TAX ID NUMBER 00343800006
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.
9.01 lf 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
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 rs not presently the subject of a pending,
threatened or contemplated bankruptcy proceeding.
10.0'12 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.
6
o\9
VIII, PRORATIONS
IX. TERMINATION AND REMEDIES
11.C.k
Packet Pg. 175 Attachment: Geren Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVATION COLLIER
TAx lD NUMBER: 00343800006
10.014 Seller represents that it has no knowledge of any actions, suits, claims,
proceedings, litigation or investigations pending or threatened against Seller, at
law, equity or in arbitration before or by any federal, state, municipal or other
governmental instrumentality that relate to this agreement or any other
property that could, if continued, adversely affect Seller's ability to sell the
Property to Purchaser according to the terms of this Agreement.
10.015 No party or person other than Purchaser has any right or option to
acquire the Property or any portion thereof.
10.016 Until the date fixed for Closing, so long as this Agreement remains in
force and effect, Seller shall not encumber or convey any portion of the
Property or any rights therein, nor enter into any agreements granting any
person or entity any rights with respect to the Property or any part thereof,
without first obtaining the written consent of Purchaser to such conveyance,
encumbrance, or agreement which consent may be withheld by Purchaser for
any reason whatsoever.
10.017 Seller represents that there are no incinerators, septic tanks, or
cesspools on the Property; all waste, if any, is discharged into a public sanitary
sewer system; Seller represents that they have (it has) no knowledge that any
pollutants are or have been discharged from the Property, directly or indirectly
into any body of water. Seller represents the Property has not been used for
the production, handling, storage, transportation, manufacture, or disposal of
hazardous or toxic substances or wastes, as such terms are defined in
applicable laws and regulations, or any other activity that would have toxic
results, and no such hazardous or toxic substances are currently used in
connection with the operation of the Property, and there is no proceeding or
inquiry by any authority with respect thereto. Seller represents that they have
(it has) no knowledge that there is ground water contamination on the Property
or potential of ground water contamination from neighboring properties. Seller
represents no storage tanks for gasoline, or any other substances are or were
located on the Property at any time during or prior to Seller's ownership
thereof. Seller represents none of the Property has been used as a sanitary
landfill.
10.018 Seller has no knowledge that the Property and Seller,s operations
concerning the Property are in violation of any applicable Federal, State or
local statute, law or regulation, or of any notice from any governmental body
has been served upon Seller claiming any violation of any law, ordinance, code
or regulation or requiring or calling attention to the need for any work, repairs,
construction, alterations or installation on or in connection with the property in
order to comply with any laws, ordinances, codes or regulation with which
Seller has not complied.
ooo
'7
11.C.k
Packet Pg. 176 Attachment: Geren Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVATION COLLIER
TAX lD NUMBER: 00343800006
10 019 With the exception of the Agricultural Lease, which shall be termrnated
by Seller in due course, 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 investiga-
trons 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 representatrons stated above and on the
understanding that Seller will not cause the zoning or physical condition of the
Property to change from its existrng 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 notrce 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 Al. 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, direc y 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
o
ot
B
11.C.k
Packet Pg. 177 Attachment: Geren Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVATION COLLIER
TAX lD NUI\,IBER 00343800006
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.
'1 1.01 Any notice, request, demand, instruction, or other communication to be
given to either party hereunder shall be in writing, sent by facsrmile with
automated confirmation of receipt, or by registered, or certified mail, return receipt
requested, postage prepaid, addressed as follows:
lf 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:Attn: Deborah K, Goodaker
Collier County Real Property Management
3335 Tamiami Trail East, Suite 102
Naples, Florida 34112
Telephone n umber: 239 -252-8922
Fax number: 239-252-8876
lf to Seller Michael Geren, Trustee and
Jonathan Geren, Trustee
1 3384 Coronado Drive
Naples, Florida 34109
Telephone number: 708-935-5409
Fax number: 239-653-7688
9
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XI, NOTICES
11.C.k
Packet Pg. 178 Attachment: Geren Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVAIION COLLIER
TAX ID NUMBER OO343800006
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.
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.
10
oFo
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.
11.C.k
Packet Pg. 179 Attachment: Geren Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVATION COLLIER
TAX ID NUMBER OO3438OOOO6
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.
13.08 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.
13.10 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.
oFo
11
13.07 lf 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.
13.09 lf 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. (lf 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.)
11.C.k
Packet Pg. 180 Attachment: Geren Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVAIION COI.LIER
-' AX rD N1JMB€R 00343800t06
lN tTJlTNESS WHEREOF, the parties hereto have srgned below
Dated ProjecuAcquisition Approved by BCC
AS TO PURCHASER:
ATTEST:
CRYSTAL K. KINZEL, Clerk ofJhe
Circuit Court and Comptroller
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
RICK LOCASTRO. Chairman
MICHAEL GEREN REVOCABLE TRUST
dated June 3. 201 1
By
Deputy Clerk
AS TO SELLER;
DATED tb,l*o
WITNESSES:
iwtncaa S€nriu.)
MBy
I'IICHAEL GEREN Trusiee
SELLER
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11.C.k
Packet Pg. 181 Attachment: Geren Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVATION COLLIER
WITN ESSES:
,Wtness S
tWlness SEnature)
THE TRUST NO. 81972
dated Septembet 12, 2002
By
THAN A. GEREN, Co-Trustee
SELLER
By
{P.inl l ldness Name}
Approved as lo form and legaljly
Ronald T Tomasko. Assistsnl County Altomey
THAN A. GEREN. Age
(o/b/o OEBBTE SUE GEREN, Co-Trustee),
Pursuant lo a Durable Power of
Attorney dated October 25, 2006
SELLER
hrilnv frldltnzi
nl '.
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_t*oL,
\/e te'u thffjr '\{Pnnt Wtnesg Nartr})
11.C.k
Packet Pg. 182 Attachment: Geren Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CG\SERVATION COLLIER
TAX ID NUIVIBER 00343800006
EXHIBIT "A" TO GEREN
AGREEMENT FOR SALE AND PURCHASE
LEGAL DESCRIPTION for Parcel No 00343800006, as set forth in OR 4706 PG 1994
of the official records of Collier County, Florida, and restated below:
THE EAST %OF THE EAST % OF THE SOUTHEAST %OF TI{E SOUTHWEST % OF
SECTION 33, TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIER COUNTY.
FLORIDA. LESS AND EXCEPT THE SOUTH 1OO FEET THEREOF PREVIOUSLY
CONVEYED TO THE STATE OF FLORIDA, AND SUBJECT TO AN EASEIV1ENT FOR
RIGHT OF WAY OR PUBLIC ROAD OVER THE NORTH 60 FEET OF THE SUBJECT
PROPERTY. AND FURTHER SUBJECT TO A PRIOR CONVEYANCE TO THE STATE
OF FLORIDA, OF ALL RIGHTS OF INGRESS, EGRESS, LIGHT, AIR AND VIEW
BETWEEN STATE ROAD NO. 84 (t-75) AND THE SUBJECT pROpERTy, ALONG THE
NORTH LINE OF THE EXISTING RIGHT OF WAY FOR SAID STATE ROAD NO. 84.
SAID RIGHT OF WAY BEING DESCRIBED AS THE NORTH 50 FEET OF THE SOUTH
lOO FEET OF THE SUBJECT PROPERTY. AND ALSO LESS THE EAST 50 FEET
PREVIOUSLY DEDICATED FOR ROAD PURPOSES.
Approved as to form and legality
Assistant County Attorney
1
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11.C.k
Packet Pg. 183 Attachment: Geren Trust Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
1
Conservation Collier Land Acquisition Program
Project Design Report
Geren Trust Property
Date: July 2023
Property Owners: Michael Geren Trust
Folio(s): 00343800006
Location: North of I-75 and east of the Collier County landfill; near the southern portion of North
Belle Meade Preserve in North Belle Meade; Section 33, Township 49 South, Range 27 East,
Collier County
Size: 7.84 acres
Purchase Price: $129,500
History of Project:
Purpose of Project: Environmental Conservation – Conservation Collier Program
Program Qualifications:
The Geren Trust parcel met the Initial Screening Criteria identified in the Conservation Collier
Ordinance, No. 2007-65, as amended, including presence of native habitat, significant human
social values, protection of water resource values and wetland dependent species habitat, presence
of significant biological/ecological values, listed species habitat, connectivity, and restoration
potential.
The property can provide many recreational opportunities in conjunction with the adjacent North
Belle Meade Preserve including hiking, biking, horseback riding, and hunting. This parcel fulfills
program qualifications by satisfying five of six applicable screening criteria. The parcel contains
Pine Flatwoods and this area contains historic nesting/foraging habitat for the endangered red
cockaded woodpecker (RCW). Panther telemetry also indicates significant utilization by the
Florida panther. This parcel contributes to an important wildlife corridor connecting species from
the Florida Panther Refuge, Golden Gate Rural Estates, Dr. Robert H. Gore III Preserve, as well
as the Picayune Strand State Forest and Fakahatchee Strand State Preserve to the south through
wildlife underpasses under I-75. This parcel also provides an ecological link to the northern range
expansion goals of the RCW Recovery Plan.
Selected for the “A” category,
#1 priority, on the Active
Acquisition List (AAL) by
CCLAAC
Selected for the “A”
category, #1 priority,
on AAL by BCC
Purchase
offer made to
owner
Offer Accepted
8/03/2022 12/13/2022 5/30/2023 6/06/2023
11.C.m
Packet Pg. 184 Attachment: Geren Trust Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and
2
Zoning, Growth Management and Land Use Overlays: The parcel is zoned Agricultural; Rural
Fringe Mixed Use Overlay-North Belle Meade Overlay-Sending.
Projected Management Activities: Management of this property will address the costs of exotic
vegetation removal and control and, potentially, management of native vegetation to maintain
suitable habitat for red cockaded woodpeckers. Controlled burning on a 3-4 year interval will be
used within this parcel and the adjacent preserve to maintain the fire dependent plant communities.
If it is determined to be compatible with the management goals of the property, cattle may be
grazed within this parcel and the adjacent preserve through the implementation of a cattle lease. If
it is deemed compatible, limited public quota hunts may be implemented by the County to support
wildlife management goals and enhance stakeholder opportunities. The potential for use of the
property and adjacent preserve as a gopher tortoise recipient site will also be explored.
Estimated Management Costs:
Management
Element 2024 2025 2026 2027
2028
Exotics $3,100 $1,600 $1,600 $1,600 $1,200
Cabbage palm
treatment $3,100
Total $6,200 $1,600 $1,600 $1,600 $1,200
11.C.m
Packet Pg. 185 Attachment: Geren Trust Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and
3
Geren Trust Property Location Map
11.C.m
Packet Pg. 186 Attachment: Geren Trust Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and
4
Geren Trust Property Aerial Map
11.C.m
Packet Pg. 187 Attachment: Geren Trust Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and
BCC Conservation Collier Property Summary Cycle 12A
Winchester Head Preserve Multi-Parcel Project
Currently on Board Approved A-list; CCLACC Recommendation: Remain on A-list
Property Name: Winchester Head Preserve Owner(s): 39 parcels - See Map
Target Protection Area: North Golden Gate Estates Acreage: 52.4 acres remaining to be acquired
Total Estimated Market Value: $1,441,000
Staff estimates that 4 parcels (10 acres) within the Winchester Head Preserve Multi-Parcel Project Area will be acquired during Cycle 12A. For
budgeting purposes the estimated cost of 4 parcels has been allocated to the Active Acquisition List A-List Total - Cycle 12A, while the estimated
cost of the remaining 35 project parcels (42.4 acres) is provided within the Active Acquisition List Multi-Parcel Projects total.
Highlights:
• Location: Between 35th Ave. NE and 41st Ave. NE, east of Everglades Blvd. N.
• Habitat: Primarily freshwater marsh and cypress
• Listed Plants: Common wild pine (Tillandsia fasciulata) fern (Osmunda regalis)
• Listed Wildlife: FWC telemetry shows use by panthers and observed on wildlife cameras
on existing preserve. Habitat for wood stork.
• Water Resource Values: hydric soils exist; wetland indicators noted and numerous wetland
dependent plants species noted; very minimal mapped aquifer recharge.
• Connectivity: The parcels are immediately contiguous to Winchester Head Preserve and
serve as an important water storage area for this part of NGGE
• Access: 37th Ave. NE, 39th Ave. NE, and 41st Ave. NE are accessible via Everglades Blvd.
• Management Issues / Estimated Costs: Initial Exotic Removal estimated at $300/acre and
ongoing annual estimated at $150/acre. These parcels would be managed along with the
existing preserve parcels
• Partnership Opportunities: None
• Zoning/Overlays: Single-family Estates zoning. No Overlays
• Surrounding land uses: Undeveloped and developed Estates residential on all
sides
• Other Division Interest: Stormwater Management may be interested in
partnering on flood management projects within Winchester Head to relieve
flooding in surrounding areas.
History: Parcels within the Winchester Head Preserve boundary totaling 158.67 acres have been targeted and pursued by Conservation Collier
since the target area was approved for the A-list by the Board of County Commissioners on January 25, 2005. Since then, the Program has
acquired 63% of the project area or 71 parcels for a total of 99 acres (as of August 2023). Acquisition in the project area are ongoing.
89
30
64 58
160
80 80 80
0
50
100
150
200
1 - Ecological
Value
2 - Human
Value
3 -
Restoration
and
Management
4 -
Vulnerability
Total Score: 241/400
Awarded Points Possible Points
11.C.n
Packet Pg. 188 Attachment: Winchester Head Preserve Environmental Summary (26269 : Conservation Collier - Cycle
CCLAAC Conservation Collier Property Summary Cycle 12A
Winchester Head Preserve Multi-Parcel Project – Currently on Board Approved A-list
*Map is current as of July 2023. Narrative reflects current status of acquisition as acquisitions are ongoing in this project area.
11.C.n
Packet Pg. 189 Attachment: Winchester Head Preserve Environmental Summary (26269 : Conservation Collier - Cycle
CONSERVATION COLLIER
TAX D NUIV]BER. 39957360000
AGREEIMENT FOR SALE AND PURCHASE
THIS AGREEI\4ENT is made and entered into by and between BARBARA E. PERONA,
lndividually and as Surviving Joint Tenant with Full Rights of Survivorship, whose
address is 739 Jaques Ave., Rahway, New Jersey 07065-3831 (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,
Florida 341 12 (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 conditrons 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 (g'10.00), the
receipt and sufficiency of which is hereby acknowledged, it is agreed as follows:
I, AGREEIVENT
1.01 ln 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-
Nine Thousand Eight Hundred Dollars and 00/100 ($39,800.00), (U.S
Currency) payable at time of closing.
III, CLOSING
3.01 The Closing (THE "CLOS|NG DATE", "DATE OF CLOStNG,,, OR ,,CLOStNG',) of
the transaction shall be held on or before one hundred and eighty (.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
1
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11.C.o
Packet Pg. 190 Attachment: Perona Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAX lD NUMBER: 39957360000
be held at the Collier County Attorney's Office, Administration Building,
3299 Tamiami Trail East, Naples, Florda. The procedure to be followed by the
parties rn connection with the Closing shall be as follows:
3.01'1 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:
3.01'1 1 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
3.01 12 Combined Purchaser-Seller closing statement.
3.01 13 A "Gap Tax Proration, Owner's Non-Foreign Affidavit", as
required by Section 1445 of the lnternal Revenue Code and as required
by the title insurance underuriter to insure the "gap" and issue the policy
contemplated by the title insurance commitment.
3.0'1 14 A W-9 Form, "Request for Taxpayer ldentification and
Certification" as required by the lnternal 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 Tifle
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 4.0'1 1 thereto, and the Tifle Company
is irrevocably committed to pay the Purchase Price to Seller and to issue
the Owneis 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 lll hereof, shall be subject to
adjustment for prorations as hereinafter set forth.
2
(b) Such other easements, restrictions, or conditions of record.
^!'oU'
11.C.o
Packet Pg. 191 Attachment: Perona Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
3.02 Each party shall be responsible for payment of its own attorney's fees.
Seller, at rts 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.
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. lf 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.
4,0'1 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 Wthin fifteen (15) days after the date hereof, Purchaser shall obtain as
evidence of title an ALTA Commitment for an Owner's Title lnsurance 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 lf 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 lf 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 to convey good
and marketable title at Seller's expense, except for liens or monetary
obligations which will be satisfred at Closing. Seller, at its sole expense, shall
use its best efforts to make such title good and marketable. ln 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
3
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CONSERVATION COLLIER
TAX tD NUtVIBER 39957360000
IV. REQUIREMENTS AND CONDITIONS
11.C.o
Packet Pg. 192 Attachment: Perona Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAX ID NUMBER 39957360000
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 ten (10) 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. lf 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
objectrons. Should Seller elect not to or be unable to remove the
encroachment, projection, or provide legal access to the property within sard
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 twenty (120) days from the date of this
Agreement, ("lnspection 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 environ-
mental laws and the Property is free from any pollution or contamination.
4
op
11.C.o
Packet Pg. 193 Attachment: Perona Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAX ID NUMBER 39957360000
4. The Property can be utilized for its intended use and purpose in the
Conservation Collier program.
5.02 lf 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
lnspection Period, written notice of its intention to waive the applicable
contrngencies or to terminate this Agreement. lf Purchaser fails to notify the Seller
in writing of its specific objections as provrded herein within the lnspection 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. ln
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. Seller shall be notified by
Purchaser no less than twenty-four (24) hours prior to said inspection of the
Property.
6.01 Seller acknowledges that the Purchaser, or its authorized agents, shall have
the right to inspect the Property at any tame prior to the Closing.
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 REMED IES
9.01 lf 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
5
o*ocI
VI, INSPECTION
VII. POSSESSION
7.01 Purchaser shall be entitled to full possession of the Property at Closing.
VIII. PRORATIONS
11.C.o
Packet Pg. 194 Attachment: Perona Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAx l0 NUIMBERT 399s7360000
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
Ag reement.
9.02 The parties acknowledge that the remedies described herein and in the other
provisions of this Agreement provide mutually satisfactory and sufflcient 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
10.0'1 1 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.
6
\r*Oot
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 Sellefs 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.
11.C.o
Packet Pg. 195 Attachment: Perona Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAX lD NUMBER: 39957360000
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 Federai, 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
^*oLr'
'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.
11.C.o
Packet Pg. 196 Attachment: Perona Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
lAX rD NTJMBER 3S957360000
improvement agreements, utility moratoriums, use moratoriums, improvement
moratoriums, administrative or other proceedings or governmental investiga-
tions 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 th is
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
(hereinafier 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 indirecfly,
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 g601,
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 functron 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.
3
-n'o
11.C.o
Packet Pg. 197 Attachment: Perona Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVAIION COLLIER
TAx lD NUMBER: 39957360000
XI. NOTICES
1 1.01 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:
lf 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 Attn: Deborah K. Goodaker
Collier County Real Property Management
3335 Tamiami Trail East, Suite 102
Naples, Florida 34112
Telephone number: 239-252-8922
Fax number: 239-252-8876
lf to Seller.Barbara E. Perona
739 Jaques Avenue
Rahway, NJ 07065-3831
Telephone number: 609-442-5646
Dominqo0410 92@qmail.com
With a copy to
'l 1.02 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.
9
cPo
11.C.o
Packet Pg. 198 Attachment: Perona Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAX rO NUMBER 39S57360000
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.
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 lf 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 busrness day.
10
o
XII, REAL ESTATE BROKERS
XIII, MISCELLANEOUS
11.C.o
Packet Pg. 199 Attachment: Perona Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
IAX lD NUMBER: 39957360000
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 lf 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. (lf 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 thrs
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.
lN WITNESS WHEREOF, the parties hereto have signed below
Dated ProjecUAcquisition Approved by BCC
AS TO PURCHASER
ATTEST
CRYSTAL K. KINZEL, Clerk of the
Circuit Court and Comptroller
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
By
c
, Deputy Clerk
11
RICK LOCASTRO, Chairman
',o
11.C.o
Packet Pg. 200 Attachment: Perona Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAX rO NUMBER 39957350000
AS TO SELLER:
DATED
WITNESSES.
(Wltness Signature)
By f,!,tu€.6**
BARBARA E. PERONA, lndividually
and as Surviving Joint Tenant
Wth Full Rights of Survivorship
23
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(Pnnl Wdness Nam€)
ness nalure)
SELLER
1 -,rsa Vo'nLo n
)
{PnnI witnesa Nam€)
Approved as to form and legality
Vll or iea /)ott,*,t/
- M O-NTCA, L WOLLMANN
o ta ry Pu bL.,€tal o ol N ew J 6 rsey
MfCor',missfoh Expires
M3y05,2025
Ronald T. Tomasko , Assistant County Anorney
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Packet Pg. 201 Attachment: Perona Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
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Packet Pg. 202 Attachment: Perona Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVATION COLLIER
TAX lD NUMBER: 39957360
EXHIBIT "A" TO PERONA
AGREEMENT FOR SALE AND PURCHASE
LEGAL DESCRIPTION for Parcel No 39957360000, as set forth in OR 54'l PG 355
of the official records of Collier County, Florida, and restated below:
THE EAST 105 FEET OF THE EAST 180 FEET OF TRACT 61, UNIT 65,
GOLDEN GATE ESTATES, ACCORDING TO THE PLAT THEREOF
RECORDED IN PLAT BOOK 5, PAGE 88 OF THE PUBLIC RECORDS OF
COLLIER COUNTY, FLORIDA
Approved as to form and legality n$
oo\N*'
, Assistant County Attomey
1
G:\Perona\L€gal Description
o}'o
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Packet Pg. 203 Attachment: Perona Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
1
Conservation Collier Land Acquisition Program
Project Design Report
Perona Property
Date: July 2023
Property Owner(s): Barbara Perona
Folio: 39957360000
Location: GOLDEN GATE EST UNIT 65 E 105FT OF TR 61
Size: 1.59 acres
Purchase Price: $39,800
History of Project:
Purpose of Project: Environmental Conservation – Conservation Collier Program
Program Qualifications:
The Perona parcel is within the Winchester Head multi-parcel project. Winchester Head is
an undeveloped depressional cypress head and marsh wetland located in NGGE in Units
62 and 65. Using aerial photographs, elevation data, soil maps and public input, a total of
115 parcels (158.67 acres) were identified as being important for acquisition. Selected
parcels include wetlands and small areas of upland buffers on parcels which are more than
half wetland. The entire project site is within North Golden Gate Estates, identified within
the Conservation Collier Ordinance (Ord. No. 2002-63, as amended) as a Target Protection
Area.
One important reason for the selection of Winchester Head as a conservation target is that
this area functions to provide floodplain storage for surrounding home sites during high
rainy season. These types of depressional storage areas were included in the water
management models for the Golden Gate canal system done by the Big Cypress Basin,
South Florida Water Management District and are a component of flood control for the
area. Winchester Head has also been targeted for future watershed improvement projects
(North Golden Gate Flowway Restoration Project) in the County’s Watershed
Management Plan. At this time, Conservation Collier owns 99.02 acres out of a total of
158.67 acres, or 62% of the project area.
Selected for the “A” category,
#1 priority, on the Active
Acquisition List (AAL) by
CCLAAC
AAL most recently
approved by BCC
Letter sent to
Winchester
Head owners
Offer
Accepted
12/15/04 12/13/2022 9/20/22 6/07/23
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Packet Pg. 204 Attachment: Perona Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
2
Additional program criteria that would be satisfied by this acquisition include protection
of surface and ground water resources, protection of wetland dependent species habitat,
and good potential for restoration. This parcel is primarily cypress forest with a sparse
canopy of large trees, an understory of swamp fern, royal fern, and saw grass, with a low
midstory of coastal plain willow, dahoon holly, and button bush. There is a low infestation
of Brazilian pepper and old-world climbing fern. A paved public road (39th Ave NE)
provides access to the parcel and allows the property to be readily viewed.
Zoning, Growth Management and Land Use Overlays: The Winchester Head 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:
Active management of the entire project area is not feasible until a significant contiguous
area can be acquired. While Winchester Head as a whole is relatively free of exotic plants,
ongoing control is done annually or as needed. Exotic maintenance should be minimal and
will be included in the management budget for the overall Winchester Head project. Most
of the project area for Winchester Head is wetlands, and trails are not feasible. A raised
boardwalk would be the best public access opportunity; however, this will not be
considered until sometime well into the future of the project when more parcels are
acquired. Nature photography and bird watching from roadways are two activities that can
occur at present. Currently, the three roads (37th, 39th, and 41st Streets NE) provide paved
access to the project area but the only parking is the road right-of-way. At present, a visitor
parking area is not available but could be constructed in the future. An educational kiosk
can be placed along one of the roads through the project containing information on
wetlands and on the preservation of the area. Signs can be placed at boundaries along the
roadways.
Estimated Management Costs:
Management
Element 2024 2025 2026 2027
2028
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.
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Packet Pg. 205 Attachment: Perona Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
3
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Packet Pg. 206 Attachment: Perona Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
4
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Packet Pg. 207 Attachment: Perona Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore
CONSERVAT10N COLLIER―CYCLE llB
CORE PRESERVE―WEIR Tr
TAX ID NUMBER141510440009
AGREEMENT FOR SALE AND PURCHASE
THIS AGREEMENT is made and entered into by and between MiCHAEL F.WE:R,
Trustee,underthe CEL:NE WEIR DECLARAT:ON OF TRUST DATED AUGUST 25,
1995,whose add「ess is 32859 VValnut Dnve,Avon,OH 44011,(hereinafter referred to
as∥Sellerり ,and cOLLIER COUNTY,a pO∥lcal subdivision of the State of Flonda,Is
successors and assigns,whose address is 3335 Tamiami Trai!East,Suite 1 01,Nap:es,
FL 34112(hereinafter referred to as"Purchaser")
W!TNESSETH
VVHEREAS, Se∥er is the owner of that certain parcel of real property(hereinafter
referred to as“Property“),|。Cated in Collier County,State of Flonda,and being more
particularly described in Exhibit ∥A,∥ attached hereto and made a part hereof by
reference
WHEREAS,Purchaseris desirous of purchasing the Property,suaectto the condlions
and other agreements hereinafter set forth,and Se∥eris agreeable to such sale and to
such conditions and agreements
NOllV,丁 HEREFORE,and for and in consideralon of the premises and the respecJve
undertakings ofthe parties hereinafter setforth and the sum of Ten Do∥ars($1000),the
receipt and suffciency of which is hereby acknow!edged,itis agreed as fo∥ows:
l AGREEMENT
101 :n consideration of the purchase price and upon the terms and conditions
hereinafter set forth, Se∥er sha∥se∥to Purchaser and Purchaser sha∥purchase
from Se∥erthe Propeny,described in Exhibl∥A"
∥ PAYMENtt OF PURCHASE PRiCE
2 01 The purchase pnce(the"Purchase Price∥)for the Property sha∥be THiRTY‐
SEVEN THOuSAND FiVE HUNDRED and 00′100 DOLLARS(S37,500),(US
Currency)payable at ume Of closing
i∥ CLOSiNG
301 丁he Closing (THE "CLOSING DATE∥, ∥DATE OF CLOSiNG∥, OR
"CLOSING")of the transaction sha∥be held on or before one hundred and eighty
(180)dayS fO1lowing execulon ofthis Agreement by the Purchaser,or wlhin thirty
(30)dayS Of Purchasers receipt of a∥closing documents,whichever is later tthe
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Packet Pg. 208 Attachment: Weir Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVAT10N COLLIER―CYCLE llB
GORE PRESERVE―WElR Tr
TAX ID NUMBER:41510440009
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:
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.
3.01 12 Combined Purchaser-Seller closing statement.
3.01'13 A "Gap Tax Proration, Owner's Non-Foreign Affidavit", as
required by Section 1445 of the lnternal Revenue Code and as required
by the title insurance underwriter to insure the "gap" and issue the policy
contemplated by the title insurance commitment.
3.0114 A W-9 Form, "Request for Taxpayer ldentification and
Certification" as required by the lnternal 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 4.0'1 1 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 lll hereof, shall be subject to
adjustment for prorations as hereinafter set forth.
C●
°
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Packet Pg. 209 Attachment: Weir Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVAT10N COLLIER―CYCLE llB
GORE PRESERVE―WEIR Tr
TAX ID NUMBER:44510440009
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
Selle/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.
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. lf 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;
4.01 1 Within fifteen ( 1 5) days after the date hereof, Purchaser shall obtain as
evidence of title an ALTA Commitment for an Owner's Title lnsurance 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. lf 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 lf 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 to
convey good and marketable title at Seller's expense, 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. ln
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
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Packet Pg. 210 Attachment: Weir Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVAT10N COLLlER―CYCLE llB
GORE PRESERVE―WEIR T「
TAX lD NUMBER:41510440009
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 Selleis
possession to Purchaser within ten (10) 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.
lf 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 twenty (120) days from the date of this
Agreement, ("lnspection 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.
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Packet Pg. 211 Attachment: Weir Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVAT10N COLL ER―CYCLE llB
CORE PRESERVE―WEIR Tr
TAX ID NUMBER141510440009
4. The Property can be utilized for its intended use and purpose in the
Conservation Collier program.
5.02 lf 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
lnspection Period, written notice of its intention to waive the applicable
contingencies or to terminate this Agreement. lf Purchaser fails to notify the Seller
in writing of its specific objections as provided herein within the lnspection 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. ln
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 investigations.
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.
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.
IX. TERMINATION AND REMEDIES
9.01 lf 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
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Packet Pg. 212 Attachment: Weir Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVAT10N COし LIER―CYCLE l18
GORE PRESERVE―WEIR Tr
TAX ID NUMBER:41510440009
a contract vendee, including the right to seek specific performance of this
Ag reement.
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:
10.01 1 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.
1 0.012 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 Selleis 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
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Packet Pg. 213 Attachment: Weir Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVAT:ON COLL ER―CYCLE llB
GORE PRESERVE―WEIR Tr
TAX lD NUMBER:44510440009
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.
1 0.018 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 Seller has no knowledge of 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
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11.C.s
Packet Pg. 214 Attachment: Weir Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVAT10N COLL ER―CYCLEイ
`BCORE PRESERVE―VVEIR T,
TAX 10 NUMBER:41510440009
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.
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11.C.s
Packet Pg. 215 Attachment: Weir Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVAT10N COLLIER―CYCLE llB
GORE PRESERVE―WEIR T「
TAX ID NUMBER:41510440009
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:
lf 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: Attn: Vivian Rodriguez
Collier County Real Property Management
3335 Tamiami Trail East, Suite 102
Naples, Florida 34112
Telephone number: 239-252-8402
Fax number: 239-252-8876
lf to Seller: Michael F. Weir, Trustee, under the Celine Weir
Declaration of Trust Dated August 25, 1995
32859 Walnut Drive
Avon, OH 44011
Telephone number: 440-308-8801
E-mail: mikew@advance-door.com
11.02 The addresses 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
が
11.C.s
Packet Pg. 216 Attachment: Weir Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVAT10N COLLIER―CYCLE llB
GORE PRESERVE―WEIR T「
TAX ID NUMBER:41510440009
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 lf 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.
13.09 lf 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,
∫
11.C.s
Packet Pg. 217 Attachment: Weir Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVAT10N COLL ER―CYCLE l18
GORE PRESERVE―WEIR T「
TAX:D NUMBER:41510440009
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. (lf 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.
lN WITNESS WHEREOF, the parties hereto have signed below.
Dated Prolect/AcquisliOn Approved by BCC:
AS TO PURCHASER:
ATttES丁:CRYSTAL K KINZEL,Clerk ofthe
Circun Court and comptroller
BOARD OF COUNTY COMMISS10NERS
COLLIER COUNW,FLORIDA
By:
, Deputy Clerk RICK LOCASTRO,Chairman
∫
rS′GNArtJRE ДPPEARS O″THE FOι LOWrNC PACFJ
11.C.s
Packet Pg. 218 Attachment: Weir Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVAT10N COLL:ER―CYCLE l18
GORE PRESERVE―WEIR Tr
TAXID NUMBER:4151044-
AS TO SELLER:
DATEDi_立 ノ三≧ムと三墨⊇二≧
=Σ
____
WITNESSES:
THE CELINE 1/VEIR DECLARAT10N OF
TRUST DATED AUGUST 25,1995
By2)励 ■μ 取 り鍵
MiCHAEL F VVEIR,TruStee(Signature)
(Signature)
(Print Wiines8 Name)
11.C.s
Packet Pg. 219 Attachment: Weir Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
CONSERVAT10N COLLIER―CYCLE llB
CORE PRESERVE―WEIR Tr
TAXlD NUMBER:41510440009
EXHIBl丁 `貿 ′
GOLDEN GATE EST UNIT 91 VV 150FT OFTR l12 0R 414 PG 339-40
TOGETHER W TH ALL THE TENEMENTS′HEREDITAMENTS AND APPURT[NANCES THERETO BELONGING
OR IN ANYWISE APPERTAINING
Parcel Number: 41510440009
2 27 acres
ぴ
11.C.s
Packet Pg. 220 Attachment: Weir Agreement (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and Gore parcels)
1
Conservation Collier Land Acquisition Program
Project Design Report
Weir Trust Property
Date: August 2023
Property Owner: Celine Weir Trust
Folio(s): 41510440009
Location: GOLDEN GATE EST UNIT 91 W 150FT OF TR 112
Size: 2.27 acres
Purchase Price: $37,500
History of Project:
Purpose of Project: Environmental Conservation – Conservation Collier Program
Program Qualifications:
This parcel is within the Dr. Robert H. Gore III (Gore) Preserve multi-parcel project boundary.
The Weir Trust parcel was considered due to its proximity to an existing Conservation Collier
preserve. The Gore Preserve project area, which includes the Weir Trust parcel, 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.
This parcel offers access from 40th 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. Potential public uses include hiking, nature photography, bird watching, and
environmental education to be provided by partner Cypress Cove Conservancy. The Cypress Cove
Conservancy acquired and currently maintains Dr. Gore’s old home as a Nature Center and offers
environmental education, while Conservation Collier maintains the surrounding preserve.
The project area is approximately 75% wetlands, with the remaining 25% seasonal wetlands.
Significant areas of karst have been observed in the area. Karst is limestone terrain characterized
by sinkholes, caverns and underground streams, and is a wetland indicator. Plant communities
found on the property are consistent with mapped soils and provide habitat for wetland dependent
species. The project area is mapped by the South Florida Water Management District as
Selected for the “A” category,
#1 priority, on the Active
Acquisition List (AAL) by
CCLAAC
Selected for the “A”
category, #1 priority,
on AAL by BCC
Purchase
offer made to
owners
Offer Accepted
12/09/22 1/25/2022 6/14/2022 6/15/2022
11.C.u
Packet Pg. 221 Attachment: Weir Trust Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and
2
contributing 43’ to 56” annually of water to the Surficial Aquifer System, and can be expected to
contribute to the attenuation of area flood waters. Hydrologic indicators such as karst topography,
cypress knees, and water marks on buttressed cypress trees provide evidence of seasonal flooding.
The mature cypress trees found on the property indicate that the area has historically contained
wetlands.
Invasive exotic plant species are present in significant amounts, up to 95% along the roadside and
approximately 50% interiorly. The primary invasive exotic plant is Brazilian pepper (Schinus
terebinthifolius), but others are likely also present.
The project area contains protected species of plants, including giant sword fern (Nephrolepis
biserrata) and several listed bromeliads in the Tillandsia genus. A neighbor and environmental
professional who is familiar with the property reported 5 native orchid species present within the
project area. The same neighbor has seen 5 panthers in the area since 2014 (including a panther
with kittens), dozens of Florida black bears (including females with cubs), and numerous other
wildlife. The observed habitat and location would support the presence of Everglades mink
(Neovison vison evergladensis), tricolored heron (Egretta tricolor), and little blue heron (Egretta
caerulea), all state-protected species.
The property is within an historic wetland area that connects on the east with the Florida Panther
National Wildlife Refuge (FPNWR) via the old Ford Test Track. The Gore Preserve and
surrounding lands enhance the FPNWR by acting as a buffer and providing a reasonably large
sized wild land addition north of I-75. There are wildlife underpasses at the adjacent Faka Union
and nearby Miller canals creating an ecological link south under I-75 to the Picayune Strand State
Forest. A little over 2 miles to the west are the North Belle Meade sending lands. The Gore project
is within the Florida Fish and Wildlife Conservation Commission (FWC) Primary Panther habitat
zone. The Weir Trust parcel expands the Gore Preserve. This parcel, joined with many others,
could 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.
11.C.u
Packet Pg. 222 Attachment: Weir Trust Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and
3
Estimated Management Costs:
Management
Element 2023 2024 2025 2026
2027
Exotics $1,135 $908 $908 $908 $568
Signage $200
Total $1,335 $908 $908 $908 $568
SEE PAGES 3 AND 4 FOR AERIAL MAPS OF THE PARCEL.
11.C.u
Packet Pg. 223 Attachment: Weir Trust Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and
4
11.C.u
Packet Pg. 224 Attachment: Weir Trust Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and
5
11.C.u
Packet Pg. 225 Attachment: Weir Trust Project Design Report (26269 : Conservation Collier - Cycle 11A and 11B - North Belle Meade, Winchester Head, and
BCC Cycle 11A Conservation Collier Property Summary
Parcels Near North Belle Meade Preserve
Property Name: 4 owners Owner(s): See Map
Target Protection Area: RFMUD Acreage: 26.5 acres
Estimated Market Value: $207,000 for 4 parcels
Highlights:
•Location: East of Collier Blvd/951, just north of I-75; immediately east of 960 acres
owned by Collier County
•Met 5 out of 6 Initial Screening Criteria: Native plant communities; human values;
water resource values; biological and ecological value; enhancement of current
conservation lands; not within another Agency project boundary.
•Habitat: Palmetto Prairie, Pine Flatwoods, Cabbage Palm, Cypress
•Listed Plants: Giant Wild Pine (Tillandsia utriculata)
•Listed Wildlife: Red Cockaded Woodpecker (RCW) observed on adjacent
parcels - historic nesting/foraging habitat for RCW; Panther telemetry indicates
significant utilization.
•Water Resource Values: Wetlands on portions, aquifer recharge, and sheet
flow on property.
•Connectivity: Contribute to an important wildlife corridor connecting species
from the Florida Panther Refuge, Golden Gate Rural Estates, Dr. Robert H.
Gore III Preserve, as well as the Picayune Strand State Forest and Fakahatchee
Strand State Preserve to the south through wildlife underpasses under I-75.
Provides an ecological link to the northern range expansion goals of the RCW
Recovery Plan.
•Other Division Interest: Transportation advises a roadway could be aligned
through portions of this area
•Access: Currently no public right of way access
•Management Issues / Estimated Costs: Initial Exotic Removal estimated at
$350/acre and ongoing annual estimated at $150/acre. Installation of trails
$5,000 with ongoing trail maintenance of $5000.
•Partnership Opportunities: None
•Zoning/Overlays: Agricultural; Rural Fringe Mixed Use Overlay-North Belle Meade
Overlay-Sending with a portion having Natural Resource Protection Area (A-RFMUO-
NBMO-NRPA-Sending)
•Surrounding land uses: Agricultural, roadway
123
60
30 9
160
80 80 80
0
50
100
150
200
1 - Ecological
Value
2 - Human
Value
3 - Restoration
and
Management
4 -
Vulnerability
Total Score: 221/400
Awarded Points Possible Points
BCC Cycle 11A
•All Criteria Score: 121 out of 400; high ecological value and human social value scores
•Acquisition Considerations:
o Red Cockaded Woodpecker (RCW) has become quite rare in Collier County due to increased development. Property also has
high utilization by the Florida panther.
o LDC section 2.03.08.A describes that RFMU Sending Lands and are those lands that have the highest degree of environmental
value and sensitivity; and are the principal target for preservation and conservation.
o LDC section 2.03.08.B. states:
The purpose and intent of the Natural Resource Protection Area Overlay District (NRPA) is to: protect endangered or
potentially endangered species by directing incompatible land uses away from their habitats; to identify large, connected,
intact, and relatively unfragmented habitats, which may be important for these listed species; and to support State and
Federal agencies' efforts to protect endangered or potentially endangered species and their habitats…. These lands
generally should be the focus of any federal, state, County, or private acquisition efforts.
o Conservation Collier is coordinating with the Transportation Department regarding the Wilson Boulevard extension that may be
aligned through property.
o Potential for trespass and poaching by ATV.
Conservation Collier Property Summary
Parcels Near North Belle Meade Preserve
CCLAAC Cycle 11A Conservation Collier Property Summary Parcels
Near North Belle Meade Preserve August 3, 2022
North Belle Meade Preserve
Conservation Collier Initial Criteria Screening Report North Belle
Meade Preserve (Formerly HHH Ranch) TPMA
Target Protection Area Parcels and Acreage: 41 parcels (319.34 ac)
Applied Parcel Owner(s), Acreage, and Folios: Sponseller (5.06ac, 00344200003), Scotti Trust (9.09ac,
00344120002), Guitierrez (4.88ac, 00344400007), Geren Revocable Trust (9.11ac, 00343800006)
Staff Report Date: August 3, 2022
(Revised August 26, 2022)
123
60 30 9
160
80 80 80
0
50
100
150
200
1 - Ecological
Value
2 - Human
Value
3 -
Restoration
and
Management
4 -
Vulnerability
Total Score: 221/400
Awarded Points Possible Points
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
2
Table of Contents
Table of Contents ......................................................................................................................................... 2
1.Introduction ........................................................................................................................................... 4
2.Summary of Property ............................................................................................................................ 5
Figure 1 - Parcel Location Overview, 1- Sponseller, 2 - Scotti Trust, 3 - Guitierrez, 4 - Geren
Revocable Trust ..........................................................................................................................5
Figure 2 - Parcel Close-up .........................................................................................................................6
2.1 Summary of Property Information ....................................................................................................7
Table 1 – Summary of Property Information .....................................................................................7
Figure 3 - Secondary Criteria Score ....................................................................................................8
Table 2 - Secondary Criteria Score Summary .....................................................................................8
2.2 Summary of Assessed Value and Property Cost Estimates ..............................................................9
Table 3. Assessed & Estimated Value ................................................................................................9
2.2.1 Zoning, Growth Management and Conservation Overlays ....................................................9
2.3 Summary of Initial Screening Criteria Satisfaction (Ord. 2002-63, Sec. 10) ................................. 10
3.Initial Screening Criteria ...................................................................................................................... 12
3.1 Ecological Values ............................................................................................................................. 12
3.1.1 Vegetative Communities ....................................................................................................... 12
Table 4. Listed Plant Species.................................................................................................... 12
Figure 4 - CLIP4 Priority Natural Communities ........................................................................ 13
Figure 5 - Florida Cooperative Land Cover Classification System ............................................ 14
Figure 6 – Cypress and slash pine forest that has been subjected to stand replacing wildfire 15
Figure 7 – Good condition hydric pine flatwood ..................................................................... 15
3.1.2 Wildlife Communities ............................................................................................................ 16
Table 5 – Listed Wildlife Detected ........................................................................................... 16
Figure 8 - Wildlife Spatial Data (i.e., telemetry, roosts, etc) .................................................... 17
Figure 9 - CLIP4 Potential Habitat Richness ............................................................................. 18
3.1.3 Water Resources ................................................................................................................... 19
Figure 10 - CLIP Aquifer Recharge Priority and Wellfield Protection Zones ............................ 20
Figure 11 - Collier County Soil Survey ...................................................................................... 21
Figure 12 LIDAR Elevation Map ............................................................................................... 22
3.1.4 Ecosystem Connectivity ........................................................................................................ 23
Figure 13 - Conservation Lands ............................................................................................... 24
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
3
3.2 Human Values ................................................................................................................................. 25
3.2.1 Recreation ............................................................................................................................. 25
3.2.2 Accessibility ........................................................................................................................... 25
3.2.3 Aesthetic/Cultural Enhancement ......................................................................................... 25
Figure 14 – Flooded hydric pine flatwoods ............................................................................. 25
3.3 Restoration and Management ....................................................................................................... 25
3.3.1 Vegetation Management ...................................................................................................... 25
3.3.1.1 Invasive Vegetation ..................................................................................................... 25
3.3.1.2 Prescribed Fire ............................................................................................................ 26
3.3.2 Remediation and Site Security .............................................................................................. 26
3.3.3 Assistance .............................................................................................................................. 26
3.4 Vulnerability .................................................................................................................................... 26
3.4.1 Zoning and Land Use ............................................................................................................. 26
Figure 15 - Zoning .................................................................................................................... 28
Figure 16 - Zoning Overlays ..................................................................................................... 29
Figure 17 – Future Land Use ................................................................................................... 30
3.4.2 Development Plans ............................................................................................................... 31
4.Acquisition Considerations .................................................................................................................. 31
5. Management Needs and Costs .............................................................................................................. 31
Table 6 - Estimated Costs of Site Remediation, Improvements, and Management ................ 31
5.Potential for Matching Funds .............................................................................................................. 31
6.Secondary Criteria Scoring Form ......................................................................................................... 31
7.Additional Site Photos ......................................................................................................................... 38
................................................................................................................................................ 38
APPENDIX 1 – Critical Lands and Water Identification Maps (CLIP) Definitions ...................................... 38
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
4
1.Introduction
The Conservation Collier Program (Program) is an environmentally sensitive land acquisition and
management program approved by the Collier County Board of County Commissioners (Board) in 2002
and by Collier County Voters in 2002 and 2006. The Program was active in acquisition between 2003 and
2011, under the terms of the referendum. Between 2011 and 2016, the Program was in management
mode. In 2017, the Collier County Board reauthorized Conservation Collier to seek additional lands
(2/14/17, Agenda Item 11B). On November 3, 2020, the Collier County electors approved the
Conservation Collier Re-establishment referendum with a 76.5% majority.
This Initial Criteria Screening Report (ICSR) has been prepared for the Conservation Collier Program in its
11th acquisition cycle to meet requirements specified in the Conservation Collier Implementation
Ordinance, 2002-63, as amended, and for purposes of the Conservation Collier Program. The sole
purpose of this report is to provide objective data to demonstrate how properties meet the criteria
defined by the ordinance.
The following sections characterize the property location and assessed value, elaborate on the initial and
secondary screening criteria scoring, and describe potential funding sources, appropriate use, site
improvements, and estimated management costs.
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
5
2.Summary of Property
Figure 1 - Parcel Location Overview, 1- Sponseller, 2 - Scotti Trust, 3 - Guitierrez, 4 - Geren Revocable Trust
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
6
Figure 2 - Parcel Close-up
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
7
2.1 Summary of Property Information
Table 1 – Summary of Property Information
Characteristic Value Comments
Name Multiple
Folio Number Multiple 00344200003, 00344120002, 00344400007,
00343800006
Target Protection Area HHH Ranch
Size 319.34-acres total 41 parcels ranging from 2.08-40.04-acres
Section, Township, and
Range S33, Twn 49, R27
Zoning Category/TDRs A-RFMUD Sending
– NBMO-NRPA
Agricultural/RFMUD – Sending -North Belle Meade
Overlay-eastern half in NRPA
Existing structures None
Adjoining properties
and their Uses
Agriculture,
Conservation
Parcels to the north are agricultural but will be mined in
future. Parcels to east are owned by county and may be
developed for a variety of uses.
Development Plans
Submitted None
Known Property
Irregularities None known
Other County Dept
Interest Transportation Wilson corridor extension
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
8
Figure 3 - Secondary Criteria Score
Table 2 - Secondary Criteria Score Summary
Criteria Awarded Weighted
Points
Possible Weighted
Points
Awarded/Possible
Points
1 - Ecological Value 123 160 77%
1.1 - Vegetative Communities 32 53 60%
1.2 - Wildlife Communities 27 27 100%
1.3 - Water Resources 11 27 40%
1.4 - Ecosystem Connectivity 53 53 100%
2 - Human Values 60 80 75%
2.1 - Recreation 34 34 100%
2.2 - Accessibility 23 34 67%
2.3 - Aesthetics/Cultural
Enhancement 3 11 25%
3 - Restoration and Management 30 80 37%
3.1 - Vegetation Management 21 55 38%
3.2 - Remediation and Site
Security 9 23 40%
3.3 - Assistance 0 2 0%
4 - Vulnerability 9 80 11%
4.1 - Zoning and Land Use 2 58 4%
4.2 - Development Plans 7 22 30%
Total 221 400 55%
123
60
30
9
160
80 80 80
0
20
40
60
80
100
120
140
160
180
1 - Ecological Value 2 - Human Value 3 - Restoration and
Management
4 - Vulnerability
Total Score: 221/400
Awarded Points Possible Points
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
9
2.2 Summary of Assessed Value and Property Cost Estimates
The interest being appraised is fee simple “as is” for the purchase of the site. A value of the parcel was
estimated using only one of the three traditional approaches to value, the sales comparison approach.
It is based on the principal of substitution that an informed purchaser would pay no more for the rights
in acquiring a particular real property than the cost of acquiring, without undue delay, an equally
desirable one. Three properties were selected for comparison, each with similar site characteristics,
utility availability, zoning classification and road access. No inspection was made of the property or
comparables used in this report and the Real Estate Services Department staff relied upon information
solely provided by program staff. The valuation conclusion is limited only by the reported assumptions
and conditions that no other known or unknown adverse conditions exist.
If the Board of County Commissioners choose to acquire this property, an appraisal by an independent
Real Estate Appraiser will be obtained at that time. Pursuant to the Conservation Collier Purchase Policy,
one appraisal is required for the HHH Ranch area parcel, which has an initial valuation less than $500,000;
1 independent Real Estate Appraiser will value the subject property and that appraisal report will
determine the actual value of the subject property.
Table 3. Assessed & Estimated Value
Property owner Address Acreage Assessed
Value*
Estimated
Value**
Robert C and Bernie Sponseller No address 5.0 $47,000
Mary A Scotti Trust 8.74 $61,000
Michael A Guitierrez 4.88 $44,000
Michael Geren Revocable Trust 7.84 $55,000
TOTAL 26.46 $207,000
* Assessed Value is obtained from the Property Appraiser’s Website. The Assessed Value is based off
the current use of the property.
**The Estimated Market Value for the parcels was obtained from the Collier County Real Estate
Services Department in July 2022.
2.2.1 Zoning, Growth Management and Conservation Overlays
Zoning, growth management and conservation overlays will affect the value of a parcel. These parcels
are within in Rural Fringe Mixed Use Overlay (RFMUO) Sending overlay with a Natural Resource
Protection Area (NRPA), and approximately half are covered with a North Belle Meade Overlay.
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
10
2.3 Summary of Initial Screening Criteria Satisfaction (Ord. 2002-63, Sec. 10)
Location Description: HHH Ranch Target Protection Mailing Area (TPMA). Properties are located just north of I-
75 adjacent to the HHH Ranch A-list parcels from Cycle 10.
Property Description
Owner Address and/or Folio Acreage
Multiple (see map) Multiple (see map) 41 parcels; 319.34 ac.
This ISC covers the entirety of the TPMA for the HHH Ranch Area. If an ICSR is recommended to go before the
CCLAAC in August 2022, the ICSR will also cover the entire TPMA. The map provided includes three (3) recent
applications. If more applications are received, the parcels will be identified in the August 2022 ICSR.
Nominations to the Conservation Collier Program are based on satisfying at least two of the initial screening
criteria below. Qualified sites shall then be further prioritized by secondary evaluative criteria.
1. Does the property contain native plant communities? If yes, are any of the following unique and
endangered plant communities present on the property? (Ord. 2002-63, Sec 10(1)(a)
Yes No (If yes, briefly describe how parcel meets the above criteria):
Hydric pine flatwoods, Mixed shrub wetland, Cypress, Mesic pine flatwoods
Ordinance Plant Community Corresponding Priority Natural Community Presence (Florida Cooperative Land Cover System)
Tropical Hardwood Hammock Upland Hardwood Forest
Xeric Oak Scrub Scrub
Coastal Strand Coastal Upland
Native Beach Coastal Upland
Xeric Pine Scrub/Pine Flatwood
Riverine Oak -
High Marsh (Saline) Coastal Wetland
Tidal Freshwater Marsh Coastal Wetland
Other Native Habitats
2. Does the property offer significant human social values, such as equitable geographic distribution,
appropriate access for nature-based recreation, and enhancement of the aesthetic setting of Collier
County? Ord. 2002-63, Sec. 10 (1)(b)
Yes No (If yes, briefly describe how parcel meets the above criteria):
There is potential access in the future as there is currently no public right of way to access the properties. The
County Manager’s agency recently acquired the 960 acres to the west and Conservation Collier will soon
acquire the adjacent 256 acres.
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
11
Does the property offer opportunities for protection of water resource values, including aquifer recharge,
water quality enhancement, protection of wetland dependent species habitat, and flood control? Ord.
2002-63, Sec. 10 (1)(c)
Yes No (If yes, briefly describe how parcel meets the above criteria):
Hydric soils exist on just over 87% of the parcels and wetland plant communities are found throughout the
parcels.
Does the property offer significant biological values, including biodiversity, listed species habitat,
connectivity, restoration potential and ecological quality? Ord. 2002-63, Sec. 10 (1)(d)
Yes No (If yes, briefly describe how parcel meets the above criteria):
FWC Species Richness Maps show potential for 4-7 species to utilize the properties including federally
endangered Florida panther, red-cockaded woodpecker, Florida bonneted bat, and state-threatened Florida
gopher tortoise and Big Cypress fox squirrel. Panther telemetry (from 1986-2020) shows consistent
utilization of the site by radio-collared individuals. The property is included within known historic
nesting/foraging habitat for endangered red-cockaded woodpeckers and a red-cockaded woodpecker was
observed by Conservation Collier staff on the adjacent A-list parcels.
3. Does the property enhance and/or protect the environmental value of current conservation lands through
function as a buffer, ecological link or habitat corridor? Ord. 2002-63, Sec. 10 (1)(e)
Yes No (If yes, briefly describe how parcel meets the above criteria):
These parcels are adjacent to the 256 acres HHH Ranch parcels, which will soon be acquired by Conservation
Collier. These parcels also contribute to an important wildlife corridor connecting species from the Florida
Panther Refuge, Golden Gate Rural Estates, Dr. Robert H. Gore III Preserve, as well as the Picayune Strand
State Forest and Fakahatchee Strand State Preserve to the south through wildlife underpasses under I-75.
Currently there is habitat connectivity between this site and the Conservation Collier Nancy Payton
Preserve. This property provides an ecological link to the northern range expansion goals of the Red-
Cockaded Woodpecker Recovery Plan.
Any qualified land which meets at least two of the above criteria and has matching funds available and/or
which Conservation Collier funds availability would leverage a significantly higher funding rank in another
acquisition program. Ord. 2002-63, Sec. 10 (1)(f)
Is the property within the boundary of another agency’s acquisition project?
Yes No
If yes, will use of Conservation Collier funds significantly increase the rank or funding priority of the parcel
for the other agency’s acquisition program?
Yes No
MEETS INITIAL SCREENING CRITERIA Yes No
The properties satisfy 5 initial screening criteria
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
12
3. Initial Screening Criteria
3.1 Ecological Values
3.1.1 Vegetative Communities
HHH parcels contain a variety of vegetative communities displaying varied successional states and overlap of
species. The early successional state is primarily the result of a wildfire that recently passed through the area,
causing severe canopy and mid-story mortality. The overlap of species between plant communities can be partly
contributed to an altered hydroperiod caused by the I-75 canal drainage.
The major plant communities present are hydric flatwoods (CLIP Priority II Natural Community), mesic flatwoods
(CLIP Priority II Natural Community), and cypress/cabbage. Due to wildfire, the seasonally drier mesic flatwoods
had a significant thermal thinning of the slash pine (Pinus elliotti var. densa) canopy. Areas where the Florida
slash pine canopy was removed by fire are dominated by a cabbage palm (Sabal palmetto) midstory, now acting
as the overstory; this cabbage palm midstory already existed before the wildfire. The mesic flatwoods
groundcover is dominated by saw palmetto (Serenoa repens), muscadine grape (Vitis rotundifolia), grasses and
herbaceous plants, and bare patches of sand. Hydric flatwoods seemed to be less severely impacted by wildfire,
as mature Florida slash pine still form a scattered canopy in the lower, wetter areas. The hydric flatwood
midstory is dominated by cabbage palm and wax myrtle (Myrica cerifera). Ground cover in the hydric flatwoods
is composed of scattered saw palmetto and small wax myrtle, along with grasses, sedges, and herbaceous
plants. The cypress/cabbage plant community had a mix of cypress (Taxodium spp.) and Florida slash pine
overstory before the wildfire occurred. Most of the slash pine trees were lost in the fire. Most cypress trees
were top killed; they are resprouting from the base but are only a few feet tall. The midstory in this plant
community is dominated by cabbage palms, now acting as the canopy. The cypress/cabbage groundcover is
dominated by saw palmetto, grasses, sedges, and herbaceous plants.
Invasive plants encountered include cogon grass (Imperata cylindrica), Caesar weed (Urena lobata), melaleuca
(Melaleuca quinquenervia), rattlebox (Crotalaria spp.), Brazilian pepper (Schinus terebinthifolia), and shrubby
false buttonwood (Spermacoce verticillata). Cogon grass, Caesar weed, Brazilian pepper, and rattlebox are
restricted to the drier upland sites, while melaleuca is present in wet and dry areas. There are large stands of
top-killed melaleuca saplings that are resprouting from the base. The shrubby false buttonwood appears in
disturbed, cleared areas and has begun to spread into the drier mesic flatwoods.
Table 4. Listed Plant Species
Common Name Scientific Name State Status Federal Status
Giant air plant Tillandsia utriculata State Endangered Not Listed
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
13
Figure 4 - CLIP4 Priority Natural Communities
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
14
Figure 5 - Florida Cooperative Land Cover Classification System
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
15
Figure 6 – Cypress and slash pine forest that has been subjected to stand replacing wildfire
Figure 7 – Good condition hydric pine flatwood
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
16
3.1.2 Wildlife Communities
CLIP4 Species Richness Maps show potential for 5-10 focal species to utilize the properties including federally
endangered Florida panther, red-cockaded woodpecker, Florida bonneted bat, and state-threatened Florida
gopher tortoise and Big Cypress fox squirrel. Panther telemetry (from 1986-2020) shows consistent utilization of
the site by radio-collared individuals, most recently a breeding female with kittens. FWC panther road mortality
data along Interstate 75 indicates there is movement of Florida panther between the property and the Picayune
Strand State Forest, with the most recent road mortalities between the site and the state forest occurring in March
2020. The property is included within known historic nesting/foraging habitat for endangered red-cockaded
woodpeckers. There has been agricultural clearing including logging of cypress and pine within the property. Site
inspection indicates recruitment of young pines is occurring within the logged area. The presence of six-lined racer
runners (Cnemidophorus sexlineatus) indicates a scrubby component to some of the mesic flatwoods.
Table 5 – Listed Wildlife Detected
Common Name Scientific Name State
Status
Federal
Status Mode of Detection
Red-cockaded
Woodpecker Picoides borealis Endangered Endangered Observed on site visit
Florida Panther Puma concolar coryi Endangered Endangered FWC Telemetry
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
17
Figure 8 - Wildlife Spatial Data (i.e., telemetry, roosts, etc)
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
18
Figure 9 - CLIP4 Potential Habitat Richness
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
19
3.1.3 Water Resources
The mixed scrub/shrub wetlands, cypress, and hydric pine flatwoods hold shallow surface water during the wet
season. These wet areas provide seasonal habitat for wetland dependent species, especially wading birds. These
areas contain depressional soils, primarily Riviera fine sand with limestone substratum. These parcels do not
provide significant aquifer recharge capacity, but the northern areas protect the 20-year wellfield protection zone.
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
20
Figure 10 - CLIP Aquifer Recharge Priority and Wellfield Protection Zones
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
21
Figure 11 - Collier County Soil Survey
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
22
Figure 12 LIDAR Elevation Map
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
23
3.1.4 Ecosystem Connectivity
These parcels directly connect to a large block of conservation easements to the east, the Picayune Strand State
Forest via wildlife underpasses to the south, and to the remaining undeveloped portions of the Golden Gate
Estates to the north and west. Telemetry data show Florida panther use this area to cross between the Nancy
Payton Preserve in the Golden Gate Estates and larger conservation areas to the south and the east. These parcels
also provide an ecological link to the northern range expansion goals of the Red-Cockaded Woodpecker Recovery
Plan. Protecting habitat on both sides of I-75 may provide opportunities to install additional wildlife crossings.
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
24
Figure 13 - Conservation Lands
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
25
3.2 Human Values
3.2.1 Recreation
These parcels provide year-round access for a wide variety of recreational activities including but not
limited to hunting, fishing, equestrian, cycling, hiking. The open landscape provides excellent
opportunities for wildlife watching. There is an established trail network on site with minimal
alteration could provide miles of hiking trails.
3.2.2 Accessibility
Currently the site is accessed through a gate on Blackburn Rd which is closed to the public. Future development
on the adjoining counting owned parcel on the western border as well as the proposed Wilson corridor
extension may provide easy paved access.
3.2.3 Aesthetic/Cultural Enhancement
These parcels currently provide green space along I-75.
Figure 14 – Flooded hydric pine flatwoods
3.3 Restoration and Management
3.3.1 Vegetation Management
3.3.1.1 Invasive Vegetation
Invasive vegetation infestation rates are higher in the Cycle 11 than the Cycle 10 parcels. Invasive plants
encountered include cogon grass (Imperata cylindrica), Caesar weed (Urena lobata), melaleuca (Melaleuca
quinquenervia), rattlebox (Crotalaria spp.), Brazilian pepper (Schinus terebinthifolia), and shrubby false
buttonwood (Spermacoce verticillata). Melaleuca seedlings infest large swaths of wetland habitat. The disturbed
nature of the site makes it vulnerable to additional infestations, especially cogon grass.
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
26
3.3.1.2 Prescribed Fire
Despite a recent history of stand replacing wildfire, these parcels would still benefit from regular
prescribed burning. The proximity to I-75 limits, but not bar, the application of prescribed fire.
Although native, the high density of cabbage palms creates an obstacle to restoration by overcrowding more
desirable species and creating fuel loads that other species cannot tolerate when burned. When occurring at
sufficient density, cabbage palms burn at high temperatures that kill the overstory trees. This reduction
in canopy cover creates desirable conditions for cabbage palm recruitment which in turn increases
intensity of subsequent fires. Cabbage palms will have to be chemically or mechanically thinned and
then burned on a short return interval in order the restore the slash pine and cypress canopy. Existing
trails, right of ways, and bulldozer lines may be utilized as fire breaks.
3.3.2 Remediation and Site Security
This site requires major canopy rehabilitation in the form of replanting due to past wildfires, logging,
grazing, clearing, and off-roading. Invasive species and cabbage palms will need to be controlled before
planting occurs. There are numerous off-road vehicle trails crossing the parcels primarily around the
perimeter and leading to private inholdings. One individual is currently residing on the Cycle 10 parcels
but is scheduled to leave with his belongings before closing. The remoteness of the parcels and
existing perimeter barbwire fencing limits trespass. Most off-road traffic within the parcels is
suspected to be done by those accessing private inholdings within the TPMA. There have been reports
of poaching on the parcels in the recent past.
3.3.3 Assistance
Assistance is not predicted.
3.4 Vulnerability
3.4.1 Zoning and Land Use
These parcels are within in Rural Fringe Mixed Use Overlay (RFMUO) Sending overlay with a Natural Resource
Protection Area (NRPA), and approximately half are covered with a North Belle Meade Overlay
LDC section 2.03.08.A provide the description of Sending Lands:
RFMU sending lands are those lands that have the highest degree of environmental value and sensitivity
and generally include significant wetlands, uplands, and habitat for listed species. RFMU sending lands
are the principal target for preservation and conservation. Density may be transferred from RFMU sending
lands as provided in section 2.03.07 D.4.c. All NRPAs within the RFMU district are also RFMU sending
lands.
LDC section 2.03.08.B provide the description of NRPAs:
The purpose and intent of the Natural Resource Protection Area Overlay District (NRPA) is to: protect
endangered or potentially endangered species by directing incompatible land uses away from their
habitats; to identify large, connected, intact, and relatively unfragmented habitats, which may be
important for these listed species; and to support State and Federal agencies' efforts to protect
endangered or potentially endangered species and their habitats. NRPAs may include major wetland
systems and regional flow-ways. These lands generally should be the focus of any federal, state, County,
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
27
or private acquisition efforts. Accordingly, allowable land uses, vegetation preservation standards,
development standards, and listed species protection criteria within NRPAs set forth herein are more
restrictive than would otherwise be permitted in the underlying zoning district and shall to be applicable
in addition to any standards that apply tin the underlying zoning district.
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
28
Figure 15 - Zoning
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
29
Figure 16 - Zoning Overlays
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
30
Figure 17 – Future Land Use
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
31
3.4.2 Development Plans
Zoning favor conservation within the TPMA, however the Wilson Corridor Extension may be aligned through the
property. Once the corridor is constructed surrounding lands may transition from agricultural to more intensive
forms of use.
4. Acquisition Considerations
Staff would like to bring the following items to the attention of the Advisory Committee during the review of this
property. The following does not affect the scoring. The following are items that will be addressed in the
Executive Summary to the Board of County Commissioners if this property moves forward for ranking.
These properties could be within the alignment of the future Wilson Benfield Road Extension. If these properties
are approved for the A-List, staff will take this information into consideration when planning amenities and
public access on the site. Additionally, when applicable, language will be memorialized in the Purchase
Agreements and related closing documents to ensure Collier County Transportation will be able to purchase a
portion of the properties from Conservation Collier for future right-of-way, if and when needed, at the original
per-acre acquisition cost.
5. Management Needs and Costs
Table 6 - Estimated Costs of Site Remediation, Improvements, and Management
Management
Element
Initial
Cost
Annual
Recurring Cost Comments
Invasive Vegetation
Removal $127,600 $47,000 $400/acre initial, $150/acre recurring. 319-acres
Cabbage Palm
Treatment $127,600 N/A $400/acre
Native Plant
Installation $22,175 $0.00
$70/1000 slash pine seedlings, $225/1000 cypress
seedlings. $1/tree installation. 15000 pines, 5000
cypress
Trail/Firebreak
Installation and
Maintenance
$5,000.00 $1,000.00 Connecting established trails and installing firebreaks
along property boundaries
Interpretive Signage $1,000.00 $0.00
Total $283,375 $48,000
5. Potential for Matching Funds
There are no known matching funds or partnership opportunities for acquisition in this area.
6. Secondary Criteria Scoring Form
Property Name: HHH Ranch
Target Protection Mailing Area: HHH Ranch
Folio(s):
Secondary Criteria Scoring Possible
Points
Awarded
Points Percentage
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
32
1 - Ecological Value 160 123 77
2 - Human Value 80 60 75
3 - Restoration and Management 80 30 37
4 - Vulnerability 80 9 11
TOTAL SCORE 400 221 55
1 - ECOLOGICAL VALUES (40% of total) Possible
Points
Awarded
Points Comments
1.1 VEGETATIVE COMMUNITIES 200 120
1.1.1 - Priority natural communities (Select highest score)
a. Parcel contains CLIP4 Priority 1 communities (1130 -
Rockland Hammock, 1210 - Scrub, 1213 - Sand Pine Scrub,
1214 - Coastal Scrub, 1312 - Scrubby Flatwoods, 1610 - Beach
Dune, 1620 - Coastal Berm, 1630 - Coastal Grasslands, 1640 -
Coastal Strand, or 1650 - Maritime Hammock)
100
b. Parcel contains CLIP4 Priority 2 communities (22211 -
Hydric Pine Flatwoods, 2221 - Wet Flatwoods, or 1311 - Mesic
Flatwoods)
60 60 Hydric and Mesic Pine
Flatwoods
c. Parcel contains CLIP4 Priority 3 communities (5250 -
Mangrove Swamp, or 5240 - Salt Marsh) 50
d. Parcel contains CLIP4 Priority 4 communities (5250 -
Mangrove Swamp) 25
1.1.2 - Plant community diversity (Select the highest score)
a. Parcel has ≥ 3 CLC native plant communities (Florida
Cooperative Land Cover Classification System native plant
communities)
20 20
Hydric Pine
Flatwoods, Mesic
Flatwoods, Cypress,
Cypress/Pine/Cabbage
Palm, Glades Marsh,
Mixed Scrub-Shrub
Wetlands,
b. Parcel has ≤ 2 CLC native plant communities 10
c. Parcel has 0 CLC native plant communities 0
1.1.3 - Listed plant species (excluding commercially exploited
species) (Select the highest score)
a. Parcel has ≥5 CLC listed plant species 30
b. Parcel has 3-4 CLC listed plant species 20
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
33
c. Parcel has ≤ 2 CLC listed plant species 10 10 Tillandsia utriculata
d. Parcel has 0 CLC listed plant species 0
1.1.4 - Invasive Plant Infestation (Select highest score)
a. 0 - 10% infestation 50
b. 10 - 25% infestation 40
c. 25 - 50% infestation 30 30
d. 50 - 75% infestation 20
e. ≥75% infestation 10
1.2 - WILDLIFE COMMUNITIES 100 100
1.2.1 - Listed wildlife species (Select the highest score)
a. Listed wildlife species documented on the parcel 80 80
Red-cockaded
Woodpecker, Florida
Panther
b. Listed wildlife species documented on adjacent property 60
c. CLIP Potential Habitat Richness ≥5 species 40
d. No listed wildlife documented near parcel 0
1.2.2 - Significant wildlife habitat (Rookeries, roosts, denning
sites, nesting grounds, high population densities, etc) (Select
highest score)
a. Parcel protects significant wildlife habitat (Please describe) 20 20 Protects foraging
habitat for RCW
b. Parcel enhances adjacent to significant wildlife habitat
(Please describe) 10
c. Parcel does not enhance significant wildlife habitat 0
1.3 - WATER RESOURCES 100 40
1.3.1 - Aquifer recharge (Select the highest score)
a. Parcel is located within a wellfield protection zone or within
a CLIP4 Aquifer Recharge Priority 1 area 40
b. Parcel is located within a CLIP4 Aquifer Recharge Priority 2
or 3 area 30
c. Parcel is located within a CLIP4 Aquifer Recharge Priority 4
or 5 area 20
d. Parcel is located within a CLIP4 Aquifer Recharge Priority 6
area 0 0
1.3.2 - Surface Water Protection (Select the highest score)
a. Parcel is contiguous with and provides buffering for an
Outstanding Florida Waterbody 30
b. Parcel is contiguous with and provides buffering for a creek,
river, lake, canal or other surface water body 20 20
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
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c. Parcel is contiguous with and provides buffering for an
identified flowway 15
d. Wetlands exist on site 10
e. Parcel does not provide opportunities for surface water
quality enhancement 0
1.3.3 - Floodplain Management (Select all that apply)
a. Parcel has depressional or slough soils
10 10
Riviera fine sand,
limestone substratum
b. Parcel has known history of flooding and is likely to provide
onsite water attenuation 10 10
c. Parcel provides storm surge buffering 10
d. Parcel does not provide floodplain management benefits 0
1.4 - ECOSYSTEM CONNECTIVITY 200 200
1.4.1 - Acreage (Select Highest Score)
a. Parcel is ≥ 300 acres 150 150
b. Parcel is ≥ 100 acres 100
b. Parcel is ≥ 50 acres 75
c. Parcel is ≥ 25 acres 25
d. Parcel is ≥ 10 acres 15
e. Parcel is < 10 acres 0
1.4.2 - Connectivity (Select highest score)
a. Parcel is immediately contiguous with conservation lands 50 50
Conservation
easements to the
east, PSSF to the
south
b. Parcel is not immediately contiguous, but parcels between
it and nearby conservation lands are undeveloped 25
c. Parcel is isolated from conservation land 0
ECOLOGICAL VALUES TOTAL POINTS 600 460
ECOLOGICAL VALUES WEIGHTED SCORE (Awarded
Points/Possible Points*160) 160 123
2 - HUMAN VALUES (20%) Possible
Points
Awarded
Points Comments
2.1 - RECREATION 120 120
2.1.1 - Compatible recreation activities (Select all that apply)
a. Hunting 20 20
b. Fishing 20 20
c. Water-based recreation (paddling, swimming, etc) 20 20
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
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d. Biking 20 20
e. Equestrian 20 20
f. Passive natural-resource based recreation (Hiking,
photography, wildlife watching, environmental education, etc) 20 20
g. Parcel is incompatible with nature-based recreation 0
2.2 - ACCESSIBILITY 120 80
2.2.1 - Seasonality (Select the highest score)
a. Parcel accessible for land-based recreation year round 20 20
b. Parcel accessible for land-based recreation seasonally 10
c. Parcel is inaccessible for land-based recreation 0
2.2.2 - Vehicle access (Select the highest score)
a. Public access via paved road 50
b. Public access via unpaved road 30
c. Public access via private road 20 20
Paved access may
become available
once Wilson Corridor
extension is
completed
d. No public access 0
2.2.3 - Parking Availability (Select the highest score)
a. Minor improvements necessary to provide on-site parking 40 40
b. Major improvements necessary to provide on-site parking
(Requires site development plan) 25
b. Public parking available nearby or on adjacent preserve 20
c. Street parking available 10
d. No public parking available 0
2.2.4 - Pedestrian access (Select the highest score)
a. Parcel is easily accessible to pedestrians (within walking
distance of housing development) 10
b. Parcel is not easily accessible to pedestrians 0 0
2.3 - AESTHETICS/CULTURAL ENHANCEMENT 40 10
2.3.1 - Aesthetic/cultural value (Choose all that apply)
a. Mature/outstanding native vegetation 5
b. Scenic vistas 5
c. Frontage enhances aesthetics of public thoroughfare 10 10 Improves aesthetics
from I-75
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
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d. Archaeological/historical structures present 15
e. Other (Please describe) 5
f. None 0
HUMAN VALUES TOTAL SCORE 280 210
HUMAN VALUES WEIGHTED SCORE (Awarded
Points/Possible Points*80) 80 60
3 - RESTORATION AND MANAGEMENT (20%) Possible
Points
Awarded
Points Comments
3.1 - VEGETATION MANAGEMENT 120 45
3.1.1 - Invasive plant management needs (Select the highest
score)
a. Minimal invasive/nuisance plant management necessary to
restore and maintain native plant communities (<30%) 100
b. Moderate invasive/nuisance plant management necessary
to restore and maintain native plant communities (30-65%) 75
c. Major invasive/nuisance plant management necessary to
restore and maintain native plant communities (>65%) 50
d. Major invasive/nuisance plant management and replanting
necessary to restore and maintain native plant communities
(>65%)
25 25
e. Restoration of native plant community not feasible 0
3.1.2 - Prescribed fire necessity and compatibility (Select the
highest score)
a. Parcel contains fire dependent plant communities and is
compatible with prescribed fire or parcel does not contain fire
dependent plant communities
20 20
b. Parcel contains fire dependent plant communities and is
incompatible with prescribed fire 0
3.2 - REMEDIATION AND SITE SECURITY 50 20
3.2.1 - Site remediation and human conflict potential
(Dumping, contamination, trespassing, vandalism, other)
(Select the highest score)
a. Minimal site remediation or human conflict issues predicted 50
b. Moderate site remediation or human conflict issues
predicted (Please describe) 20 20 ATV trespass issues
predicted
c. Major site remediation or human conflict issues predicted
(Please describe) 5
d. Resolving site remediation or human conflict issues not
feasible 0
3.3 - ASSISTANCE 5 0
3.4.1 - Management assistance by other entity
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
37
a. Management assistance by other entity likely 5
b. Management assistance by other entity unlikely 0 0
RESTORATION AND MANAGEMENT TOTAL SCORE 175 65
RESTORATION AND MANAGEMENT WEIGHTED SCORE
(Awarded Points/Possible Points*80) 80 30
4 - VULNERABILITY (20%) Possible
Points
Awarded
Points Comments
4.1 - ZONING AND LAND USE 130 5
4.1.1 - Zoning and land use designation (Select the highest
score)
a. Zoning allows for Single Family, Multifamily, industrial or
commercial 100
b. Zoning allows for density of no greater than 1 unit per 5
acres 75
c. Zoning allows for agricultural use /density of no greater
than 1 unit per 40 acres 50
d. Zoning favors stewardship or conservation 0 0
4.1.2 - Future Land Use Type (Select the highest score)
a. Parcel designated Urban 30
b. Parcel designated Estates, Rural Fringe Receiving and
Neutral, Agriculture 25
c. Parcel designated Rural Fringe Sending, Rural Lands
Stewardship Area 5 5
d. Parcel is designated Conservation 0
4.2 - DEVELOPMENT PLANS 50 15
4.2.1 - Development plans (Select the highest score)
a. Parcel has been approved for development 20
b. SFWMD and/or USACOE permit has been applied for or SDP
application has been submitted 15
c. Parcel has no current development plans 0
4.2.2 - Site characteristics amenable to development (Select
all that apply)
a. Parcel is primarily upland 10 10
b. Parcel is along a major roadway 10
c. Parcel is >10 acres 5 5
d. Parcel is within 1 mile of a current or planned commercial
or multi-unit residential development 5
VULNERABILITY TOTAL SCORE 180 20
VULNERABILITY WEIGHTED SCORE (Awarded Points/Possible
Points*80) 80 9
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
38
7. Additional Site Photos
Representative habitat photos taken on Cycle 10 parcels
APPENDIX 1 – Critical Lands and Water Identification Maps (CLIP) Definitions
This report makes use of data layers from the Florida Natural Areas Inventory and University of Florida
Critical Lands and Waters Identification Project (CLIP4). CLIP4 is a collection of spatial data that identify
statewide priorities for a broad range of natural resources in Florida. It was developed through a
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
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collaborative effort between the Florida Areas Natural Inventory (FNAI), the University of Florida
GeoPlan Center and Center for Landscape Conservation Planning, and the Florida Fish and Wildlife
Conservation Commission (FWC). It is used in the Florida Forever Program to evaluate properties for
acquisition. CLIP4 is organized into a set of core natural resource data layers which are representative
of 5 resource categories: biodiversity, landscapes, surface water, groundwater and marine. The first 3
categories have also been combined into the Aggregated layer, which identifies 5 priority levels for
natural resource conservation.
Below is a description of each of the three CLIP4 data layers used in this report.
Figure 4 - CLIP4 Priority Natural Communities
Consists of 12 priority natural community types: upland glades, pine rocklands, seepage slopes, scrub,
sandhill, sandhill upland lakes, rockland hammock, coastal uplands, imperiled coastal lakes, dry prairie,
upland pine, pine flatwoods, upland hardwood forest, or coastal wetlands. These natural communities
are prioritized by a combination of their heritage global status rank (G-rank) and landscape context,
based on the Land Use Intensity Index (subset of CLIP Landscape Integrity Index) and FNAI Potential
Natural Areas. Priority 1 includes G1-G3 communities with Very High or High landscape context.
Priority 2 includes G1-G3 Medium and G4 Very High/High. Priority 3 includes G4 Medium and G5 Very
High/High. Priority 5 is G5 Medium.
This data layer was created by FNAI originally to inform the Florida Forever environmental land
acquisition program. The natural communities were mapped primarily based on the FNAI/FWC
Cooperative Land Cover (CLC) data layer, which is a compilation of best-available land cover data for
the entire state. The CLC is based on both remote-sensed (from aerial photography, primarily from
water management district FLUCCS data) and ground-truthed (from field surveys on many
conservation lands) data.
Figure 9. Potential Habitat Richness CLIP4 Map
This CLIP version 4.0 data layer is unchanged from CLIP v3.0. FWC Potential Habitat Richness. Because
SHCAs do not address species richness, FWC also developed the potential habitat richness layer to
identify areas of overlapping vertebrate species habitat. FWC created a statewide potential habitat
model for each species included in their analysis. In some cases, only a portion of the potential habitat
was ultimately designated as SHCA for each species. The Potential Habitat Richness layer includes the
entire potential habitat model for each species and provides a count of the number of species habitat
models occurring at each location. The highest number of focal species co-occurring at any location in
the model is 13.
Figure 17: CLIP4 Aquifer Recharge Priority and Wellfield Protection Zones
High priorities indicate high potential for recharge to an underlying aquifer system (typically the
Floridan aquifer but could be intermediate or surficial aquifers in some portions of the state). The
highest priorities indicate high potential for recharge to springs or public water supplies. This figure
also includes Wellfield Protection Zones. Collier County Wellfield Protection Zones are referenced in
Initial Criteria Screening Report – HHH TPMA Date: 8/3/2022 (Revised 8/26/2022)
Owner Name(S): Sponseller, Scotti Trust, Guitierrez, Geren Revocable Trust
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the Land Development Code and updated in 2010 by Pollution Control and Prevention Department
Staff. The public water supply wellfields, identified in section 3.06.06 and permitted by the SFWMD for
potable water to withdraw a minimum of 100,000 average gallons per day (GPD), are identified as
protected wellfields, around which specific land use and activity (regulated development) shall be
regulated under this section.
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Real Estate Valuation Experts
Trusted since 1985
May 1, 2023
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: 4.88 Acres of Vacant Land
North of I-75
Naples, Florida 34117
Our File Number: 23-162-3
PO #4500223050
Dear Mr. Leonard,
At your request and authorization, Carlson, Norris and Associates, Inc. have prepared an appraisal
presented in an Appraisal Report of the market value for the above referenced real property. Per
the request of the client, we have provided the market value of the subject on an As-Is basis. The
interest appraised includes the fee simple estate of the subject property.
The subject property is vacant land located in southern Collier County, just north of Interstate 75 in
Naples, Florida. The site is rectangular in shape, contains 4.88 acres or 212,573 square feet. The
habitat consists of Cypress and Mixed Scrub-Shrub Wetland. The site is vacant, wooded and 100%
forested/shrub wetlands. The zoning classification of the subject property is A-RFMUO Sending
Lands-NBMO and NRPA. The future land use designation for the property is RF-Sending within the
North Belle Meade Overlay and Natural Resource Protection Area Overlay. The site will be more fully
described within the body of the attached report.
Data, information, and calculations leading to the value conclusion are incorporated in the report
following this letter. The report, in its entirety, including all assumptions and limiting conditions, is an
integral part of, and inseparable from, this letter. Any special assumptions and limiting considerations
were especially noted in Section 7 of this report. Your attention is directed to these General
Assumptions and Limiting Conditions which are part of this report.
The following appraisal sets forth the most pertinent data gathered, the techniques employed, and
the reasoning leading to the opinion of value. The analyses, opinions and conclusions were
developed based on, and this report has been prepared in conformance with, our interpretation of the
guidelines and recommendations set forth in the Uniform Standards of Professional Appraisal
Practice (USPAP) of the Appraisal Foundation, the requirements of the Code of Professional Ethics
and Standards of Professional Appraisal Practice of the Appraisal Institute, the Financial Institutions
Reform, Recovery, and Enforcement Act of 1989 (FIRREA) and Title XI Regulations.
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May 1, 2023
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 a market value in its “as is” condition in fee simple
ownership on April 12, 2023 of:
EIGHTY-FIVE THOUSAND FOUR HUNDRED DOLLARS ......................................... ($85,400.00).
PLEASE NOTE: The natural disaster known as Hurricane Ian made landfall on the west coast of
Florida on September 28, 2022 with maximum sustained winds of 150 mph, causing severe levels of
damage to SWFL. Ian was the first category 4 hurricane to impact SWFL since hurricane Charley in
2004 and became the most devastating tropical system to hit Florida in more than 84 years. During
the storm, nearly 2.6 million Floridians lost power with the majority of customers in Lee and Charlotte
County experiencing the highest levels of outages between 80% and 95% without power. The storm
surge as a result of the hurricane reached record highs with preliminary analysis suggesting areas
such as Fort Myers Beach had surges up to 10-15 feet above normally dry ground. Sanibel Island
was also among the hardest areas hit. The Sanibel causeway, which is the only connection the
island has to the mainland, had areas of its structure washed away. Other areas such as Naples, Key
West and Cape Coral had extensive storm surge damage with surges reaching above 7 feet in some
areas.
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
Hannah Dwyer
State-registered trainee appraiser RI25089
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SUBJECT AERIAL PHOTOGRAPH
4.88 ACRES OF VACANT LAND
NORTH OF I-75
NAPLES, FLORIDA 34117
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TABLE OF CONTENTS
SUBJECT AERIAL PHOTOGRAPH ............................................................................................................ 3
SECTION 1 - SUMMARY OF SALIENT FACTS ....................................................................... 5
CONSERVATION FEATURES SUMMARY OVERVIEW ........................................................................................... 7
SECTION 2 – PREMISES OF THE APPRAISAL ...................................................................... 8
INTENDED USE AND USER OF APPRAISAL ........................................................................................................ 8
SCOPE OF WORK.............................................................................................................................................. 8
SALES HISTORY ............................................................................................................................................. 11
VALUATION HISTORY ...................................................................................................................................... 12
APPRAISAL ANALYSIS AND REPORT TYPE ...................................................................................................... 12
EXPOSURE TIME ............................................................................................................................................. 12
MARKETING TIME ........................................................................................................................................... 13
SECTION 3 – DESCRIPTION OF REAL ESTATE APPRAISED ................................................ 15
COLLIER COUNTY AREA ANALYSIS ................................................................................................................ 15
LOCATION MAP .............................................................................................................................................. 29
MARKET AREA DESCRIPTION ......................................................................................................................... 30
LEGAL DESCRIPTION ...................................................................................................................................... 32
OWNER OF RECORD ...................................................................................................................................... 32
ASSESSED VALUE AND TAXES ....................................................................................................................... 33
SITE DESCRIPTION .......................................................................................................................................... 33
SUBJECT PROPERTY PHOTOGRAPHS ............................................................................................................. 42
SECTION 4 – HIGHEST AND BEST USE ANALYSIS ............................................................. 44
HIGHEST AND BEST USE AS THOUGH VACANT ............................................................................................... 44
SECTION 5 – VALUATION OF THE SUBJECT ...................................................................... 43
VALUE ESTIMATE BY THE COST APPROACH ................................................................................................. 46
VALUE ESTIMATE BY THE INCOME APPROACH .............................................................................................. 46
VALUE ESTIMATE BY THE SALES COMPARISON APPROACH ......................................................................... 46
SECTION 6 – RECONCILIATION OF VALUE ........................................................................ 62
SUMMARY OF VALUE CONCLUSIONS .............................................................................................................. 62
SECTION 7 – CERTIFICATION AND LIMITING CONDITIONS ................................................. 63
CERTIFICATION OF MICHAEL JONAS, MAI, AI-GRS, CCIM ........................................................................... 63
CERTIFICATION OF HANNAH DWYER ............................................................................................................... 65
GENERAL ASSUMPTIONS & LIMITING CONDITIONS ......................................................................................... 67
SECTION 8 – ADDENDA .................................................................................................... 72
SUBJECT DEED…………………………………………………………………………………………….…...73
WETLANDS MAP ............................................................................................................................................. 75
SOIL MAP ....................................................................................................................................................... 76
FLOOD MAP .................................................................................................................................................... 77
APPRAISER'S LICENSES ................................................................................................................................. 78
QUALIFICATIONS OF MICHAEL JONAS, MAI, AI-GRS, CCIM ......................................................................... 79
QUALIFICATIONS OF HANNAH DWYER ............................................................................................................ 81
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Section 1 - Summary of Salient Facts
Property Reference: 00344400007
Property Type: Vacant Land
Property Address: No Address
Naples, Florida 34117
Report Format: Appraisal Report
Date Of Inspection: April 12, 2023
Date Of Value: April 12, 2022
Date Of Report: May 1, 2023
Real Estate Interest
Appraised:
Fee Simple
Purpose Of Appraisal: The purpose of this appraisal is to provide our estimate of the
"as is" market value of the fee simple interest of the subject
property 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.
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 property is located just north of I-75 in Naples, Florida,
adjacent to HHH Ranch. The subject property can be found in
Section 33, Township 49, Range 27, in Collier County, Florida.
Site Description: The site is rectangular in shape, contains 212,573 square feet or
4.88 acres and is located just north of I-75. The site is wooded
and is made up of 100% Freshwater Forested/Shrub Wetlands
according to the National Wetlands Inventory map. Land cover
is Cypress and Mixed Scrub-Shrub Wetland. In addition, the soil
map provided by the client shows Riviera fine sand, limestone
substratum, Pineda fine sand and Boca fine sand present for the
subject. The property is currently vacant and unimproved. The
site will be more fully described within the body of the attached
report.
Comprehensive Land Use
Plan Designation:
RF-Sending-NBMO and NRPA
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Zoning Classification: A-Agricultural; RFMUO-Rural Fringe Mixed Use Overlay,
NBMO-North Belle Meade Overlay-Sending and
NRPA-Natural Resource Protection Area Overlay
Highest And Best Use As
Vacant:
The highest and best use for the site would be for agricultural or
recreational use consistent with the comprehensive land use
plan classification and zoning/overlay classifications affecting the
property.
Highest And Best Use As
Improved:
The subject property is a vacant unimproved parcel and as such
an analysis of the site as improved is not appropriate in this
analysis.
Market Value Indications
“As Is”:
Cost Approach: Not Applicable
Income Capitalization Approach: Not Applicable
Sales Comparison Approach: $85,400
Market Value Estimate as
of April 12, 2023:
$85,400
Appraisal Firm: Carlson, Norris and Associates, Inc.
Appraisers Completing
Report:
Michael Jonas, MAI, AI-GRS, CCIM
State-certified general real estate appraiser RZ2623
Hannah Dwyer
State-registered trainee appraiser RI25089
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Conservation Features Summary Overview
Project Name: HHH Ranch Appraisal Project
Folio numbers with owner(s) of record:
00344400007
Gutierrez, Michael A
19662 Sacramento Lane
Huntington Beach, CA 92646
Zoning and overlays: A-Agricultural; RFMUO-Rural Fringe Mixed Use Overlay,
NBMOS-North Belle Meade Overlay Sending and NRPA-Natural Resource Protection
Area Overlay
Zoning Considerations for TDR’s, PHU, other endangered species: No
Was the cost to mitigate wetlands or endangered species taken into consideration? If
Yes, provide details.
No
Scope of proposed mitigation: None
Land Area: 4.88 acres or 212,573 square feet
Access for the parcel taken into consideration:
Yes-Legal Access, no Physical Access
Highest and Best Use: Agriculture or Recreation
Date of estimated value: April 12, 2023
Estimated value: $85,400
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Section 2 – Premise of the Appraisal
Purpose of Appraisal: The purpose of this appraisal is to estimate the market value of the fee
simple interest of the subject property described on an “as is” basis, under the reporting requirements
of the Uniform Standards of Professional Appraisal Practice (USPAP), as defined by the Appraisal
Foundation.
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.
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
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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 property was identified by its STRAP Number and legal description.
• Extent to which the property was inspected
o An inspection of the property being appraised as well as the neighborhood in which it is
located was done on April 12, 2023. During the inspection, an inventory of the property
attributes was collected based on visual observation. Please note, the appraiser was not
able to gain access to the site and therefore also relied on aerial visuals from the Collier
County Property Appraisers website. The furthest point of access was obtained from the
end of Blackburn Rd before the locked gate.
• 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 property contains no improvements, the Cost Approach is not considered
to be an applicable appraisal tool.
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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
market value for the subject property.
o Collection and analysis of comparable land sales in order to perform an opinion of value
for the underlying land.
▪ An investigation of comparable land sales and active listings of similar
unimproved properties were utilized. The sales were considered 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 a final
value opinion for the subject property; all as of the effective date of this report.
o Preparation of a written report.
To develop the opinion of value, Carlson, Norris and Associates, 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 reflects information about the subject 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.
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Fee Simple Estate is defined as: “Absolute ownership unencumbered by any other interest or
estate, subject only to the limitations imposed by the governmental powers of taxation, eminent
domain, police power, and escheat.”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: April 12, 2023
Date of Value Estimate “As Is”: April 12, 2023
Date of the Report: May 1, 2023
Sales History: The Uniform Standards of Professional Appraisal Practice requires a statement of
the listings, purchase contracts and sales history of the subject property for the three years prior to
the appraisal date. There are no qualified transactions occurring in the past 5-years. The most recent
transfer for the subject occurred on November 24, 2017 and is recorded in a Quit Claim Deed in OR
Book 5454, Page 1643. A copy of the deed is included in the addenda section of this report.
1 Unless otherwise noted, all definitions in italics are taken from The Dictionary of Real Estate Appraisal, Seventh Edition, the Appraisal
Institute, Chicago, Illinois (U.S., 2015)
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Valuation History: The Uniform Standards of Professional Appraisal Practice requires the appraiser
to divulge any services provided on the subject property during the preceding three years. Carlson,
Norris and Associates has not previously appraised the subject in the past three years, nor have we
provided additional services related to the subject property 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.
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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 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
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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 will require a
marketing time of twelve months or less.
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Section 3 – Description of Real Estate Appraised
COLLIER COUNTY AREA ANALYSIS
Collier County is located in southwest Florida and was established in 1923 when it was separated
from Lee County. Collier County is named for Barron Collier, a New York City advertising mogul and
real estate developer who moved to southwest Florida and established himself as a prominent
business man and land owner. By the end of the 1920s, 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
Collier County 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 includes 307 square miles of water, giving 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 when traveling east in the county. These
eastern areas of the county contain a considerable amount of preserved land. There are three
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incorporated cities within the county; namely the City of Naples, the City of Marco Island, and
Everglades City. The county is famous for its subtropical climate with average high temperatures
ranging from 74o Fahrenheit in January to 90o Fahrenheit in August. The average annual precipitation
for the county is 54 inches. This area is also subject to tropical storms and hurricanes. The hurricane
season runs from June through November.
ECONOMIC-FINANCIAL FACTORS
There are numerous economic factors that impact the supply and demand for all types of real estate
and housing in any given area. These factors will be considered and discussed in the following
paragraphs. Although these factors are considered individually, they do not act as independent
agents in the marketplace. They interact and effect, one another. Therefore, the economic-financial
factors considered, should be considered in totality, as a part of the economic framework.
Population: Collier County has 385,980 people living within according to recent July 2021 Census
population estimates, making Collier County Florida’s 17th most populous county. Collier County had
a population of 321,520 in 2010 and experienced 16.9% growth from 2010 to 2020. Additional
population estimates reflect population projections from 2020 to the year 2045 and compare the three
coastal counties in the southwest Florida area. The counties include; Charlotte, Collier and Lee.
Collier County’s population is predicted to increase to around 517,000 in year 2045.
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Tourism: Tourism is an important industry for Naples, Marco Island and the Everglades. As the
leading employer and the primary economic engine for the region, the tourism industry is responsible
for over 34,400 jobs in Collier County in 2020. Just over 1.5 million visitors in 2021 spent over $1.6
billion dollars, resulting in a total economic impact of over $2.4 billion dollars 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 approximately 1,303 students, and offers 31 major and minor degree programs.
The school expects to continue growing in size. The town of Ave Maria is designed to be a compact,
walk-able, and self-sustaining, reflecting 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
6,656 acres, of which 113 acres is designated as the University Campus. A Town Core anchored by
the landmark oratory that also incorporates retail, commercial, and residential living space, provides a
central connection between the town and the university. Business is expanding in Collier County as
evidenced by a surgical device company that recently opened its doors on a site near Ave Maria
University in the form of a $25 million manufacturing plant. This brought approximately 500
construction jobs to the area and currently employs around 350 workers. Ave Maria has experienced
a severe mosquito problem, resulting in the region being sprayed more than 30 times via airplane
with pesticides by the Collier Mosquito Control District in 2015, making it the most sprayed area in
southwest Florida.
A new town has also been proposed in Eastern Collier County. Collier Enterprises received the
Rivergrass project through the Collier County Commission on January 28th 2020, allowing them to
begin planning to develop a 1,000-acre township in Eastern Collier County. The plans were stalled as
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the project’s impact on approximately 700 acres of primary panther habitat is being heavily opposed
by wildlife organizations such as the Conservancy of Southwest Florida, among others. However, a
recent 2021 court ruling rejected the Conservancy groups’ challenge to the development of
Rivergrass. Furthermore, Collier County commissioners voted to approve Collier Enterprises project
plans for two additional villages and a town hub in Eastern Collier County called Longwater, Bellmar,
and the Town of Big Cypress. These two additional villages along with Rivergrass will encompass
over 12,000 acres with the neighboring Town of Big Cypress, most of which will be for environmental
preservation. Each of the villages will be 1,000 acres, with the Town of big Cypress acting as an
anchor for all three. See site plan below for reference.
Employment & Income: The most recently reported median household income for Collier County is
at $70,217. Collier County’s unemployment rate has continued to decrease since 2020 and was at
2.2 percent as of December 2022, which was slightly lower than in December 2021. The overall trend
of unemployment has been trending downward. From January 2010 until March 2020, Collier County
had experienced downward trends in unemployment getting as low as almost 3%. Then in April
2020, the effects of COVID-19 resulted in unemployment peaking to 13.5% from only 2.5% in
February two months prior. Unemployment remained elevated in the following months. The most
recent data from
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2022 shows that the unemployment rate has leveled back out to around 3% and has stayed
consistent month to month, though recently the unemployment rate has continued to decrease to
around 2.2%. See the table below.
Collier County’s largest employment concentrations continue to be in industries that are fueled by
population growth. The Retail Trade industry is the largest with 23,534 industry jobs. Health Care and
Social Assistance is second with 23,378, and Real Estate and Rental Leasing is third with 22,378.
The Construction industry and Accommodation and Food Services Industry round out the top five
largest employers by industry in Collier County.
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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 as of 2019 are listed
below.
Taxes: Florida is one of the few remaining states without a personal income tax. The absence of
personal income taxes draws many people to Florida. Businesses enjoy additional incentive of low
corporate income taxes. The Florida’s tax rate of 6% is one of the lowest in the U.S. and far below
the 12% levied by some states. The largest share of households in Collier County pay $3,000+ in
property taxes.
The Florida statutes provide for the annual assessment and collection of property taxes on real and
personal property. Property taxes are assessed and collected at the county level as revenue for
counties, municipalities, school districts and special taxing districts. The tax rate is set by the taxing
authority. One mill is equal to $1 per $1,000 of property value. The total just value for all real estate
property types in Collier County for 2022 was $185,310,543,961.
Prices: A price index is a tool that simplifies the measurement of price movements in a numerical
series. Movements are measured with respect to the base period, when the index is set to 100. The
current cost of living index in Collier County is 113 meaning that generally speaking the cost of living
is more expensive in Collier County than the average cost of living throughout the United States.
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Specifically, Groceries are at 107.7, Housing is at 140.9, and Health is at 106.7. Below you can see
the rest of the table and how it compares to the United States.
Banking/Interest Rates/Financing: As of February 2023, the prime rate was reported at 7.75%.
Approximately one year ago the prime rate was 3.25%. The federal discount rate is most recently
reported to be 4.75%; a year ago was also .25%. The federal funds rate is 4.75%, while a year ago
was also .25% Currently the benchmark rate for a 30 year fixed loan is 6.36%, a 15 year fixed loan is
5.66%, and a five-year/one-year adjustable arm rate at 5.43%.
Financing both commercial and residential properties became difficult during the downturn in the
economy. Financing for vacant land is the most difficult. Vacant land is currently being purchased by
investors with cash and expectation of longer holding periods. Generally financing of improved
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properties requires loans of 60%-75% of commercial properties and 90%-95% financing available for
residential properties.
Real Estate and Housing: Collier County experienced a significant increase in residential and
commercial property values from 2004 through 2006. Several news publications rated Naples as the
most over-valued area of the country with respect to residential housing values. The decline in
residential property values began in 2006. Inventory levels began to rise as investors and owners
positioned themselves to sell at a significant profit. However, buyers were reluctant to purchase any
property with a sense that the economy as a whole was headed for trouble. Many investors were not
able to meet their carrying costs and properties went into foreclosure. Southwest Florida became the
epicenter for residential property foreclosures with communities such as Golden Gate at the forefront
of the crisis in Collier County.
Residential construction projects in various stages of development were stopped as housing
inventories continued to rise and prices began to fall significantly. Southwest Florida thrived on the
residential construction industry; and with no homes to build, this industry was quickly decimated.
Contractors that supplied this industry typically ran their businesses from various industrial locations
in Collier and Lee Counties. This type of property was the first commercial property to be adversely
affected with retail and office properties following.
There are 24+/- industrial parks and parks of commerce located throughout Collier County. Each
park is proximate to Interstate-75 for connection to major air transportation and water ports. Collier
County’s zoning allows the flexibility of properties of 19 acres or more to be zoned as Research and
Technology Parks, which are based on commerce parks and offer advanced infrastructure to attract
technology based businesses.
New construction building permits are an indicator of health in an economy of a given area. Below is
a chart showing single family permits monthly averages from January 2021 to January 2023. In the
bottom of the recession in 2009, Collier County fell below 50 permits per month. In Collier County,
206 permits were issued in January 2023, a decrease of 155 permits (43 percent) from January
2022 (see chart below). New construction building permits include houses under construction and
therefore reflect jobs in the construction industry.
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The median closed price of single-family Collier County home sales was $725,000 in January 2023,
an increase of $49,001 (7 percent) compared to January 2022. The median price in Collier County
has been rising steadily since 2012, with a recent peak in May 2022. See the chart below.
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Transportation: The infrastructure of the county continues to see improvements. Interstate 75 has
been widened to six lanes from Fort Myers to Golden Gate Parkway in Naples. The County recently
widened several major corridors such as Immokalee Road, Collier Boulevard, Rattlesnake Hammock
Road and Goodlette-Frank Road. East Naples was not overlooked, with road widening projects along
Collier Boulevard, Santa Barbara Boulevard and Radio Road. Major north south roads are: US 41,
Interstate 75, Airport Pulling Road and Livingston Parkway. The Collier County Government has
worked diligently to develop an efficient road system that will accommodate future growth; and it is
likely to continue to develop the necessary road infrastructure in the years to come.
Southwest Florida International Airport (RSW) in Fort Myers, Florida satisfies the passenger traffic
needs for the fast growing population of Southwest Florida. RSW is one of the fastest growing
airports in the nation, servicing more than 10 million passengers a year. More than two dozen
commercial airlines currently serve Southwest Florida Regional Airport with non-stop service to more
than 27 domestic and two international destinations. The Southwest Florida International Airport also
maintains customs clearing facilities for international cargo. RSW is located off Interstate-75 in South
Lee County, an approximate 30-minute drive from most areas of Naples. In 2005 the airport was
completely updated and expanded to meet the growing demand of area businesses and visitors. The
$386 million ultra-modern complex includes a two-story terminal with 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.
Total passenger activity for the Southwest Florida International Airport exceeded 1,100,000 in
January 2020, before a historical decrease in traffic in April 2020, when total passengers fell to
53,379 for the month. As we have noted earlier, the COVID-19 pandemic was keeping both
Floridians and non-Floridians at home. However, recent statistics show that passenger activity has
generally returned to pre-COVID-19 conditions. Total passenger traffic at RSW was 10,343,802 in
2022, up 1.1 percent from the total passenger traffic in 2019. These numbers indicated that the
region continues to improve from the dip in passenger activity experienced in April 2020.
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The Naples Municipal Airport is a fully certificated air carrier airport. The airport also provides FBO
services for general aviation including fueling and catering. It is the home to charter airlines, aircraft
maintenance facilities, a restaurant, fire/rescue services, mosquito control, car rental agencies, the
Collier County Sheriff’s Aviation Unit, flight schools, the Humane Society, and over 40 additional
aviation and non-aviation businesses. The airport encompasses approximately 732 acres of land,
approximately two miles northeast of Old Naples with convenient access to major roads and
Interstate-75.
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POLITICAL-GOVERNMENTAL FACTORS
The county government is headed by a Board of Commissioners. There are five commissioners,
each assigned to a specific geographical area within the county. A County Manager coordinates
most of the departments including county services, public services, community
development/environmental services, utilities and transportation. Collier County has experienced an
increase of 11.73% in budget between FY 2022 and FY 2023. The FY 2023 total net county budget
is now $1,959,954,000.
Education: The Collier County public school system currently contains a total of 63 schools with
48,000 students and 3,200 teachers. Collier County averages 3,200 graduates per year. The below
chart shows more detail with regards to the public-school system.
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Collier County is home to several colleges and universities. As mentioned, Ave Maria University is a
newly established Catholic University offering liberal arts-oriented baccalaureate degrees as well as
some graduate degree programs. The county is also home to branch campuses of Florida
Southwestern State College and Florida Gulf Coast University.
Collier County has a high level of education attainment compared to other counties in Florida. Collier
County has 35.9% of the population Age 25+ with a bachelor’s degree or higher compared to 30.5%
in Florida and 32.9% in the United States. Only 10.1% of those within Collier County have less than a
high school education.
SOCIOLOGICAL FACTORS
Recreation: Collier County offers a vast array of natural and historical attractions. Places to visit
include the 52-acre Naples Zoo, the Collier County Museum, the Big Cypress National Preserve, the
Museum of the Everglades, and the Naples Botanical Gardens. In addition to these listed, there are
numerous other reserves, museums, zoos, etc that are available for tourists to visit.
Healthcare: Within Collier County, there are the Naples Community Hospital, the North Collier
Hospital, Regional Heart Institute, NCH Wellness Centers and various other clinics. As the largest
county in Florida with a total area of 2,305 square miles, these medical facilities must provide
services effectively to the entire county. Helicopter usage cuts critical minutes from transport time.
83.564% of those living within Collier County have health insurance compared to 86.53% throughout
Florida and 90.63% throughout the United States. The highest percentage of those without
healthcare coverage is from people making $25,000 at 20.3%.
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SUMMARY
Collier County is located along the west coast of Florida along the Gulf of Mexico. The climate is sub-
tropical with mild winters that allow for year-round enjoyment of the many attractions this area offers.
Collier County is a desirable destination for residents and non-residents alike. Despite these many
positives, portions of Collier County were greatly affected by the past housing debacle which resulted
in a significant number of residential foreclosures. However, trends have been positive in most recent
years. The availability of commercial vacant land, the county's numerous natural attractions, and the
anticipated future population growth are all positive factors that bode well for this area over the long
term.
Collier County is considered to be a great place to live. The presence of a wide variety of industries in
the area offers residents and potential residents diverse opportunities for employment. A significant
amount of land is federally held in conservation in eastern portions of the county. There are also
excellent recreational facilities throughout the county, with numerous golf courses, beaches, and
parks.
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We invite your attention to the location map, which shows the relative location of the subject property
in Naples.
Location Map
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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.”
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Market Area:
Boundaries: Northern Orangetree
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)
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Development Potential: There is residential, agricultural, conservation 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 rural
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%
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. For the benefit of the reader, we have listed the names, contact information on the
sales exhibits found later in this report.
Legal Description: The legal description of the subject was obtained from the most recent deed on
file with Collier County Property Appraiser’s Office (OR 5454-1643) and displayed as follows:
Owner of Record: According to information obtained from the Collier County Property Appraiser’s
office and the Collier County Tax Collector’s office, the current owner of record for the subject
property is listed as follows:
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Gutierrez, Michael A
19662 Sacramento Lane
Huntington Beach, California 92646
Assessed Value and Taxes: According to the Collier County Tax Collector’s Office the subject
property is identified by its Parcel Number 00344400007. For the tax year of 2022 the subject
property had an assessed value of $16,682 at a millage rate of 10.9632 resulting in an annual tax
burden of $217.29. Please note the 2020-2022 tax analysis in tabular form that follows. The tax
summary chart represents resents a summary of the assessed values, taxable values, ad valorem
taxes, non-ad valorem taxes and millage rates.
Year Assessed Value Taxable Value County Millage
Rate Ad Valoreum Non-Ad-
Valorem Tax Liability
2022 $16,682 $16,682 10.9632 $217.29 $0.00 $217.29
2021 $15,165 $15,165 11.4183 $199.23 $0.00 $199.23
2020 $13,786 $13,786 11.3084 $155.89 $0.00 $155.89
00344400007 Tax Analysis
Delinquent Taxes: According to information obtained from the Collier County Tax Collector’s office
there are no delinquent or outstanding taxes on the subject property.
Site Description: We invite your attention to the following aerial and plat maps which shows the
relative size, configuration and location of the subject property. This will be followed by general site
information and data as well as information on the physical characteristics and economic factors that
affect the property.
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Subject Aerial Map
Plat Map
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General Site Information
Address:
Parcel Number:
No Address, Naples, Florida 34117
00344400007
Physical Characteristics of the Site
Frontage: No frontage along any roadways
Total Site Area: 4.88 acres or 212,573 square feet per the Collier County Property
Appraiser records. We were not provided with a site survey.
Shape of Tract: Rectangular
Access: The subject has legal access but no physical access. There is a
gate at the end of Blackburn Rd that is closed to the public that
leads to the area in which the parcel lies.
Corner Influence: This property is not located on a corner.
Utilities to Site:
Flood Designation:
No utilities were observed at the time of inspection.
Flood Zone Code AH, Flood Zone Panel 120067-12021C0440H,
Dated May 16, 2012. See Flood Map in addenda.
Easements: Typical utility easements are assumed to exist.
Site Improvements: The site has no improvements.
Topography: The site is wooded and is made up of 100% Freshwater
Forested/Shrub Wetlands according to the National Wetlands
Inventory map. Land cover is Cypress and Mixed Scrub-Shrub
Wetland. In addition, the soil map provided by the client shows
Riviera fine sand, limestone substratum, Pineda fine sand and
Boca fine sand present for the subject. The property is currently
vacant and unimproved. The site will be more fully described within
the body of the attached report.
Economic Factors Affecting the Site
Supply of Vacant Tracts: There is an adequate number of vacant residential, agricultural and
recreational zoned and residential, agricultural and recreational
permissible sites located within the immediate and general vicinity
of the subject property.
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 near the subject generally include Rural Fringe
Sending lands
Land Use Designation: RF-Sending-NBMO and NRPA
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Zoning Classification: A-Agricultural; RFMUO-Rural Fringe Mixed Use Overlay,
NBMO-North Belle Meade Overlay Sending and
NRPA-Natural Resource Protection Area Overlay
Allowable Uses in the
District:
Allowable uses in the district will be discussed in detail in the
following comprehensive land use plan classification discussion
and zoning discussion. In addition, they will be considered in the
highest and best use analysis for the property.
National Wetlands Inventory: The subject is located in a Freshwater Forested/Shrub Wetland
habitat classified as PSS2C and PSS2/4C. Map is displayed below.
Classification code: PSS2C/PSS2/4C
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 Scrub-Shrub (SS) : Includes areas dominated by woody vegetation less than 6 m (20 feet)
tall. The species include true shrubs, young trees (saplings), and trees or shrubs that are small
or stunted because of environmental conditions.
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.
Subclass Needle-Leaved Evergreen (4) : The dominant species in Needle-leaved Evergreen
wetlands are young or stunted trees such as black spruce or pond pine.
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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.
Comprehensive Land Use Plan Classification and Zoning Classification: According to
information obtained from the Collier County Planning Development department, the subject site
has a comprehensive land use plan classification known as RF-Sending within the North Belle
Meade Overlay and Natural Resource Protection Area Overlay. The zoning for the subject is
Rural Agricultural District (A); Rural Fringe Mixed Use Overlay (RFMUO), North Belle Meade
Overlay (NBMO)-Sending and Natural Resource Protection Area Overlay (NRPA).
Rural Agricultural District (A)- The purpose and intent of the rural agricultural district (A) is to
provide lands for agricultural, pastoral, and rural land uses by accommodating traditional
agricultural, agricultural related activities and facilities, support facilities related to agricultural
needs, and conservation uses. Uses that are generally considered compatible to agricultural
uses that would not endanger or damage the agricultural, environmental, potable water, or
wildlife resources of the County, are permissible as conditional uses in the A district. The A
district corresponds to and implements the Agricultural/Rural land use designation on the future
land use map of the Collier County GMP, and in some instances, may occur in the designated
urban area. The maximum density permissible in the rural agricultural district within the urban
mixed-use district shall be guided, in part, by the density rating system contained in the future
land use element of the GMP. The maximum density permissible or permitted in A district shall
not exceed the density permissible under the density rating system. The maximum density
permissible in the A district within the agricultural/rural district of the future land use element of
the Collier County GMP shall be consistent with and not exceed the density permissible or
permitted under the agricultural/rural district of the future land use element. Permitted uses
include single-family dwelling and agricultural activities such as crop raising, fruit and nut
production, livestock raising, ranching and groves.
Rural Fringe Mixed Use Overlay (RFMUO)- Purpose and scope. The purpose and intent of the
RFMU District is to provide a transition between the Urban and Estates Designated lands and
between the Urban and Agricultural/Rural and Conservation designated lands farther to the
east. The RFMU District employs a balanced approach, including both regulations and
incentives, to protect natural resources and private property rights, providing for large areas of
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open space, and allowing, in designated areas, appropriate types, density and intensity of
development. The RFMU District allows for a mixture of urban and rural levels of service,
including limited extension of central water and sewer, schools, recreational facilities,
commercial uses, and essential services deemed necessary to serve the residents of the RFMU
District. The innovative planning and development techniques which are required and/or
encouraged within the RFMU District were developed to preserve existing natural resources,
including habitat for listed species, to retain a rural, pastoral, or park-like appearance from the
major public rights-of-way, and to protect private property rights. Establishment of RFMU Zoning
Overlay District. In order to implement the Rural Fringe Mixed Use District (RFMUD) designation
in the Future Land Use Element (FLUE) of the GMP, the RFMU District shall be designated as
"RFMUO" on the Official Zoning Atlas and is hereby established.
*The RFMU District replaces the underlying zoning district where that underlying zoning district
is A, Rural Agricultural, except where development standards are omitted in the RFMU District.
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RFMU Sending Lands- RFMU sending lands are those lands that have the highest degree of
environmental value and sensitivity and generally include significant wetlands, uplands, and
habitat for listed species. RFMU sending lands are the principal target for preservation and
conservation. Density may be transferred from RFMU sending lands as provided in LDC section
2.03.07 D.4.c. All NRPAs within the RFMU district are also RFMU sending lands. With the
exception of specific provisions applicable only to NBMO neutral lands, the following standards
shall apply within all RFMU sending lands:
• Allowable uses where TDR credits have not been severed include agricultural, single-
family dwellings, conservation and recreational uses and oil and gas exploration.
• Allowable uses where TDR credits have been severed include agricultural, cattle
grazing, single-family dwelling (1du/40acres), conservation and recreational uses and oil
and gas exploration.
North Belle Meade Overlay District (NBMO)- The North Belle Meade Overlay (NBMO) is unique
to the RFMU district because it is surrounded by areas that are vested for development on three
sides. Because this area is largely undeveloped and includes substantial vegetated areas, the
NBMO can and does provide valuable habitat for wildlife, including endangered species. The
NBMO is intended to achieve a balance of both preservation and opportunities for future
development that takes into account resource protection and the relationship between this area
and the Estates developing around the NBMO.
NBMO Sending Lands-All development with NBMO Sending Lands shall be consistent with the
land development code outlined in the RFMU Sending Lands above.
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Natural Resource Protection Area Overlay (NRPA)- The purpose and intent of the Natural
Resource Protection Area Overlay District (NRPA) is to: protect endangered or potentially
endangered species by directing incompatible land uses away from their ha bitats; to identify
large, connected, intact, and relatively unfragmented habitats, which may be important for
these listed species; and to support State and Federal agencies' efforts to protect endangered
or potentially endangered species and their habita ts. NRPAs may include major wetland
systems and regional flow -ways. These lands generally shou ld be the focus of any federal,
state, County, or private acquisition efforts. Accordingly, allowable land uses, vegetation
preservation standards, development standards, and listed species protection criteria within
NRPAs set forth herein are more restrictive than would otherwise be permitted in the
underlying zoning district and shall to be applicable in addition to any standards that apply tin
the underlying zoning district.
*NRPAS designated as RFMU sending lands within the RFMU district. NRPAs located in
the RFMU district are identified as RFMU sending lands and are further subject to the provisions,
conditions and standards set forth in section 2.03.08 (A)(4)(RFMU-Above). Private property owners
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within these NRPAs may transfer residential development rights from these important
environmentally sensitive lands to other identified "receiving" lands pursuant to eth specific provisions
set forth in section 2.01.03.
Transfer of Development Rights (TDR) Discussion- The primary purpose of the TDR
process is to establish an equitable method of protecting and conserving lands determined to
have significant environmental value, including la rge connected wetland systems and
significant areas of habitat for listed species; and to provide a viable mechanism for property
owners of such environmentally valuable lands to recoup lost value and development potential
which may be associated with the application of environmental preservations standards to
such lands.
TDR credits from RFMU sending land s:
Creation of TDR credits
a) TDR credits are generated from RFMU sending lands at a rate of 1 TDR credit per 5
acres of RFMU Sending Land or, for th ose legal non-conforming lots or parcels of less
than 5 acres that were in existence as of June 22, 1999, at a rate of 1 TDR credit per
legal non-conforming lot or parcel.
b) For lots and parcels 5 acres or larger, the number of TDR credits generated shall b e
calculated using the following formula:
# of acres x 0.2 = # of TDR credits generated.
The concept of density transfer from one parcel to another stems from Government’s need to protect
ultimately the health and safety of its inhabitants. In Southwest Florida some lands are suitable for
development and others such as swamps and heavy growth hammocks holding the key to water
retention for aquifers and maintaining wildlife habitat are not. Transferring Density creates a system
where the property owner can preserve the sensitive land AND receive compensation for their efforts.
In a TDR the right is transferred and any units that may have been developed on a particular property
can be moved and developed to another better suited location. Conceptually the TDR process can
be described with the Bundle of Rights theory. Bundle of Rights Theory is defined in The Dictionary
of Real Estate Appraisal, Sixth Edition as: “The concept that compares property ownership to a
bundle of sticks with each stick representing a distinct and separate right of the property owner, e.g.,
the right to use real estate, to sell it, to lease it, to give it away, or to choose to exercise all or none of
these rights.”
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In this comparison the Transfer of Density or Development Rights eliminates the open use of the
property, in other words the right to develop. Transfer Development Rights can be compared to a
Government agency acquiring a conservation easement on a particular site. In each case the
Government purchases the owner’s rights of future development and in turn the property owner must
maintain the property at a very high standard. The land under consideration in this appraisal
assignment is designated as sending land. Typically, sending lands are more environmentally
sensitive.
The Collier County Transfer of Development Rights Program located within the Rural Fringe Mixed
Use District was adopted in February 2004. TDR bonus amendments were adopted in September
2004. The TDR program establishes a method for conservation and protection of some of the most
environmentally sensitive land in the county. This process theoretically allows property owners of
these lands to recover lost value and development potential through an economic process allowing
them to transfer their density units or rights to lands that are more appropriate for development. The
TDR program has at its core the Collier County Growth Management Plan and their focus on future
growth and development, especially relating to sewer, water and transportation needs. Collier
County is the registrar for buyers and sellers of TDR credits.
Please see on the following page a photos exhibit for the subject property. As noted earlier, the
appraiser was unable to gain access to the site and thus the photos taken are from the furthest point
of access obtained at the end of Blackburn Rd.
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Subject Property Photographs
View: Looking East
at the entrance gate
at the end of
Blackburn Rd.
Subject is beyond
gate farther east
Photograph date:
April 12, 2023
Taken by: Hannah
Dwyer
View: Looking East
from gate at
Blackburn Rd
Photograph date:
April 12, 2023
Taken by: Hannah
Dwyer
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Subject Property Photographs
View: Looking
North from gate at
Blackburn Rd
Photograph date:
April 12, 2023
Taken by: Hannah
Dwyer
View: Looking
Northeast from gate
at Blackburn Rd
Photograph date:
April 12, 2023
Taken by: Hannah
Dwyer
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Section 4 – Highest and Best Use Analysis
The principal of highest and best use is defined as: “The reasonably probable use of property
that results in the highest value. The four criteria that the highest and best use must meet are
legal permissibility, physical possibility, financial feasibility, and maximum productivity.”
The four criteria the highest and best use must meet are legal permissibility, physical possibility,
financial feasibility, and maximum profitability.
• Permissible Use (Legal) - what uses are permitted by zoning and deed restrictions on the site
in question?
• Possible Use- to what uses is it physically possible to put the site in question?
• Feasible Use-, which possible and permissible uses will produce any net return to the owner
of the site?
• Highest and best Use- among the feasible uses, which use will produce the highest net return
or the highest present worth?
HIGHEST AND BEST USE AS VACANT
Legally Permissible Use: Factors that impact the legally permissible uses for the subject property
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 has a comprehensive land use plan classification of Rural Fringe Mixed Use
Overlay-Sending, North Belle Meade Overlay and Natural Resource Protection Overlay and is zoned
(A) Agriculture; Rural Fringe Mixed Use Overlay within North Belle Meade Overlay and Natural
Resource Protection Area Overlay-Sending Lands. Some of the uses permitted include; agriculture,
single-family dwellings, conservation and recreational uses and oil and gas exploration.
Therefore, those uses which remain legally permissible do include residential and agriculture as
well as recreational.
Physically Possible Uses: The physical aspects of the subject impact legally permissible
development. The site has a rectangular configuration containing a total of 212,573 square feet or
4.88 acres of site area, more or less. The property has legal access, no physical access.
Blackburn road is dirt road access point that is gated before the area the subject property lies
within. There are wetlands present on site as previously mentioned and the property is wooded.
This impacts developability and value for properties of this nature. Currently, no utilities were
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present on site. The size of the parcel is sufficient to support residential, agricultural and
recreational uses.
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 economic 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.
Agriculture and recreational uses while physically possible and legally permissible do not meet the
test of economic and financially feasible. Land prices in this part of Collier County have exceeded
what are typically paid for agriculture properties in other areas of Southwest Florida. Residential
development continues to be the economic driver for jobs, population increases and the need for
additional commercial industrial properties. We do believe the subject property has current
residential development potential. However, the access and utilities are physical characteristics that
will have to be overcome and ultimately affect the value of the raw land as it exists today. We believe
from an economic and financial perspective, that use which represents the highest and best use of
the property is potentially for agricultural and recreational 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 and recreational.
Considering the near-by properties with similar characteristics being used for agriculture and
recreation, it is our opinion that those uses have the most potential given the location of the property.
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Section 5 – Valuation of the Subject
VALUE ESTIMATE BY THE COST APPROACH
Cost Approach is defined as: “A set of procedures through which a value indication is derived for the
fee simple estate by estimating the current cost to construct a reproduction of (or replacement for) the
existing structure, including an entrepreneurial incentive or profit; deducting depreciation from the
total cost; and adding the estimated land value. Adjustments may then be made to the indicated
value of the fee simple estate in the subject property to reflect the value of the property interest being
appraised.”
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 agricultural zoned 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 the most
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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.
Due to the nature of the subject property and comparable sales, it is our opinion the sales price per
acre would be the most appropriate for utilization. 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 is being valued based on highest and best use; and as such, data selection begins
by limiting the sales considered to include only those sites with a highest and best use similar to that
of the subject. From these sales, 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 qualitative 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 qualitative 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 and multiply this by the number of acres contained within the property in order to estimate
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the market value for the site. This value estimate will then be rounded to an appropriate figure for
appraisal purposes.
We now invite your attention to a land sales location map which follows. This map shows the relative
location of each of the comparables to that of the subject property. Following this will be a land sales
exhibit which will contain land sales data sheets for each transaction utilized in the analysis process
showing the relative size, configuration and location of the site as well as the relative information for
each individual sales transaction. Following the land sales exhibit will be a summary chart showing
the relevant information for the subject and each of the comparable sales as well as the adjustments
and factors which were considered in providing an overall rating for each of the comparable
properties.
The comparable sales map is displayed below.
COMPARABLE SALES MAP
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COMPARABLE 1
Property Reference:
Property Type: Agriculture Vacant Land
Address: No Address
Naples, FL 34117
County: Collier
Location: East of Hancock Hammock Rd
STRAP/ID: 00330200004
Grantor: H & R Land Purchase LLC
Grantee: Muddy Lake LLC
Legal Data:
Sale Date: February 22, 2023
Sale Price: $90,000
Sale Price per Sq. Ft.: $0.41
Sale Price per Acre: $18,000
Recording: 6224-1969
Interest Conveyed: Fee Simple
Deed Conveyed: Warranty Deed
Land Use: RF--NBMO-Sending
Zoning: A-RFMUO-NBMO
Highest and Best Use: Agriculture/Recreation
CNA Data # 2862
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Site Data:
Site Dimensions: 340' x 670'
Site Size: 217,800 square feet, 5.000 acres
Shape: Rectangular
Topography: Level and Mostly Wooded
Corner/Visibility Influence: No
Utilities: None
Access: Legal only
Wetlands/Uplands: Forested/Shrub
Soils: Majority Cypress Lake fine sand
Sale Analysis:
Sale Price: $90,000
Financing: Cash to Seller
Price per SF: $0.41
Price per Acre: $18,000
Sale Confirmation:
Verification: Marceleen Wurst-Agent, 239-339-3941
Verifying Appraiser: Hannah Dwyer, April 24, 2023
Sale History: $67,800 on 2/22/2023-Simultaneous close
Comments:
This is the sale of vacant, unimproved land located just east of Hancock Hammock Rd. The
property has legal access only. The National Wetlands Inventory Map shows the property in an
area covered with freshwater forested/shrub wetlands. The land is zoned A-Agriculture; Rural
Fringe Mixed Use Overlay within the North Belle Meade Overlay, Sending Lands. The property
is eligible for TDR credits as outlined in the Collier County land use ordinance . The property
was part of a simultaneous sale in which H & R properties purchased the land in a cash
transaction sale from the previous owner and then sold the land to the current owner on the
same closing day for a higher sum.
CNA Data # 2862
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COMPARABLE 2
Property Reference:
Property Type: Agriculture Vacant Land
Address: No Address
Naples, FL 34117
County: Collier
Location: To the east of Hacienda Lakes
STRAP/ID:
Grantor: Emilio Baez
Grantee: Jose and Ana Lopez
Legal Data:
Sale Date: February 08, 2023
Sale Price: $70,000
Sale Price per Sq. Ft.: $0.31
Sale Price per Acre: $13,308
Recording: 6214-924
Interest Conveyed: Fee Simple
Deed Conveyed: Warranty Deed
Land Use: Rural Ag/RF--Sending
Zoning: A-RFMUO
Highest and Best Use: Agriculture/Recreation
CNA Data # 2865
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Site Data:
Site Dimensions: 344' x 680'
Site Size: 229,126 square feet, 5.260 acres
Shape: Rectangular
Topography: Level and Wooded
Corner/Visibility Influence: No
Utilities: None
Access: Legal, no Physical
Wetlands/Uplands: Forested/Shrub
Soils: Brynwood Cypress lake fine sand/ Cypress Lake
Riviera Copeland fine sand
Sale Analysis:
Sale Price: $70,000
Financing: Cash to Seller
Price per SF: $0.31
Price per Acre: $13,308
Sale Confirmation:
Verification: Lupe Morera-Agent, 239-465-9306
Verifying Appraiser: Hannah Dwyer, April 25, 2023
Sale History: $15,000 on 1/3/2019
Comments:
This is the sale of vacant, unimproved land located just to the east of Hacienda Lakes. The
National Wetlands Inventory Map shows the property in an area covered with 100% freshwater
forested/shrub wetlands. The land is zoned A-Agriculture; Rural Fringe Mixed Use Overlay,
Sending Lands. There is only legal access to the property. The property is eligible for TDR
credits as outlined in the Collier County land use ordinance. The property was on the market for
188 Days at an original asking price of $94,000. This was an arm's length transaction.
CNA Data # 2865
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COMPARABLE 3
Property Reference:
Property Type: Agriculture Vacant Land
Address: No Address
Naples, FL 34117
County: Collier
Location: Directly east of Kam Luck Dr
STRAP/ID: 00351560008
Grantor: Brothers Property LLC
Grantee: Rafael Garicia and Brenda Vallejo-Barrueta
Legal Data:
Sale Date: December 27, 2022
Sale Price: $85,000
Sale Price per Sq. Ft.: $0.39
Sale Price per Acre: $17,000
Recording: 6122-1869
Interest Conveyed: Fee Simple
Deed Conveyed: Warranty Deed
Land Use: RF-NBMO-NRPA-Sending
Zoning: A-RFMUO-NBMO
Highest and Best Use: Agriculture/Recreation
CNA Data # 2863
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Site Data:
Site Dimensions: 167' x 1,308'
Site Size: 217,800 square feet, 5.000 acres
Shape: Rectangular
Topography: Level and Wooded
Corner/Visibility Influence: No
Utilities: None
Access: Private dirt Rd
Wetlands/Uplands: Forested/Shrub
Soils: Majority Pineda fine sand
Sale Analysis:
Sale Price: $85,000
Financing: Cash to Seller
Price per SF: $0.39
Price per Acre: $17,000
Sale Confirmation:
Verification: Abe Prawiradilaga-Agent, 239-682-0237
Verifying Appraiser: Hannah Dwyer, April 24, 2023
Sale History: No sales in prior 5 years
Comments:
This is the sale of vacant, unimproved land located north of I-75 and directly east of Kam Luck
Rd. The National Wetlands Inventory Map shows the property in an area covered with
freshwater forested/shrub wetlands. The land is zoned A-Agriculture; Rural Fringe Mixed Use
Overlay within the North Belle Meade Overlay and Natural Resource Protection Overlay,
Sending Lands. The property is eligible for TDR credits as outlined in the Collier County land
use ordinance. The property was on the market for 340 Days at an original asking price of
$79,999 before being increased to $199,999. The new owner typically buys and sells land to flip,
according to the realtor involved, and so the property is not currently being utilized for anything.
CNA Data # 2863
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COMPARABLE 4
Property Reference:
Property Type: Agriculture Vacant Land
Address: No Address
Naples, FL 34117
County: Collier
Location: Directly west of Kam Luck Dr
STRAP/ID: 00345640002
Grantor: Jarunys Casanova
Grantee: Kirk Sanders-Trustee
Legal Data:
Sale Date: April 27, 2022
Sale Price: $68,000
Sale Price per Sq. Ft.: $0.33
Sale Price per Acre: $14,167
Recording: 6122-1869
Interest Conveyed: Fee Simple
Deed Conveyed: Warranty Deed
Land Use: RF-NBMO-NRPA-Sending
Zoning: A-RFMUO-NBMO
Highest and Best Use: Agriculture/Recreation
CNA Data # 2860
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Site Data:
Site Dimensions: 167' x 1,313
Site Size: 209,088 square feet, 4.800 acres
Shape: Rectangular
Topography: Level and Mostly Wooded
Corner/Visibility Influence: No
Utilities: None
Access: Private dirt Rd
Wetlands/Uplands: 8% Wetlands
Soils: Majority Pineda fine sand
Sale Analysis:
Sale Price: $68,000
Financing: Cash to Seller
Price per SF: $0.33
Price per Acre: $14,167
Sale Confirmation:
Verification: Yulian Gonzalas-Agent, 239-682-6657
Verifying Appraiser: Hannah Dwyer, April 24, 2023
Sale History: $48,000 on 4/26/2021
Comments:
This is the sale of vacant, unimproved land located north of I-75 and directly west of Kam Luck
Rd. The property is only accessible through Blackburn road, the section of which is dirt, gated
and private. A DEP report done on the property shows minimal wetlands on the frontal portion
equaling 8%. The National Wetlands Inventory Map shows the property in an area covered with
freshwater forested/shrub wetlands. The land is zoned A-Agriculture; Rural Fringe Mixed Use
Overlay within the North Belle Meade Overlay and Natural Resource Protection Overlay,
Sending Lands. The realtor involved stated that the buyer owns 4 nearby parcels and purchased
this land to complete a 20 acre portfolio for bona fide agricultural farming. The property was on
the market for 310 Days at an original asking price of $95,000 before being reduced to $83,000.
CNA Data # 2860
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Criteria Subject Sale 1 Sale 2 Sale 3 Sale 4
Location No Address No Address No Address No Address No Address
Naples Naples Naples Naples Naples
Recording -6224-1969 6214-924 6122-1869 6122-1869
Sales Price -$90,000 $70,000 $85,000 $68,000
Sale/Appraisal Date April 12, 2023 February 22, 2023 February 8, 2023 December 27, 2022 April 27, 2022
Parcel Size (sf)212,573 217,800 229,126 217,800 209,088
Parcel Size (Acres)4.88 5.00 5.26 5.00 4.80
Sale Price -$90,000 $70,000 $85,000 $68,000
Sale Price per acre -$9,000 $7,000 $8,500 $6,800
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
Expenditures Immediately after Sale -N/A N/A N/A N/A
Market Conditions -$0 $0 $0 $0
Adjusted Sale Price -$90,000 $70,000 $85,000 $68,000
Adjusted Sale Price per acre -$18,000 $13,308 $17,000 $14,167
Physical Properties
Location Naples Naples Naples Naples Naples
Parcel Size (acre)4.88 5.00 5.26 5.00 4.80
Land Use RF-NBMO-NRPA-Sending RF--NBMO-Sending Rural Ag/RF--Sending RF-NBMO-NRPA-Sending RF-NBMO-NRPA-Sending
Zoning A-RFMUO-NBMO A-RFMUO-NBMO A-RFMUO A-RFMUO-NBMO A-RFMUO-NBMO
Utilities None None None None None
Access Legal access, no physical Legal access, no physical Legal, no Physical Private dirt Rd Private dirt Rd
Wetlands Forested/Shrub Wetlands present Forested/Shrub Wetlands present Forested/Shrub Wetlands present Forested/Shrub Wetlands present Forested/Shrub Wetlands present
Topography/Site Condition Fully Wooded Mostly Wooded Fully Wooded Fully Wooded Mostly Wooded
Physical Property Ratings
Location Similar Similar Similar Similar
Parcel Size Similar Similar Similar Similar
Land Use Similar Similar Similar Similar
Zoning Similar Similar Similar Similar
Utilities Similar Similar Similar Similar
Access Similar Similar Similar Similar
Wetlands Similar Similar Similar Similar
Topography/Site Condition Similar Similar Similar Similar
Overall Rating Similar Similar Similar Similar
Land Sales Adjustment Analysis - Qualitative
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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 comparable sales 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.” The appraiser is not aware of any expenditures
after sale for the comparables; 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 2022 (Sale 4) and February 2023 (Sale 1). No
adjustments were warranted for this category.
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, utilities, access and site condition. The analyst will utilize a qualitative
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procedure by considering physical differences in the sales properties when compared to the subject
and applying an overall rating of similar, superior or inferior.
Location Adjustment: The subject property is located north of I-75 in Naples. All of the sales are
located within the same immediate neighborhood as the subject and in close proximity aside from
Sale 2, which is on the south side of I-75 in a location considered similar to the subject. Therefore, all
of the sales were considered similar in this category.
Size: The subject property contains 4.88 acres or 212,573 square feet. The sales are all considered
similar to the subject in this category.
Land Use Classification: The subject property’s land use is Rural Fringe Mixed Use Sending and is
located in the North Belle Meade Overlay area and Natural Resource Protection Area Overlay. While
the comparable sales have somewhat differing land uses they are not significantly different from the
subject in terms of the overall uses, we have rated all comparable sales with respect to land use as
similar.
Zoning Classification: The subject property’s zoning is Agriculture, Rural Fringe Mixed Use
Sending and North Belle Meade Overlay and Natural Resource Protection Area Overlay. Again, the
comparable sales differ somewhat with respect to zoning, but all ultimately are
agriculture/recreational tracts. The comparable sales are rated as similar with respect to zoning as
compared to the subject.
Utilities: The subject site currently has no utilities. This is the same for all of the comparables.
Access: The subject property has legal access but no physical access from a dirt road. All of the
sales are considered similar to the subject with regard to access.
Topography/Site Condition: The subject is vacant, fully wooded topography. All of the sales are
considered relatively similar to the subject in this category.
Wetlands: The subject is indicated as being in an area that contains Freshwater/Forested shrub
wetlands. The comparable sales all have similar indications form the National Wetlands Inventory
Map and were considered overall similar.
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Final Analysis: The comparable sales are all agricultural/recreational transactions located in Collier
County and in close proximity to the subject. They have all occurred in a recent period of time
between 2022 and 2023. The adjusted prices on a per acre basis range from $13,308 to $18,000
with a mean and median price per acre of $15,619 and $15,583, respectively. The sales were
considered overall similar to the subject in all categories. We feel the subject property’s value falls
somewhere just above the mean and median price per acre as indicated by these sales, on the
higher end of values, near $17,500 per acre. Multiplying $17,500 by the subjects 4.88 acres equals
an estimated market value for the subject in its “as is” condition in fee simple ownership on April 12,
2023 of $85,400.
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Section 6 – Reconciliation of Value
Summary of Value Conclusions “As-Is”
Cost Approach Not Applied
Income Approach Not Applied
Sales Comparison Approach $85,400
The Cost Approach is based upon the principle of substitution, which states that a prudent purchaser
would not pay more for a property than the amount required to purchase a similar site and construct
similar improvements without undue delay, producing a property of equal desirability and utility.
Since there are no improvements to consider, the cost approach was not used in this appraisal.
The Income Approach compares rentals of similar properties to the subject. The derived market
rental rates are capitalized at a rate which considers available market financing and investor equity
return requirements. Vacant land is typically not purchased for its ability to generate a positive cash
stream. Therefore, the income approach was not used in this appraisal.
The Sales Comparison Approach 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
supports the final value conclusion. The sales utilized in this analysis provide a range of actual
purchase prices for properties considered to be similar to the subject. The appraiser properly
considered each of the sales studied and analyzed each of these properties in relationship to the
subject in order to arrive at a value estimate for the subject property.
Based on 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 April 12, 2023 of:
EIGHTY-FIVE THOUSAND FOUR HUNDRED DOLLARS ......................................... ($85,400.00).
Respectfully submitted,
Michael Jonas, MAI, AI-GRS, CCIM
State-certified general real estate appraiser RZ2623
Hannah Dwyer
State-registered trainee appraiser RI25089
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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.7
• 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 reported analyses, opinions and conclusions were developed, and this report has been
prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of
Professional Practice of the Appraisal Institute.
• The use of this report is subject to the requirements of the Appraisal Institute relating to review by
its duly authorized representatives.
• As of the date of this report, Michael Jonas has completed the Standards and Ethics Education
Requirements for Candidates of the Appraisal Institute.
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• As of the date of this report, Michael Jonas has completed the continuing education program for
Designated Members of the Appraisal Institute.
• Michael Jonas has completed the requirements of education for registration through the State of
Florida is current until November 30, 2024.
• Michael Jonas has not made a personal inspection of the property that is the subject of this report.
• 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 appraised the subject in the last three years. He has not provided any other
services related to the property in the last three years.
• Hannah Dwyer, Registered Appraiser Trainee License: RI25089, contributed five hours relating to
development, research, inspection, and writing of this report.
• I, the supervisory appraiser of a registered appraiser trainee who contributed to the development
or communication of this appraisal, hereby accepts full and complete responsibility for any work
performed by the registered appraisal trainee named in this report as if it were my own work.
Based upon the analysis presented in this appraisal report, it is my opinion the subject property
warrants a market value as of the effective date April 12, 2023, for its fee simple ownership and in its
“as is” condition of:
EIGHTY-FIVE THOUSAND FOUR HUNDRED DOLLARS ......................................... ($85,400.00).
Respectfully submitted,
CARLSON, NORRIS & ASSOCIATES
Michael Jonas, MAI, AI-GRS, CCIM
State-certified general real estate appraiser RZ2623
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Certification of Hannah Dwyer
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 reported analyses, opinions and conclusions were developed, and this report has been
prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of
Professional Practice of the Appraisal Institute.
• The use of this report is subject to the requirements of the Appraisal Institute relating to review by
its duly authorized representatives.
• Hannah Dwyer has completed the requirements of education for registration through the State of
Florida is current until November 30, 2024.
• Hannah Dwyer has made a personal inspection of the property that is the subject of this report.
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• No one has provided significant real property appraisal assistance to the persons signing this
report.
• 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.
• Hannah Dwyer 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.
• Hannah Dwyer has not appraised the subject in the last three years. She has not provided any
other services related to the property in the last three years.
Based upon the analysis presented in this appraisal report, it is my opinion the subject property
warrants a market value as of the effective date April 12, 2023, for its fee simple ownership and in its
“as is” condition of:
EIGHTY-FIVE THOUSAND FOUR HUNDRED DOLLARS ......................................... ($85,400.00).
Respectfully submitted,
CARLSON, NORRIS & ASSOCIATES
Hannah Dwyer
State-registered trainee appraiser RI25089
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General Assumptions & Limiting Conditions
Information Used: No responsibility is assumed for accuracy of information furnished by others or
from others, including the client, its officers and employees, or public records. We are not liable for
such information or for the work of contractors, subcontractors and engineers. The comparable data
relied upon in this appraisal has been confirmed with one or more parties familiar with the transaction
unless otherwise noted; all are considered appropriate for inclusion to the best of my factual
judgment and knowledge.
Certain information upon which the opinions and values are based may have been gathered by
research staff working with the appraiser. Names, professional qualifications and extent of their
participation can be furnished to the client upon request.
Legal, Engineering, Financial, Structural or Mechanical Nature, Hidden Components, Soil: No
responsibility is assumed for matters legal in character or nature nor matters of survey, nor of any
architectural, structural, mechanical or engineering nature. No opinion is rendered as to the legal
nature or condition of the title to the property, which is presumed to be good and marketable. The
property is appraised assuming it is free and clear of all mortgages, liens or encumbrances, unless
otherwise stated in particular parts of this report.
The legal description is presumed to be correct, but I have not confirmed it by survey or otherwise. I
assume no responsibility for the survey, any encroachments or overlapping or other discrepancies
that might be revealed thereby.
I have inspected, as far as possible by observation, the land thereon; however, it was not possible to
personally observe conditions beneath the soil or hidden; as a result, no representation is made
herein as to such matters unless otherwise specifically stated. The estimated market value assumes
that no such conditions exist that would cause a loss of value. I do not warrant against the
occurrence of problems arising from any of these conditions. It is assumed that there are no hidden
or unapparent conditions to the property, soil, subsoil or structures, which would render them more or
less valuable. No responsibility is assumed for any such conditions or for any expense or
engineering to discover them.
Information relating to the location or existence of public utilities has been obtained through inquiry to
the appropriate utility authority, or has been ascertained from visual evidence. No warranty has been
made regarding the exact location or capacities of public utility systems. Subsurface oil, gas or
mineral rights were not considered in this report unless otherwise stated.
Legality of Use: The appraisal is based on the premise that there is or will be full compliance with all
applicable Federal, State and local environmental regulations and laws, unless otherwise stated in
the report; and that all appropriate zoning, building and use regulations and restrictions of all types
have been or will be complied with and required licenses, consent, permits or other authority, whether
local, State, Federal and/or private, have been or can be obtained or renewed for the use intended
and considered in the value estimate.
Component Values: The distribution of the total valuation of this report between land and
improvements applies only under the proposed program of utilization. The separate valuations of
land and buildings must not be used in conjunction with any other appraisal, and are invalid if so
used.
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A report related to an estate that is less than the whole fee simple estate applies only to the fractional
interest involved. The value of this fractional interest, plus the value of all other fractional interests,
may or may not equal the value of the entire fee simple estate considered as a whole.
A report relating to the geographic portion of a larger property applies only to such geographic portion
and should not be considered as applying with equal validity to other portions of the larger property or
tract. The value for such geographic portions, plus the value of all other geographic portions, may or
may not equal the value of the entire property or tract considered as a single entity.
All valuations in the report are applicable only under the estimated program of the highest and best
use and are not necessarily appropriate under other programs of use.
Auxiliary and Related Studies: No environmental or impact studies, special market study or
analysis, highest and best use analysis study or feasibility study has been requested or made by us
unless otherwise specified in this report or in my agreement for services. I reserve the unlimited right
to alter, amend, revise or rescind any of these statements, findings, opinions, values, estimates or
conclusions upon any subsequent study or analysis or previous study or analysis that subsequently
becomes available to us.
Dollar Values, Purchasing Power: The value estimates and the costs used herein are as of the
date of the estimate of value. All dollar amounts are based on the purchasing power and price of the
United States dollar as of the date of value estimate.
Inclusions: Furnishings and equipment or business operations, except as otherwise specifically
indicated, have been disregarded, with only the real estate being considered.
Proposed Improvements Conditioned Value: For the purpose of this appraisal, on- or off-site
improvements proposed, if any, as well as any repairs required, are considered to be completed in a
good and workmanlike manner according to information submitted and/or considered by us. In cases
of proposed construction, the report is subject to change upon inspection of the property after
construction is complete. The estimate of value, as proposed, is as of the date shown, as if
completed and operating at levels shown and projected.
Value Change, Dynamic Market Influences: The estimated value is subject to change with market
changes over time. Value is highly related to interest rates, exposure, time, promotional effort, supply
and demand, terms of sale, motivation and conditions surrounding the offering. The value estimate
considers the productivity and relative attractiveness of the property both physically and economically
in the marketplace.
The estimate of value in this report is not based in whole or in part upon race, color or national origin
of the present owners or occupants of the properties in the vicinity of the property appraised.
In the event this appraisal includes the capitalization of income, the estimate of value is a reflection of
such benefits and my interpretation of income and yields and other factors which were derived from
general and specific market information. Such estimates are made as of the date of the estimate of
value. As a result, they are subject to change, as the market is dynamic and may naturally change
over time. The date upon which the value estimate applies is only as of the date of valuation, as
stated in the letter of transmittal. The appraisal assumes no responsibility for economic or physical
factors occurring at some later date which may affect the opinion stated herein.
An appraisal is the product of a professionally trained person, but nevertheless is an opinion only,
and not a provable fact. As a personal opinion, a valuation may vary between appraisers based
upon the same facts. Thus, the appraiser warrants only that the value conclusions are his best
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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.
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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
• The appraiser complies with the disclosure requirements set forth in USPAP for extraordinary
assumptions.
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Please note the following extraordinary assumptions:
• A soil analysis for the site has not been provided 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.
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Section 8 – Addenda
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SUBJECT DEED
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NATIONAL WETLANDS MAP
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SOIL MAP
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FLOOD MAP
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APPRAISERS' LICENSES
LICENSE FOR MICHAEL JONAS, MAI, AI-GRS
LICENSE FOR HANNAH DWYER
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QUALIFICATIONS OF MICHAEL P. JONAS, MAI, AI-GRS, CCIM
STATE-CERTIFIED GENERAL REAL ESTATE APPRAISER RZ2623
EDUCATION:
University of Central Florida - 1999 BSBA – Finance
PROFESSIONAL EDUCATION:
Appraisal Institute: National USPAP Update Course, 2012, 2014, 2016, 2020, 2022
Appraisal Institute: 2018 Legislative VALUEvent , 2018
Appraisal Institute: Advanced Income Capitalization, 2003
Appraisal Institute: Advancing the Appraisal Profession, 2019
Appraisal Institute: Analyzing Distressed Real Estate, 2007
Appraisal Institute: Appraisal Laws and Rules, 2000, 2002, 2004, 2020, 2022
Appraisal Institute: Appraisal Report Writing, 2005
Appraisal Institute: Artificial Intelligence, AVMS, 2019
Appraisal Institute: Business Practice and Ethics, 2012, 2016, 2019, 2020
Appraisal Institute: Capital Reserve Studies 2022
Appraisal Institute: Central Florida Real Estate Forum, 2022
Appraisal Institute: Desktop Appraisals 2020
Appraisal Institute: Evaluations for Commercial and Residential Appraisers, 2022
Appraisal Institute: FL State Law for Real Estate Appraisers, 2004
Appraisal Institute: Florida Appraisal Laws and Rules, 2012, 2014, 2016
Appraisal Institute: Florida Real Estate Valuation, 2011
Appraisal Institute: Florida State Law for Real Estate Appraisers, 2006
Appraisal Institute: Fundamentals of Separating Real Estate, 2012
Appraisal Institute: Insurance Appraisal, 2011
Appraisal Institute: National USPAP Update Course, 2000, 2002, 2004, 2006, 2008, 2010, 2012
Appraisal Institute: Real Estate Damages, 2011
Appraisal Institute: Reappraising, Readdressing, Reassigning, 2007
Appraisal Institute: Review Involving Appraisals by Multiple Appraisers, 2022
Appraisal Institute: Review Theory – General, 2014
Appraisal Institute: Roles/Responsibilities Supervisor/Trainee, 2006, 2008
Appraisal Institute: Specialty Appraisal Continued Education, 2000, 2002, 2004, 2006, 2008,
2012, 2014, 2016 2020, 2022
Appraisal Institute: State Law for Real Estate Appraisers, 2008, 2010, 2012
Appraisal Institute: The Appraiser as an Expert Witness, 2016
Appraisal Institute: The Paperless Real Estate Appraisal Office, 2022
Appraisal Institute: Trial Components, 2016
Appraisal Institute: Uniform Appraisal Standards for Federal Land Acquisitions, 2007
Bert Rodgers: Continuing Real Estate Education, 2004, 2006, 2021
Bob Hogue: CE for Florida Real Estate Professionals, 2016
CCIM Institute: Financial Analysis Commercial Investment, 2008
CCIM Institute: Financial Analysis for Commercial, 2008
CCIM Institute: Investment Analysis Commercial Investment, 2009
CCIM Institute: Investment Analysis Commercial, 2009
CCIM Institute: Market Analysis Commercial Investment, 2008
CCIM Institute: User Decision Analysis Commercial Industrial, 2009
CLE International: Eminent Domain, 2006
Cooke: CE for Real Estate Professionals, 2015
DPBR: FREAB Board Meeting, 2007
Florida Dept. Revenue: Real Property Appraiser Special Magistrates VAB Training, 2022
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Larson Educational Services: Core Law, 2010
McKissock: Supervisor – Trainee Course for Florida, 2019
NABOR Ethics Training: 2004, 2008, 2012, 2016
EXPERIENCE:
1999 – 2000 Clayton, Roper & Marshall Orlando, FL
2000 – 2001 Chapman & Associates Sarasota, FL
2001 – 2008 Coast Engineering Consultants, Inc Naples, FL
2008 – 2009 Orion Bank. Naples, FL
2009 – 2011 Iberia Bank Naples, FL
2011 – 2014 Integra Realty Resources Naples, FL
2014 – 2016 Capstone Valuation Advisors, LLC Naples, FL
2016 – 2019 MPJ Real Estate Services, Inc. Naples, FL
2019 – Present Carlson, Norris & Associates Fort Myers & Naples, FL
2022 – Special Magistrate, Collier County Value Adjustment Board
PROFESSIONAL MEMBERSHIP:
Appraisal Institute, Member (MAI / AI-GRS) No. 12480
Certified Commercial Investment Member, CCIM No. 18275 Certification,
State Certified General Appraiser RZ2623 Member, Naples Area Board of Realtors
State of Florida, Registered Real Estate Broker BK700992
Properties appraised include: subdivisions, retail centers, motels, commercial buildings,
industrial buildings, warehouses, mobile home parks, professional offices, medical offices,
office/warehouse condominiums, single family homes, duplexes, apartment projects, individual
condominium projects, residential lots, acreage, wetlands, special use properties, ranches,
conservation easements hotels, marinas, mixed-use subdivisions, regional malls, gas stations,
self-storage facilities and eminent domain cases.
Appraisal clients include: banks, savings and loan associations, attorneys, corporations,
builders, developers, mortgage companies, insurance companies, home transfer companies,
private individuals, and local, state and federal government agencies.
Qualified as an expert witness in Monroe and Collier County Circuit Court
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QUALIFICATIONS OF HANNAH V. DWYER
STATE-REGISTERED TRAINEE APPRAISER RI25089
EDUCATION:
Western Governors University- Bachelor of Science – Business Administration, Management
Expected Graduation- May 2023
PROFESSIONAL EDUCATION:
National 15-Hour USPAP Course – September 2020
National Appraising for Supervisors and Trainees- October 2020
Florida Appraisal Law- October 2020
Basic Appraisal Principles – January 2021
Basic Appraisal Procedures – March 2021
Marshall & Swift Commercial Cost Approach Certification- March 2022
National 15-Hour USPAP Course- September 2022
Florida Appraisal Law- October 2022
The Income Approach: An Overview- October 2022
EXPERIENCE:
2021-Present: Carlson, Norris and Associates, Inc.
Fort Myers, Florida
PROFESSIONAL MEMBERSHIP:
Certification - State-Registered Trainee Appraiser RI25089
Properties appraised/assisted include: commercial buildings, industrial buildings, warehouses,
professional offices, medical offices, office/warehouse condominiums, acreage, multi-family, special
use properties, and other miscellaneous properties.
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1919 Courtney Drive | Fort Myers, FL 33901 | Phone 239.936.1991 | www.carlsonnorris.com
Real Estate Valuation Experts
Trusted since 1985
May 1, 2023
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: 5.00 Acres of Vacant Land
North of I-75
Naples, Florida 34117
Our File Number: 23-162-1
PO #4500223050
Dear Mr. Leonard,
At your request and authorization, Carlson, Norris and Associates, Inc. have prepared an appraisal
presented in an Appraisal Report of the market value for the above referenced real property. Per
the request of the client, we have provided the market value of the subject on an As-Is basis. The
interest appraised includes the fee simple estate of the subject property.
The subject property is vacant land located in southern Collier County, just north of Interstate 75 in
Naples, Florida. The site is rectangular in shape, contains 5.00 acres or 217,800 square feet. The
habitat consists of hydric pine flatwoods and mesic flatwoods. The site is vacant, mostly wooded and
100% forested/shrub wetlands. The zoning classification of the subject property is A-RFMUO
Sending Lands-NBMO. The future land use designation for the property is RF-Sending within the
North Belle Meade Overlay. The site will be more fully described within the body of the attached
report.
Data, information, and calculations leading to the value conclusion are incorporated in the report
following this letter. The report, in its entirety, including all assumptions and limiting conditions, is an
integral part of, and inseparable from, this letter. Any special assumptions and limiting considerations
were especially noted in Section 7 of this report. Your attention is directed to these General
Assumptions and Limiting Conditions which are part of this report.
The following appraisal sets forth the most pertinent data gathered, the techniques employed, and
the reasoning leading to the opinion of value. The analyses, opinions and conclusions were
developed based on, and this report has been prepared in conformance with, our interpretation of the
guidelines and recommendations set forth in the Uniform Standards of Professional Appraisal
Practice (USPAP) of the Appraisal Foundation, the requirements of the Code of Professional Ethics
and Standards of Professional Appraisal Practice of the Appraisal Institute, the Financial Institutions
Reform, Recovery, and Enforcement Act of 1989 (FIRREA) and Title XI Regulations.
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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 a market value in its “as is” condition in fee simple
ownership on April 12, 2023 of:
NINETY THOUSAND DOLLARS ................................................................................. ($90,000.00).
PLEASE NOTE: The natural disaster known as Hurricane Ian made landfall on the west coast of
Florida on September 28, 2022 with maximum sustained winds of 150 mph, causing severe levels of
damage to SWFL. Ian was the first category 4 hurricane to impact SWFL since hurricane Charley in
2004 and became the most devastating tropical system to hit Florida in more than 84 years. During
the storm, nearly 2.6 million Floridians lost power with the majority of customers in Lee and Charlotte
County experiencing the highest levels of outages between 80% and 95% without power. The storm
surge as a result of the hurricane reached record highs with preliminary analysis suggesting areas
such as Fort Myers Beach had surges up to 10-15 feet above normally dry ground. Sanibel Island
was also among the hardest areas hit. The Sanibel causeway, which is the only connection the
island has to the mainland, had areas of its structure washed away. Other areas such as Naples, Key
West and Cape Coral had extensive storm surge damage with surges reaching above 7 feet in some
areas.
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
Hannah Dwyer
State-registered trainee appraiser RI25089
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SUBJECT AERIAL PHOTOGRAPH
5.00 ACRES OF VACANT LAND
NORTH OF I-75
NAPLES, FLORIDA 34117
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TABLE OF CONTENTS
SUBJECT AERIAL PHOTOGRAPH ............................................................................................................ 3
SECTION 1 - SUMMARY OF SALIENT FACTS ....................................................................... 5
CONSERVATION FEATURES SUMMARY OVERVIEW ........................................................................................... 7
SECTION 2 – PREMISES OF THE APPRAISAL ...................................................................... 8
INTENDED USE AND USER OF APPRAISAL ........................................................................................................ 8
SCOPE OF WORK.............................................................................................................................................. 8
SALES HISTORY ............................................................................................................................................. 11
VALUATION HISTORY ...................................................................................................................................... 12
APPRAISAL ANALYSIS AND REPORT TYPE ...................................................................................................... 12
EXPOSURE TIME ............................................................................................................................................. 12
MARKETING TIME ........................................................................................................................................... 13
SECTION 3 – DESCRIPTION OF REAL ESTATE APPRAISED ................................................ 15
COLLIER COUNTY AREA ANALYSIS ................................................................................................................ 15
LOCATION MAP .............................................................................................................................................. 29
MARKET AREA DESCRIPTION ......................................................................................................................... 30
LEGAL DESCRIPTION ...................................................................................................................................... 32
OWNER OF RECORD ...................................................................................................................................... 32
ASSESSED VALUE AND TAXES ....................................................................................................................... 33
SITE DESCRIPTION .......................................................................................................................................... 33
SUBJECT PROPERTY PHOTOGRAPHS ............................................................................................................. 42
SECTION 4 – HIGHEST AND BEST USE ANALYSIS ............................................................. 44
HIGHEST AND BEST USE AS THOUGH VACANT ............................................................................................... 44
SECTION 5 – VALUATION OF THE SUBJECT ...................................................................... 43
VALUE ESTIMATE BY THE COST APPROACH ................................................................................................. 46
VALUE ESTIMATE BY THE INCOME APPROACH .............................................................................................. 46
VALUE ESTIMATE BY THE SALES COMPARISON APPROACH ......................................................................... 46
SECTION 6 – RECONCILIATION OF VALUE ........................................................................ 61
SUMMARY OF VALUE CONCLUSIONS .............................................................................................................. 61
SECTION 7 – CERTIFICATION AND LIMITING CONDITIONS ................................................. 62
CERTIFICATION OF MICHAEL JONAS, MAI, AI-GRS, CCIM ........................................................................... 62
CERTIFICATION OF HANNAH DWYER ............................................................................................................... 64
GENERAL ASSUMPTIONS & LIMITING CONDITIONS ......................................................................................... 66
SECTION 8 – ADDENDA .................................................................................................... 71
SUBJECT DEED…………………………………………………………………………………………….…...72
WETLANDS MAP ............................................................................................................................................. 73
SOIL MAP ....................................................................................................................................................... 74
FLOOD MAP .................................................................................................................................................... 75
APPRAISER'S LICENSES ................................................................................................................................. 76
QUALIFICATIONS OF MICHAEL JONAS, MAI, AI-GRS, CCIM ......................................................................... 77
QUALIFICATIONS OF HANNAH DWYER ............................................................................................................ 79
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Section 1 - Summary of Salient Facts
Property Reference: 00344200003
Property Type: Vacant Land
Property Address: No Address
Naples, Florida 34117
Report Format: Appraisal Report
Date Of Inspection: April 12, 2023
Date Of Value: April 12, 2022
Date Of Report: May 1, 2023
Real Estate Interest
Appraised:
Fee Simple
Purpose Of Appraisal: The purpose of this appraisal is to provide our estimate of the
"as is" market value of the fee simple interest of the subject
property 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.
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 property is located just north of I-75 in Naples, Florida,
adjacent to HHH Ranch. The subject property can be found in
Section 33, Township 49, Range 27, in Collier County, Florida.
Site Description: The site is rectangular in shape, contains 217,800 square feet or
5.00 acres and is located just north of I-75. The site is mostly
wooded and is made up of 100% Freshwater Forested/Shrub
Wetlands according to the National Wetlands Inventory map.
Land cover is primarily hydric pine flatwoods and mesic
flatwoods. In addition, the soil map provided by the client shows
Riviera fine sand, limestone substratum and Boca fine sand
present for the subject. The property is currently vacant and
unimproved. The site will be more fully described within the body
of the attached report.
Comprehensive Land Use
Plan Designation:
RF-Sending-NBMO
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Zoning Classification: A-Agricultural; RFMUO-Rural Fringe Mixed Use Overlay and
NBMO-North Belle Meade Overlay Sending.
Highest And Best Use As
Vacant:
The highest and best use for the site would be for agricultural or
recreation use consistent with the comprehensive land use plan
classification and zoning/overlay classifications affecting the
property.
Highest And Best Use As
Improved:
The subject property is a vacant unimproved parcel and as such
an analysis of the site as improved is not appropriate in this
analysis.
Market Value Indications
“As Is”:
Cost Approach: Not Applicable
Income Capitalization Approach: Not Applicable
Sales Comparison Approach: $90,000
Market Value Estimate as
of April 12, 2023:
$90,000
Appraisal Firm: Carlson, Norris and Associates, Inc.
Appraisers Completing
Report:
Michael Jonas, MAI, AI-GRS, CCIM
State-certified general real estate appraiser RZ2623
Hannah Dwyer
State-registered trainee appraiser RI25089
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Conservation Features Summary Overview
Project Name: HHH Ranch Appraisal Project
Folio numbers with owner(s) of record:
00344200003
Sponseller, Robert C and Bernie
9857 Sandringham Gate
Naples, Florida 34109
Zoning and overlays: A-Agricultural; RFMUO-Rural Fringe Mixed Use Overlay and
NBMOS-North Belle Meade Overlay Sending
Zoning Considerations for TDR’s, PHU, other endangered species: No
Was the cost to mitigate wetlands or endangered species taken into consideration? If
Yes, provide details.
No
Scope of proposed mitigation: None
Land Area: 5.00 acres or 217,800 square feet
Access for the parcel taken into consideration:
Yes-Legal Access, no Physical Access
Highest and Best Use: Agriculture or Recreation
Date of estimated value: April 12, 2023
Estimated value: $90,000
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Section 2 – Premise of the Appraisal
Purpose of Appraisal: The purpose of this appraisal is to estimate the market value of the fee
simple interest of the subject property described on an “as is” basis, under the reporting requirements
of the Uniform Standards of Professional Appraisal Practice (USPAP), as defined by the Appraisal
Foundation.
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.
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
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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 property was identified by its STRAP Number and legal description.
• Extent to which the property was inspected
o An inspection of the property being appraised as well as the neighborhood in which it is
located was done on April 12, 2023. During the inspection, an inventory of the property
attributes was collected based on visual observation. Please note, the appraiser was not
able to gain access to the site and therefore also relied on aerial visuals from the Collier
County Property Appraisers website. The furthest point of access was obtained from the
end of Blackburn Rd before the locked gate.
• 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 property contains no improvements, the Cost Approach is not considered
to be an applicable appraisal tool.
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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
market value for the subject property.
o Collection and analysis of comparable land sales in order to perform an opinion of value
for the underlying land.
▪ An investigation of comparable land sales and active listings of similar
unimproved properties were utilized. The sales were considered 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 a final
value opinion for the subject property; all as of the effective date of this report.
o Preparation of a written report.
To develop the opinion of value, Carlson, Norris and Associates, 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 reflects information about the subject 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.
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Fee Simple Estate is defined as: “Absolute ownership unencumbered by any other interest or
estate, subject only to the limitations imposed by the governmental powers of taxation, eminent
domain, police power, and escheat.”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: April 12, 2023
Date of Value Estimate “As Is”: April 12, 2023
Date of the Report: May 1, 2023
Sales History: The Uniform Standards of Professional Appraisal Practice requires a statement of
the listings, purchase contracts and sales history of the subject property for the three years prior to
the appraisal date. There are no qualified transactions occurring in the past 5-years. The most recent
transfer for the subject occurred on November 10, 2005 and is recorded in a Warranty Deed in OR
Book 3926, Page 2194 for the sum of $150,000. A copy of the tax deed is included in the addenda
section of this report.
1 Unless otherwise noted, all definitions in italics are taken from The Dictionary of Real Estate Appraisal, Seventh Edition, the Appraisal
Institute, Chicago, Illinois (U.S., 2015)
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Valuation History: The Uniform Standards of Professional Appraisal Practice requires the appraiser
to divulge any services provided on the subject property during the preceding three years. Carlson,
Norris and Associates has not previously appraised the subject in the past three years, nor have we
provided additional services related to the subject property 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.
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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 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
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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 will require a
marketing time of twelve months or less.
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Section 3 – Description of Real Estate Appraised
COLLIER COUNTY AREA ANALYSIS
Collier County is located in southwest Florida and was established in 1923 when it was separated
from Lee County. Collier County is named for Barron Collier, a New York City advertising mogul and
real estate developer who moved to southwest Florida and established himself as a prominent
business man and land owner. By the end of the 1920s, 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
Collier County 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 includes 307 square miles of water, giving 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 when traveling east in the county. These
eastern areas of the county contain a considerable amount of preserved land. There are three
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incorporated cities within the county; namely the City of Naples, the City of Marco Island, and
Everglades City. The county is famous for its subtropical climate with average high temperatures
ranging from 74o Fahrenheit in January to 90o Fahrenheit in August. The average annual precipitation
for the county is 54 inches. This area is also subject to tropical storms and hurricanes. The hurricane
season runs from June through November.
ECONOMIC-FINANCIAL FACTORS
There are numerous economic factors that impact the supply and demand for all types of real estate
and housing in any given area. These factors will be considered and discussed in the following
paragraphs. Although these factors are considered individually, they do not act as independent
agents in the marketplace. They interact and effect, one another. Therefore, the economic-financial
factors considered, should be considered in totality, as a part of the economic framework.
Population: Collier County has 385,980 people living within according to recent July 2021 Census
population estimates, making Collier County Florida’s 17th most populous county. Collier County had
a population of 321,520 in 2010 and experienced 16.9% growth from 2010 to 2020. Additional
population estimates reflect population projections from 2020 to the year 2045 and compare the three
coastal counties in the southwest Florida area. The counties include; Charlotte, Collier and Lee.
Collier County’s population is predicted to increase to around 517,000 in year 2045.
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Tourism: Tourism is an important industry for Naples, Marco Island and the Everglades. As the
leading employer and the primary economic engine for the region, the tourism industry is responsible
for over 34,400 jobs in Collier County in 2020. Just over 1.5 million visitors in 2021 spent over $1.6
billion dollars, resulting in a total economic impact of over $2.4 billion dollars 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 approximately 1,303 students, and offers 31 major and minor degree programs.
The school expects to continue growing in size. The town of Ave Maria is designed to be a compact,
walk-able, and self-sustaining, reflecting 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
6,656 acres, of which 113 acres is designated as the University Campus. A Town Core anchored by
the landmark oratory that also incorporates retail, commercial, and residential living space, provides a
central connection between the town and the university. Business is expanding in Collier County as
evidenced by a surgical device company that recently opened its doors on a site near Ave Maria
University in the form of a $25 million manufacturing plant. This brought approximately 500
construction jobs to the area and currently employs around 350 workers. Ave Maria has experienced
a severe mosquito problem, resulting in the region being sprayed more than 30 times via airplane
with pesticides by the Collier Mosquito Control District in 2015, making it the most sprayed area in
southwest Florida.
A new town has also been proposed in Eastern Collier County. Collier Enterprises received the
Rivergrass project through the Collier County Commission on January 28th 2020, allowing them to
begin planning to develop a 1,000-acre township in Eastern Collier County. The plans were stalled as
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the project’s impact on approximately 700 acres of primary panther habitat is being heavily opposed
by wildlife organizations such as the Conservancy of Southwest Florida, among others. However, a
recent 2021 court ruling rejected the Conservancy groups’ challenge to the development of
Rivergrass. Furthermore, Collier County commissioners voted to approve Collier Enterprises project
plans for two additional villages and a town hub in Eastern Collier County called Longwater, Bellmar,
and the Town of Big Cypress. These two additional villages along with Rivergrass will encompass
over 12,000 acres with the neighboring Town of Big Cypress, most of which will be for environmental
preservation. Each of the villages will be 1,000 acres, with the Town of big Cypress acting as an
anchor for all three. See site plan below for reference.
Employment & Income: The most recently reported median household income for Collier County is
at $70,217. Collier County’s unemployment rate has continued to decrease since 2020 and was at
2.2 percent as of December 2022, which was slightly lower than in December 2021. The overall trend
of unemployment has been trending downward. From January 2010 until March 2020, Collier County
had experienced downward trends in unemployment getting as low as almost 3%. Then in April
2020, the effects of COVID-19 resulted in unemployment peaking to 13.5% from only 2.5% in
February two months prior. Unemployment remained elevated in the following months. The most
recent data from
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2022 shows that the unemployment rate has leveled back out to around 3% and has stayed
consistent month to month, though recently the unemployment rate has continued to decrease to
around 2.2%. See the table below.
Collier County’s largest employment concentrations continue to be in industries that are fueled by
population growth. The Retail Trade industry is the largest with 23,534 industry jobs. Health Care and
Social Assistance is second with 23,378, and Real Estate and Rental Leasing is third with 22,378.
The Construction industry and Accommodation and Food Services Industry round out the top five
largest employers by industry in Collier County.
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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 as of 2019 are listed
below.
Taxes: Florida is one of the few remaining states without a personal income tax. The absence of
personal income taxes draws many people to Florida. Businesses enjoy additional incentive of low
corporate income taxes. The Florida’s tax rate of 6% is one of the lowest in the U.S. and far below
the 12% levied by some states. The largest share of households in Collier County pay $3,000+ in
property taxes.
The Florida statutes provide for the annual assessment and collection of property taxes on real and
personal property. Property taxes are assessed and collected at the county level as revenue for
counties, municipalities, school districts and special taxing districts. The tax rate is set by the taxing
authority. One mill is equal to $1 per $1,000 of property value. The total just value for all real estate
property types in Collier County for 2022 was $185,310,543,961.
Prices: A price index is a tool that simplifies the measurement of price movements in a numerical
series. Movements are measured with respect to the base period, when the index is set to 100. The
current cost of living index in Collier County is 113 meaning that generally speaking the cost of living
is more expensive in Collier County than the average cost of living throughout the United States.
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Specifically, Groceries are at 107.7, Housing is at 140.9, and Health is at 106.7. Below you can see
the rest of the table and how it compares to the United States.
Banking/Interest Rates/Financing: As of February 2023, the prime rate was reported at 7.75%.
Approximately one year ago the prime rate was 3.25%. The federal discount rate is most recently
reported to be 4.75%; a year ago was also .25%. The federal funds rate is 4.75%, while a year ago
was also .25% Currently the benchmark rate for a 30 year fixed loan is 6.36%, a 15 year fixed loan is
5.66%, and a five-year/one-year adjustable arm rate at 5.43%.
Financing both commercial and residential properties became difficult during the downturn in the
economy. Financing for vacant land is the most difficult. Vacant land is currently being purchased by
investors with cash and expectation of longer holding periods. Generally financing of improved
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properties requires loans of 60%-75% of commercial properties and 90%-95% financing available for
residential properties.
Real Estate and Housing: Collier County experienced a significant increase in residential and
commercial property values from 2004 through 2006. Several news publications rated Naples as the
most over-valued area of the country with respect to residential housing values. The decline in
residential property values began in 2006. Inventory levels began to rise as investors and owners
positioned themselves to sell at a significant profit. However, buyers were reluctant to purchase any
property with a sense that the economy as a whole was headed for trouble. Many investors were not
able to meet their carrying costs and properties went into foreclosure. Southwest Florida became the
epicenter for residential property foreclosures with communities such as Golden Gate at the forefront
of the crisis in Collier County.
Residential construction projects in various stages of development were stopped as housing
inventories continued to rise and prices began to fall significantly. Southwest Florida thrived on the
residential construction industry; and with no homes to build, this industry was quickly decimated.
Contractors that supplied this industry typically ran their businesses from various industrial locations
in Collier and Lee Counties. This type of property was the first commercial property to be adversely
affected with retail and office properties following.
There are 24+/- industrial parks and parks of commerce located throughout Collier County. Each
park is proximate to Interstate-75 for connection to major air transportation and water ports. Collier
County’s zoning allows the flexibility of properties of 19 acres or more to be zoned as Research and
Technology Parks, which are based on commerce parks and offer advanced infrastructure to attract
technology based businesses.
New construction building permits are an indicator of health in an economy of a given area. Below is
a chart showing single family permits monthly averages from January 2021 to January 2023. In the
bottom of the recession in 2009, Collier County fell below 50 permits per month. In Collier County,
206 permits were issued in January 2023, a decrease of 155 permits (43 percent) from January
2022 (see chart below). New construction building permits include houses under construction and
therefore reflect jobs in the construction industry.
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The median closed price of single-family Collier County home sales was $725,000 in January 2023,
an increase of $49,001 (7 percent) compared to January 2022. The median price in Collier County
has been rising steadily since 2012, with a recent peak in May 2022. See the chart below.
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Transportation: The infrastructure of the county continues to see improvements. Interstate 75 has
been widened to six lanes from Fort Myers to Golden Gate Parkway in Naples. The County recently
widened several major corridors such as Immokalee Road, Collier Boulevard, Rattlesnake Hammock
Road and Goodlette-Frank Road. East Naples was not overlooked, with road widening projects along
Collier Boulevard, Santa Barbara Boulevard and Radio Road. Major north south roads are: US 41,
Interstate 75, Airport Pulling Road and Livingston Parkway. The Collier County Government has
worked diligently to develop an efficient road system that will accommodate future growth; and it is
likely to continue to develop the necessary road infrastructure in the years to come.
Southwest Florida International Airport (RSW) in Fort Myers, Florida satisfies the passenger traffic
needs for the fast growing population of Southwest Florida. RSW is one of the fastest growing
airports in the nation, servicing more than 10 million passengers a year. More than two dozen
commercial airlines currently serve Southwest Florida Regional Airport with non-stop service to more
than 27 domestic and two international destinations. The Southwest Florida International Airport also
maintains customs clearing facilities for international cargo. RSW is located off Interstate-75 in South
Lee County, an approximate 30-minute drive from most areas of Naples. In 2005 the airport was
completely updated and expanded to meet the growing demand of area businesses and visitors. The
$386 million ultra-modern complex includes a two-story terminal with 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.
Total passenger activity for the Southwest Florida International Airport exceeded 1,100,000 in
January 2020, before a historical decrease in traffic in April 2020, when total passengers fell to
53,379 for the month. As we have noted earlier, the COVID-19 pandemic was keeping both
Floridians and non-Floridians at home. However, recent statistics show that passenger activity has
generally returned to pre-COVID-19 conditions. Total passenger traffic at RSW was 10,343,802 in
2022, up 1.1 percent from the total passenger traffic in 2019. These numbers indicated that the
region continues to improve from the dip in passenger activity experienced in April 2020.
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The Naples Municipal Airport is a fully certificated air carrier airport. The airport also provides FBO
services for general aviation including fueling and catering. It is the home to charter airlines, aircraft
maintenance facilities, a restaurant, fire/rescue services, mosquito control, car rental agencies, the
Collier County Sheriff’s Aviation Unit, flight schools, the Humane Society, and over 40 additional
aviation and non-aviation businesses. The airport encompasses approximately 732 acres of land,
approximately two miles northeast of Old Naples with convenient access to major roads and
Interstate-75.
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POLITICAL-GOVERNMENTAL FACTORS
The county government is headed by a Board of Commissioners. There are five commissioners,
each assigned to a specific geographical area within the county. A County Manager coordinates
most of the departments including county services, public services, community
development/environmental services, utilities and transportation. Collier County has experienced an
increase of 11.73% in budget between FY 2022 and FY 2023. The FY 2023 total net county budget
is now $1,959,954,000.
Education: The Collier County public school system currently contains a total of 63 schools with
48,000 students and 3,200 teachers. Collier County averages 3,200 graduates per year. The below
chart shows more detail with regards to the public-school system.
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Collier County is home to several colleges and universities. As mentioned, Ave Maria University is a
newly established Catholic University offering liberal arts-oriented baccalaureate degrees as well as
some graduate degree programs. The county is also home to branch campuses of Florida
Southwestern State College and Florida Gulf Coast University.
Collier County has a high level of education attainment compared to other counties in Florida. Collier
County has 35.9% of the population Age 25+ with a bachelor’s degree or higher compared to 30.5%
in Florida and 32.9% in the United States. Only 10.1% of those within Collier County have less than a
high school education.
SOCIOLOGICAL FACTORS
Recreation: Collier County offers a vast array of natural and historical attractions. Places to visit
include the 52-acre Naples Zoo, the Collier County Museum, the Big Cypress National Preserve, the
Museum of the Everglades, and the Naples Botanical Gardens. In addition to these listed, there are
numerous other reserves, museums, zoos, etc that are available for tourists to visit.
Healthcare: Within Collier County, there are the Naples Community Hospital, the North Collier
Hospital, Regional Heart Institute, NCH Wellness Centers and various other clinics. As the largest
county in Florida with a total area of 2,305 square miles, these medical facilities must provide
services effectively to the entire county. Helicopter usage cuts critical minutes from transport time.
83.564% of those living within Collier County have health insurance compared to 86.53% throughout
Florida and 90.63% throughout the United States. The highest percentage of those without
healthcare coverage is from people making $25,000 at 20.3%.
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SUMMARY
Collier County is located along the west coast of Florida along the Gulf of Mexico. The climate is sub-
tropical with mild winters that allow for year-round enjoyment of the many attractions this area offers.
Collier County is a desirable destination for residents and non-residents alike. Despite these many
positives, portions of Collier County were greatly affected by the past housing debacle which resulted
in a significant number of residential foreclosures. However, trends have been positive in most recent
years. The availability of commercial vacant land, the county's numerous natural attractions, and the
anticipated future population growth are all positive factors that bode well for this area over the long
term.
Collier County is considered to be a great place to live. The presence of a wide variety of industries in
the area offers residents and potential residents diverse opportunities for employment. A significant
amount of land is federally held in conservation in eastern portions of the county. There are also
excellent recreational facilities throughout the county, with numerous golf courses, beaches, and
parks.
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We invite your attention to the location map, which shows the relative location of the subject property
in Naples.
Location Map
.
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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.”
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Market Area:
Boundaries: Northern Orangetree
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)
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Development Potential: There is residential, agricultural, conservation 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 rural
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%
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. For the benefit of the reader, we have listed the names, contact information on the
sales exhibits found later in this report.
Legal Description: The legal description of the subject was obtained from the most recent deed on
file with Collier County Property Appraiser’s Office (OR 3926-2194) and displayed as follows:
Owner of Record: According to information obtained from the Collier County Property Appraiser’s
office and the Collier County Tax Collector’s office, the current owner of record for the subject
property is listed as follows:
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Sponseller, Robert C and Bernie
9857 Sandringham Gate
Naples, Florida 34109
Assessed Value and Taxes: According to the Collier County Tax Collector’s Office the subject
property is identified by its Parcel Number 00344200003. For the tax year of 2022 the subject
property had an assessed value of $550 at a millage rate of 10.9632 resulting in an annual tax
burden of $6.04. Please note the 2020-2022 tax analysis in tabular form that follows. The tax
summary chart represents resents a summary of the assessed values, taxable values, ad valorem
taxes, non-ad valorem taxes and millage rates.
Year Assessed Value Taxable Value County Millage
Rate Ad Valoreum Non-Ad-
Valorem Tax Liability
2022 $550 $550 10.9632 $6.04 $0.00 $6.04
2021 $575 $575 11.4183 $6.55 $0.00 $6.55
2020 $650 $650 11.3084 $7.35 $0.00 $7.35
00344200003 Tax Analysis
Delinquent Taxes: According to information obtained from the Collier County Tax Collector’s office
there are no delinquent or outstanding taxes on the subject property.
Site Description: We invite your attention to the following aerial and plat maps which shows the
relative size, configuration and location of the subject property. This will be followed by general site
information and data as well as information on the physical characteristics and economic factors that
affect the property.
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Subject Aerial Map
Plat Map
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General Site Information
Address:
Parcel Number:
No Address, Naples, Florida 34117
00344200003
Physical Characteristics of the Site
Frontage: No frontage along any roadways
Total Site Area: 5.00 acres or 217,800 square feet per the Collier County Property
Appraiser records. We were not provided with a site survey.
Shape of Tract: Rectangular
Access: The subject has legal access but no physical access. There is a
gate at the end of Blackburn Rd that is closed to the public that
leads to the area in which the parcel lies.
Corner Influence: This property is not located on a corner.
Utilities to Site:
Flood Designation:
No utilities were observed at the time of inspection.
Flood Zone Code AH, Flood Zone Panel 120067-12021C0440H,
Dated May 16, 2012. See Flood Map in addenda.
Easements: Typical utility easements are assumed to exist.
Site Improvements: The site has no improvements.
Topography: The site is mostly wooded and is made up of 100% Freshwater
Forested/Shrub Wetlands according to the National Wetlands
Inventory map. Land cover includes hydric pine flatwoods and
mesic flatwoods. In addition, the soil map provided by the client
shows Riviera fine sand, limestone substratum and Boca fine sand
present for the subject. The property is currently vacant and
unimproved. The site will be more fully described within the body of
the attached report.
Economic Factors Affecting the Site
Supply of Vacant Tracts: There is an adequate number of vacant residential, agricultural and
recreational zoned and residential, agricultural and recreational
permissible sites located within the immediate and general vicinity
of the subject property.
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 near the subject generally include Rural Fringe
Sending lands
Land Use Designation: RF-Sending-NBMO
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Zoning Classification: A-Agricultural; RFMUO-Rural Fringe Mixed Use Overlay and
NBMO-North Belle Meade Overlay Sending.
Allowable Uses in the
District:
Allowable uses in the district will be discussed in detail in the
following comprehensive land use plan classification discussion
and zoning discussion. In addition, they will be considered in the
highest and best use analysis for the property.
National Wetlands Inventory: The subject is located in a Freshwater Forested/Shrub Wetland
habitat classified as PFO4A. Map is displayed below.
Classification code: PFO4A
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 Evergreen (4) : The dominant species in Needle-leaved Evergreen
wetlands are young or stunted trees such as black spruce or pond pine.
Water Regime Temporary Flooded (A) : Surface water is present for brief periods (from a few
days to a few weeks) during the growing season, but the water table usually lies well below the
ground surface for the most of the season.
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Comprehensive Land Use Plan Classification and Zoning Classification: According to
information obtained from the Collier County Planning Development department, the subject site
has a comprehensive land use plan classification known as RF-Sending within the North Belle
Meade Overlay. The zoning for the subject is Rural Agricultural District (A); Rural Fringe Mixed
Use Overlay (RFMUO) and North Belle Meade Overlay (NBMO)-Sending.
Rural Agricultural District (A)- The purpose and intent of the rural agricultural district (A) is to
provide lands for agricultural, pastoral, and rural land uses by accommodating traditional
agricultural, agricultural related activities and facilities, support facilities related to agricultural
needs, and conservation uses. Uses that are generally considered compatible to agricultural
uses that would not endanger or damage the agricultural, environmental, potable water, or
wildlife resources of the County, are permissible as conditional uses in the A district. The A
district corresponds to and implements the Agricultural/Rural land use designation on the future
land use map of the Collier County GMP, and in some instances, may occur in the designated
urban area. The maximum density permissible in the rural agricultural district within the urban
mixed-use district shall be guided, in part, by the density rating system contained in the future
land use element of the GMP. The maximum density permissible or permitted in A district shall
not exceed the density permissible under the density rating system. The maximum density
permissible in the A district within the agricultural/rural district of the future land use element of
the Collier County GMP shall be consistent with and not exceed the density permissible or
permitted under the agricultural/rural district of the future land use element. Permitted uses
include single-family dwelling and agricultural activities such as crop raising, fruit and nut
production, livestock raising, ranching and groves.
Rural Fringe Mixed Use Overlay (RFMUO)- Purpose and scope. The purpose and intent of the
RFMU District is to provide a transition between the Urban and Estates Designated lands and
between the Urban and Agricultural/Rural and Conservation designated lands farther to the
east. The RFMU District employs a balanced approach, including both regulations and
incentives, to protect natural resources and private property rights, providing for large areas of
open space, and allowing, in designated areas, appropriate types, density and intensity of
development. The RFMU District allows for a mixture of urban and rural levels of service,
including limited extension of central water and sewer, schools, recreational facilities,
commercial uses, and essential services deemed necessary to serve the residents of the RFMU
District. The innovative planning and development techniques which are required and/or
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encouraged within the RFMU District were developed to preserve existing natural resources,
including habitat for listed species, to retain a rural, pastoral, or park-like appearance from the
major public rights-of-way, and to protect private property rights. Establishment of RFMU Zoning
Overlay District. In order to implement the Rural Fringe Mixed Use District (RFMUD) designation
in the Future Land Use Element (FLUE) of the GMP, the RFMU District shall be designated as
"RFMUO" on the Official Zoning Atlas and is hereby established.
*The RFMU District replaces the underlying zoning district where that underlying zoning district
is A, Rural Agricultural, except where development standards are omitted in the RFMU District.
RFMU Sending Lands- RFMU sending lands are those lands that have the highest degree of
environmental value and sensitivity and generally include significant wetlands, uplands, and
habitat for listed species. RFMU sending lands are the principal target for preservation and
conservation. Density may be transferred from RFMU sending lands as provided in LDC section
2.03.07 D.4.c. All NRPAs within the RFMU district are also RFMU sending lands. With the
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exception of specific provisions applicable only to NBMO neutral lands, the following standards
shall apply within all RFMU sending lands:
• Allowable uses where TDR credits have not been severed include agricultural, single-
family dwellings, conservation and recreational uses and oil and gas exploration.
• Allowable uses where TDR credits have been severed include agricultural, cattle
grazing, single-family dwelling (1du/40acres), conservation and recreational uses and oil
and gas exploration.
North Belle Meade Overlay District (NBMO)- The North Belle Meade Overlay (NBMO) is unique
to the RFMU district because it is surrounded by areas that are vested for development on three
sides. Because this area is largely undeveloped and includes substantial vegetated areas, the
NBMO can and does provide valuable habitat for wildlife, including endangered species. The
NBMO is intended to achieve a balance of both preservation and opportunities for future
development that takes into account resource protection and the relationship between this area
and the Estates developing around the NBMO.
NBMO Sending Lands-All development with NBMO Sending Lands shall be consistent with the
land development code outlined in the RFMU Sending Lands above.
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Transfer of Development Rights (TDR) Discussion- The primary purpose of the TDR
process is to establish an equitable method of protecting and conserving lands determined to
have significant environmental value, including large connected wetland systems and
significant areas of habitat for listed species; and to provide a viable mechanism for property
owners of such environmentally valuable lands to recoup lost value and development potential
which may be associated with the application of environmental preservations standa rds to
such lands.
TDR credits from RFMU sending land s:
Creation of TDR credits
a) TDR credits are generated from RFMU sending lands at a rate of 1 TDR credit per 5
acres of RFMU Sending Land or, for th ose legal non-conforming lots or parcels of less
than 5 acres that were in existence as of June 22, 1999, at a rate of 1 TDR credit per
legal non-conforming lot or parcel.
b) For lots and parcels 5 acres or larger, the number of TDR credits generated shall b e
calculated using the following formula:
# of acres x 0.2 = # of TDR credits generated.
The concept of density transfer from one parcel to another stems from Government’s need to protect
ultimately the health and safety of its inhabitants. In Southwest Florida some lands are suitable for
development and others such as swamps and heavy growth hammocks holding the key to water
retention for aquifers and maintaining wildlife habitat are not. Transferring Density creates a system
where the property owner can preserve the sensitive land AND receive compensation for their efforts.
In a TDR the right is transferred and any units that may have been developed on a particular property
can be moved and developed to another better suited location. Conceptually the TDR process can
be described with the Bundle of Rights theory. Bundle of Rights Theory is defined in The Dictionary
of Real Estate Appraisal, Sixth Edition as: “The concept that compares property ownership to a
bundle of sticks with each stick representing a distinct and separate right of the property owner, e.g.,
the right to use real estate, to sell it, to lease it, to give it away, or to choose to exercise all or none of
these rights.”
In this comparison the Transfer of Density or Development Rights eliminates the open use of the
property, in other words the right to develop. Transfer Development Rights can be compared to a
Government agency acquiring a conservation easement on a particular site. In each case the
Government purchases the owner’s rights of future development and in turn the property owner must
maintain the property at a very high standard. The land under consideration in this appraisal
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assignment is designated as sending land. Typically, sending lands are more environmentally
sensitive.
The Collier County Transfer of Development Rights Program located within the Rural Fringe Mixed
Use District was adopted in February 2004. TDR bonus amendments were adopted in September
2004. The TDR program establishes a method for conservation and protection of some of the most
environmentally sensitive land in the county. This process theoretically allows property owners of
these lands to recover lost value and development potential through an economic process allowing
them to transfer their density units or rights to lands that are more appropriate for development. The
TDR program has at its core the Collier County Growth Management Plan and their focus on future
growth and development, especially relating to sewer, water and transportation needs. Collier
County is the registrar for buyers and sellers of TDR credits.
Please see on the following page a photos exhibit for the subject property. As noted earlier, the
appraiser was unable to gain access to the site and thus the photos taken are from the furthest point
of access obtained at the end of Blackburn Rd.
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Subject Property Photographs
View: Looking East
at the entrance gate
at the end of
Blackburn Rd.
Subject is beyond
gate to the north
Photograph date:
April 12, 2023
Taken by: Hannah
Dwyer
View: Looking East
from gate at
Blackburn Rd
Photograph date:
April 12, 2023
Taken by: Hannah
Dwyer
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Subject Property Photographs
View: Looking
North from gate at
Blackburn Rd
Photograph date:
April 12, 2023
Taken by: Hannah
Dwyer
View: Looking
Northeast from
gate at Blackburn
Rd
Photograph date:
April 12, 2023
Taken by: Hannah
Dwyer
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Section 4 – Highest and Best Use Analysis
The principal of highest and best use is defined as: “The reasonably probable use of property
that results in the highest value. The four criteria that the highest and best use must meet are
legal permissibility, physical possibility, financial feasibility, and maximum productivity.”
The four criteria the highest and best use must meet are legal permissibility, physical possibility,
financial feasibility, and maximum profitability.
• Permissible Use (Legal) - what uses are permitted by zoning and deed restrictions on the site
in question?
• Possible Use- to what uses is it physically possible to put the site in question?
• Feasible Use-, which possible and permissible uses will produce any net return to the owner
of the site?
• Highest and best Use- among the feasible uses, which use will produce the highest net return
or the highest present worth?
HIGHEST AND BEST USE AS VACANT
Legally Permissible Use: Factors that impact the legally permissible uses for the subject property
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 has a comprehensive land use plan classification of Rural Fringe Mixed Use
Overlay-Sending and North Belle Meade Overlay and is zoned (A) Agriculture; Rural Fringe Mixed
Use Overlay within North Belle Meade Overlay-Sending Lands. Some of the uses permitted include;
agriculture, single-family dwellings, conservation and recreational uses and oil and gas
exploration. Therefore, those uses which remain legally permissible do include residential and
agriculture as well as recreational.
Physically Possible Uses: The physical aspects of the subject impact legally permissible
development. The site has a rectangular configuration containing a total of 217,800 square feet or
5.00 acres of site area, more or less. The property has legal access, no physical access.
Blackburn road is dirt road access point that is gated before the area the subject property lies
within. There are wetlands present on site as previously mentioned and the property is mostly
wooded. This impacts developability and value for properties of this nature. Currently, no utilities
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were present on site. The size of the parcel is sufficient to support residential, agricultural and
recreational uses.
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 economic 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.
Agriculture and recreational uses while physically possible and legally permissible do not meet the
test of economic and financially feasible. Land prices in this part of Collier County have exceeded
what are typically paid for agriculture properties in other areas of Southwest Florida. Residential
development continues to be the economic driver for jobs, population increases and the need for
additional commercial industrial properties. We do believe the subject property has current
residential development potential. However, the access and utilities are physical characteristics that
will have to be overcome and ultimately affect the value of the raw land as it exists today. We believe
from an economic and financial perspective, that use which represents the highest and best use of
the property is potentially for agricultural and recreational 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 and recreational.
Considering the near-by properties with similar characteristics being used for agriculture and
recreation, it is our opinion that those uses have the most potential given the location of the property.
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Section 5 – Valuation of the Subject
VALUE ESTIMATE BY THE COST APPROACH
Cost Approach is defined as: “A set of procedures through which a value indication is derived for the
fee simple estate by estimating the current cost to construct a reproduction of (or replacement for) the
existing structure, including an entrepreneurial incentive or profit; deducting depreciation from the
total cost; and adding the estimated land value. Adjustments may then be made to the indicated
value of the fee simple estate in the subject property to reflect the value of the property interest being
appraised.”
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 agricultural zoned 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 the most
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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.
Due to the nature of the subject property and comparable sales, it is our opinion the sales price per
acre would be the most appropriate for utilization. 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 is being valued based on highest and best use; and as such, data selection begins
by limiting the sales considered to include only those sites with a highest and best use similar to that
of the subject. From these sales, 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 qualitative 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 qualitative 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 and multiply this by the number of acres contained within the property in order to estimate
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the market value for the site. This value estimate will then be rounded to an appropriate figure for
appraisal purposes.
We now invite your attention to a land sales location map which follows. This map shows the relative
location of each of the comparables to that of the subject property. Following this will be a land sales
exhibit which will contain land sales data sheets for each transaction utilized in the analysis process
showing the relative size, configuration and location of the site as well as the relative information for
each individual sales transaction. Following the land sales exhibit will be a summary chart showing
the relevant information for the subject and each of the comparable sales as well as the adjustments
and factors which were considered in providing an overall rating for each of the comparable
properties.
The comparable sales map is displayed below.
COMPARABLE SALES MAP
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COMPARABLE 1
Property Reference:
Property Type: Agriculture Vacant Land
Address: No Address
Naples, FL 34117
County: Collier
Location: East of Hancock Hammock Rd
STRAP/ID: 00330200004
Grantor: H & R Land Purchase LLC
Grantee: Muddy Lake LLC
Legal Data:
Sale Date: February 22, 2023
Sale Price: $90,000
Sale Price per Sq. Ft.: $0.41
Sale Price per Acre: $18,000
Recording: 6224-1969
Interest Conveyed: Fee Simple
Deed Conveyed: Warranty Deed
Land Use: RF--NBMO-Sending
Zoning: A-RFMUO-NBMO
Highest and Best Use: Agriculture/Recreation
CNA Data # 2862
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Site Data:
Site Dimensions: 340' x 670'
Site Size: 217,800 square feet, 5.000 acres
Shape: Rectangular
Topography: Level and Mostly Wooded
Corner/Visibility Influence: No
Utilities: None
Access: Legal only
Wetlands/Uplands: Forested/Shrub
Soils: Majority Cypress Lake fine sand
Sale Analysis:
Sale Price: $90,000
Financing: Cash to Seller
Price per SF: $0.41
Price per Acre: $18,000
Sale Confirmation:
Verification: Marceleen Wurst-Agent, 239-339-3941
Verifying Appraiser: Hannah Dwyer, April 24, 2023
Sale History: $67,800 on 2/22/2023-Simultaneous close
Comments:
This is the sale of vacant, unimproved land located just east of Hancock Hammock Rd. The
property has legal access only. The National Wetlands Inventory Map shows the property in an
area covered with freshwater forested/shrub wetlands. The land is zoned A-Agriculture; Rural
Fringe Mixed Use Overlay within the North Belle Meade Overlay, Sending Lands. The property
is eligible for TDR credits as outlined in the Collier County land use ordinance . The property
was part of a simultaneous sale in which H & R properties purchased the land in a cash
transaction sale from the previous owner and then sold the land to the current owner on the
same closing day for a higher sum.
CNA Data # 2862
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COMPARABLE 2
Property Reference:
Property Type: Agriculture Vacant Land
Address: No Address
Naples, FL 34117
County: Collier
Location: To the east of Hacienda Lakes
STRAP/ID:
Grantor: Emilio Baez
Grantee: Jose and Ana Lopez
Legal Data:
Sale Date: February 08, 2023
Sale Price: $70,000
Sale Price per Sq. Ft.: $0.31
Sale Price per Acre: $13,308
Recording: 6214-924
Interest Conveyed: Fee Simple
Deed Conveyed: Warranty Deed
Land Use: Rural Ag/RF--Sending
Zoning: A-RFMUO
Highest and Best Use: Agriculture/Recreation
CNA Data # 2865
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Site Data:
Site Dimensions: 344' x 680'
Site Size: 229,126 square feet, 5.260 acres
Shape: Rectangular
Topography: Level and Wooded
Corner/Visibility Influence: No
Utilities: None
Access: Legal, no Physical
Wetlands/Uplands: Forested/Shrub
Soils: Brynwood Cypress lake fine sand/ Cypress Lake
Riviera Copeland fine sand
Sale Analysis:
Sale Price: $70,000
Financing: Cash to Seller
Price per SF: $0.31
Price per Acre: $13,308
Sale Confirmation:
Verification: Lupe Morera-Agent, 239-465-9306
Verifying Appraiser: Hannah Dwyer, April 25, 2023
Sale History: $15,000 on 1/3/2019
Comments:
This is the sale of vacant, unimproved land located just to the east of Hacienda Lakes. The
National Wetlands Inventory Map shows the property in an area covered with 100% freshwater
forested/shrub wetlands. The land is zoned A-Agriculture; Rural Fringe Mixed Use Overlay,
Sending Lands. There is only legal access to the property. The property is eligible for TDR
credits as outlined in the Collier County land use ordinance. The property was on the market for
188 Days at an original asking price of $94,000. This was an arm's length transaction.
CNA Data # 2865
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COMPARABLE 3
Property Reference:
Property Type: Agriculture Vacant Land
Address: No Address
Naples, FL 34117
County: Collier
Location: Directly east of Kam Luck Dr
STRAP/ID: 00351560008
Grantor: Brothers Property LLC
Grantee: Rafael Garicia and Brenda Vallejo-Barrueta
Legal Data:
Sale Date: December 27, 2022
Sale Price: $85,000
Sale Price per Sq. Ft.: $0.39
Sale Price per Acre: $17,000
Recording: 6122-1869
Interest Conveyed: Fee Simple
Deed Conveyed: Warranty Deed
Land Use: RF-NBMO-NRPA-Sending
Zoning: A-RFMUO-NBMO
Highest and Best Use: Agriculture/Recreation
CNA Data # 2863
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Site Data:
Site Dimensions: 167' x 1,308'
Site Size: 217,800 square feet, 5.000 acres
Shape: Rectangular
Topography: Level and Wooded
Corner/Visibility Influence: No
Utilities: None
Access: Private dirt Rd
Wetlands/Uplands: Forested/Shrub
Soils: Majority Pineda fine sand
Sale Analysis:
Sale Price: $85,000
Financing: Cash to Seller
Price per SF: $0.39
Price per Acre: $17,000
Sale Confirmation:
Verification: Abe Prawiradilaga-Agent, 239-682-0237
Verifying Appraiser: Hannah Dwyer, April 24, 2023
Sale History: No sales in prior 5 years
Comments:
This is the sale of vacant, unimproved land located north of I-75 and directly east of Kam Luck
Rd. The National Wetlands Inventory Map shows the property in an area covered with
freshwater forested/shrub wetlands. The land is zoned A-Agriculture; Rural Fringe Mixed Use
Overlay within the North Belle Meade Overlay and Natural Resource Protection Overlay,
Sending Lands. The property is eligible for TDR credits as outlined in the Collier County land
use ordinance. The property was on the market for 340 Days at an original asking price of
$79,999 before being increased to $199,999. The new owner typically buys and sells land to flip,
according to the realtor involved, and so the property is not currently being utilized for anything.
CNA Data # 2863
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COMPARABLE 4
Property Reference:
Property Type: Agriculture Vacant Land
Address: No Address
Naples, FL 34117
County: Collier
Location: Directly west of Kam Luck Dr
STRAP/ID: 00345640002
Grantor: Jarunys Casanova
Grantee: Kirk Sanders-Trustee
Legal Data:
Sale Date: April 27, 2022
Sale Price: $68,000
Sale Price per Sq. Ft.: $0.33
Sale Price per Acre: $14,167
Recording: 6122-1869
Interest Conveyed: Fee Simple
Deed Conveyed: Warranty Deed
Land Use: RF-NBMO-NRPA-Sending
Zoning: A-RFMUO-NBMO
Highest and Best Use: Agriculture/Recreation
CNA Data # 2860
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Site Data:
Site Dimensions: 167' x 1,313
Site Size: 209,088 square feet, 4.800 acres
Shape: Rectangular
Topography: Level and Mostly Wooded
Corner/Visibility Influence: No
Utilities: None
Access: Private dirt Rd
Wetlands/Uplands: 8% Wetlands
Soils: Majority Pineda fine sand
Sale Analysis:
Sale Price: $68,000
Financing: Cash to Seller
Price per SF: $0.33
Price per Acre: $14,167
Sale Confirmation:
Verification: Yulian Gonzalas-Agent, 239-682-6657
Verifying Appraiser: Hannah Dwyer, April 24, 2023
Sale History: $48,000 on 4/26/2021
Comments:
This is the sale of vacant, unimproved land located north of I-75 and directly west of Kam Luck
Rd. The property is only accessible through Blackburn road, the section of which is dirt, gated
and private. A DEP report done on the property shows minimal wetlands on the frontal portion
equaling 8%. The National Wetlands Inventory Map shows the property in an area covered with
freshwater forested/shrub wetlands. The land is zoned A-Agriculture; Rural Fringe Mixed Use
Overlay within the North Belle Meade Overlay and Natural Resource Protection Overlay,
Sending Lands. The realtor involved stated that the buyer owns 4 nearby parcels and purchased
this land to complete a 20 acre portfolio for bona fide agricultural farming. The property was on
the market for 310 Days at an original asking price of $95,000 before being reduced to $83,000.
CNA Data # 2860
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Criteria Subject Sale 1 Sale 2 Sale 3 Sale 4
Location No Address No Address No Address No Address No Address
Naples Naples Naples Naples Naples
Recording -6224-1969 6214-924 6122-1869 6122-1869
Sales Price -$90,000 $70,000 $85,000 $68,000
Sale/Appraisal Date April 12, 2023 February 22, 2023 February 8, 2023 December 27, 2022 April 27, 2022
Parcel Size (sf)217,800 217,800 229,126 217,800 209,088
Parcel Size (Acres)5.00 5.00 5.26 5.00 4.80
Sale Price -$90,000 $70,000 $85,000 $68,000
Sale Price per Square Foot -$9,000 $7,000 $8,500 $6,800
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
Expenditures Immediately after Sale -N/A N/A N/A N/A
Market Conditions -$0 $0 $0 $0
Adjusted Sale Price -$90,000 $70,000 $85,000 $68,000
Adjusted Sale Price per acre -$18,000 $13,308 $17,000 $14,167
Physical Properties
Location Naples Naples Naples Naples Naples
Parcel Size (acre)5.00 5.00 5.26 5.00 4.80
Land Use RF--NBMO-Sending RF--NBMO-Sending Rural Ag/RF--Sending RF-NBMO-NRPA-Sending RF-NBMO-NRPA-Sending
Zoning A-RFMUO-NBMO A-RFMUO-NBMO A-RFMUO A-RFMUO-NBMO A-RFMUO-NBMO
Utilities None None None None None
Access Legal access, no physical Legal access, no physical Legal, no Physical Private dirt Rd Private dirt Rd
Wetlands Forested/Shrub Wetlands present Forested/Shrub Wetlands present Forested/Shrub Wetlands present Forested/Shrub Wetlands present Forested/Shrub Wetlands present
Topography/Site Condition Mostly Wooded Mostly Wooded Fully Wooded Fully Wooded Mostly Wooded
Physical Property Ratings
Location Similar Similar Similar Similar
Parcel Size Similar Similar Similar Similar
Land Use Similar Similar Similar Similar
Zoning Similar Similar Similar Similar
Utilities Similar Similar Similar Similar
Access Similar Similar Similar Similar
Wetlands Similar Similar Similar Similar
Topography/Site Condition Similar Similar Similar Similar
Overall Rating Similar Similar Similar Similar
Land Sales Adjustment Analysis - Qualitative
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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 comparable sales 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.” The appraiser is not aware of any expenditures
after sale for the comparables; 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 2022 (Sale 4) and February 2023 (Sale 1). No
adjustments were warranted for this category.
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, utilities, access and site condition. The analyst will utilize a qualitative
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procedure by considering physical differences in the sales properties when compared to the subject
and applying an overall rating of similar, superior or inferior.
Location Adjustment: The subject property is located north of I-75 in Naples. All of the sales are
located within the same immediate neighborhood as the subject and in close proximity aside from
Sale 2, which is on the south side of I-75 in a location considered similar to the subject. Therefore, all
of the sales were considered similar in this category.
Size: The subject property contains 5.00 acres or 217,800 square feet. All of the comparable sales
were considered similar to the subject in this category.
Land Use Classification: The subject property’s land use is Rural Fringe Mixed Use Sending and is
located in the North Belle Meade Overlay area. While the comparable sales have somewhat differing
land uses they are not significantly different from the subject in terms of the overall uses, we have
rated all comparable sales with respect to land use as similar.
Zoning Classification: The subject property’s zoning is Agriculture, Rural Fringe Mixed Use
Sending and North Belle Meade Overlay. Again, the comparable sales differ somewhat with respect
to zoning, but all ultimately are agriculture/recreational tracts. The comparable sales are rated as
similar with respect to zoning as compared to the subject.
Utilities: The subject site currently has no utilities. This is the same for all of the comparables.
Access: The subject property has legal access but no physical access from a dirt road. All of the
sales are considered similar to the subject with regard to access.
Topography/Site Condition: The subject is vacant, mostly wooded topography. All of the sales are
considered relatively similar to the subject in this category.
Wetlands: The subject is indicated as being in an area that contains Freshwater/Forested shrub
wetlands. The comparable sales all have similar indications form the National Wetlands Inventory
Map and were considered overall similar.
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Final Analysis: The comparable sales are all agricultural/recreational transactions located in Collier
County and in close proximity to the subject. They have all occurred in a recent period of time
between 2022 and 2023. The adjusted prices on a per acre basis range from $13,308 to $18,000
with a mean and median price per acre of $15,619 and $15,583, respectively. All of the comparable
sales were overall considered similar in all categories. We feel the subject property’s value falls
somewhere above the mean and median price per acre as indicated by these sales and on the
higher end of values near $18,000. It is our opinion the market value of the subject property is
$18,000 per acre. Multiplying $18,000 by the subjects 5.00 acres equals an estimated market value
for the subject in its “as is” condition in fee simple ownership on April 12, 2023 of $90,000.
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Section 6 – Reconciliation of Value
Summary of Value Conclusions “As-Is”
Cost Approach Not Applied
Income Approach Not Applied
Sales Comparison Approach $90,000
The Cost Approach is based upon the principle of substitution, which states that a prudent purchaser
would not pay more for a property than the amount required to purchase a similar site and construct
similar improvements without undue delay, producing a property of equal desirability and utility.
Since there are no improvements to consider, the cost approach was not used in this appraisal.
The Income Approach compares rentals of similar properties to the subject. The derived market
rental rates are capitalized at a rate which considers available market financing and investor equity
return requirements. Vacant land is typically not purchased for its ability to generate a positive cash
stream. Therefore, the income approach was not used in this appraisal.
The Sales Comparison Approach 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
supports the final value conclusion. The sales utilized in this analysis provide a range of actual
purchase prices for properties considered to be similar to the subject. The appraiser properly
considered each of the sales studied and analyzed each of these properties in relationship to the
subject in order to arrive at a value estimate for the subject property.
Based on 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 April 12, 2023 of:
NINETY THOUSAND DOLLARS ................................................................................. ($90,000.00).
Respectfully submitted,
Michael Jonas, MAI, AI-GRS, CCIM
State-certified general real estate appraiser RZ2623
Hannah Dwyer
State-registered trainee appraiser RI25089
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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.7
• 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 reported analyses, opinions and conclusions were developed, and this report has been
prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of
Professional Practice of the Appraisal Institute.
• The use of this report is subject to the requirements of the Appraisal Institute relating to review by
its duly authorized representatives.
• As of the date of this report, Michael Jonas has completed the Standards and Ethics Education
Requirements for Candidates of the Appraisal Institute.
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• As of the date of this report, Michael Jonas has completed the continuing education program for
Designated Members of the Appraisal Institute.
• Michael Jonas has completed the requirements of education for registration through the State of
Florida is current until November 30, 2024.
• Michael Jonas has not made a personal inspection of the property that is the subject of this report.
• 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 appraised the subject in the last three years. He has not provided any other
services related to the property in the last three years.
• Hannah Dwyer, Registered Appraiser Trainee License: RI25089, contributed five hours relating to
development, research, inspection, and writing of this report.
• I, the supervisory appraiser of a registered appraiser trainee who contributed to the development
or communication of this appraisal, hereby accepts full and complete responsibility for any work
performed by the registered appraisal trainee named in this report as if it were my own work.
Based upon the analysis presented in this appraisal report, it is my opinion the subject property
warrants a market value as of the effective date April 12, 2023, for its fee simple ownership and in its
“as is” condition of:
NINETY THOUSAND DOLLARS ................................................................................. ($90,000.00).
Respectfully submitted,
CARLSON, NORRIS & ASSOCIATES
Michael Jonas, MAI, AI-GRS, CCIM
State-certified general real estate appraiser RZ2623
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Certification of Hannah Dwyer
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 reported analyses, opinions and conclusions were developed, and this report has been
prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of
Professional Practice of the Appraisal Institute.
• The use of this report is subject to the requirements of the Appraisal Institute relating to review by
its duly authorized representatives.
• Hannah Dwyer has completed the requirements of education for registration through the State of
Florida is current until November 30, 2024.
• Hannah Dwyer has made a personal inspection of the property that is the subject of this report.
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• No one has provided significant real property appraisal assistance to the persons signing this
report.
• 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.
• Hannah Dwyer 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.
• Hannah Dwyer has not appraised the subject in the last three years. She has not provided any
other services related to the property in the last three years.
Based upon the analysis presented in this appraisal report, it is my opinion the subject property
warrants a market value as of the effective date April 12, 2023, for its fee simple ownership and in its
“as is” condition of:
NINETY THOUSAND DOLLARS ................................................................................. ($90,000.00).
Respectfully submitted,
CARLSON, NORRIS & ASSOCIATES
Hannah Dwyer
State-registered trainee appraiser RI25089
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General Assumptions & Limiting Conditions
Information Used: No responsibility is assumed for accuracy of information furnished by others or
from others, including the client, its officers and employees, or public records. We are not liable for
such information or for the work of contractors, subcontractors and engineers. The comparable data
relied upon in this appraisal has been confirmed with one or more parties familiar with the transaction
unless otherwise noted; all are considered appropriate for inclusion to the best of my factual
judgment and knowledge.
Certain information upon which the opinions and values are based may have been gathered by
research staff working with the appraiser. Names, professional qualifications and extent of their
participation can be furnished to the client upon request.
Legal, Engineering, Financial, Structural or Mechanical Nature, Hidden Components, Soil: No
responsibility is assumed for matters legal in character or nature nor matters of survey, nor of any
architectural, structural, mechanical or engineering nature. No opinion is rendered as to the legal
nature or condition of the title to the property, which is presumed to be good and marketable. The
property is appraised assuming it is free and clear of all mortgages, liens or encumbrances, unless
otherwise stated in particular parts of this report.
The legal description is presumed to be correct, but I have not confirmed it by survey or otherwise. I
assume no responsibility for the survey, any encroachments or overlapping or other discrepancies
that might be revealed thereby.
I have inspected, as far as possible by observation, the land thereon; however, it was not possible to
personally observe conditions beneath the soil or hidden; as a result, no representation is made
herein as to such matters unless otherwise specifically stated. The estimated market value assumes
that no such conditions exist that would cause a loss of value. I do not warrant against the
occurrence of problems arising from any of these conditions. It is assumed that there are no hidden
or unapparent conditions to the property, soil, subsoil or structures, which would render them more or
less valuable. No responsibility is assumed for any such conditions or for any expense or
engineering to discover them.
Information relating to the location or existence of public utilities has been obtained through inquiry to
the appropriate utility authority, or has been ascertained from visual evidence. No warranty has been
made regarding the exact location or capacities of public utility systems. Subsurface oil, gas or
mineral rights were not considered in this report unless otherwise stated.
Legality of Use: The appraisal is based on the premise that there is or will be full compliance with all
applicable Federal, State and local environmental regulations and laws, unless otherwise stated in
the report; and that all appropriate zoning, building and use regulations and restrictions of all types
have been or will be complied with and required licenses, consent, permits or other authority, whether
local, State, Federal and/or private, have been or can be obtained or renewed for the use intended
and considered in the value estimate.
Component Values: The distribution of the total valuation of this report between land and
improvements applies only under the proposed program of utilization. The separate valuations of
land and buildings must not be used in conjunction with any other appraisal, and are invalid if so
used.
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A report related to an estate that is less than the whole fee simple estate applies only to the fractional
interest involved. The value of this fractional interest, plus the value of all other fractional interests,
may or may not equal the value of the entire fee simple estate considered as a whole.
A report relating to the geographic portion of a larger property applies only to such geographic portion
and should not be considered as applying with equal validity to other portions of the larger property or
tract. The value for such geographic portions, plus the value of all other geographic portions, may or
may not equal the value of the entire property or tract considered as a single entity.
All valuations in the report are applicable only under the estimated program of the highest and best
use and are not necessarily appropriate under other programs of use.
Auxiliary and Related Studies: No environmental or impact studies, special market study or
analysis, highest and best use analysis study or feasibility study has been requested or made by us
unless otherwise specified in this report or in my agreement for services. I reserve the unlimited right
to alter, amend, revise or rescind any of these statements, findings, opinions, values, estimates or
conclusions upon any subsequent study or analysis or previous study or analysis that subsequently
becomes available to us.
Dollar Values, Purchasing Power: The value estimates and the costs used herein are as of the
date of the estimate of value. All dollar amounts are based on the purchasing power and price of the
United States dollar as of the date of value estimate.
Inclusions: Furnishings and equipment or business operations, except as otherwise specifically
indicated, have been disregarded, with only the real estate being considered.
Proposed Improvements Conditioned Value: For the purpose of this appraisal, on- or off-site
improvements proposed, if any, as well as any repairs required, are considered to be completed in a
good and workmanlike manner according to information submitted and/or considered by us. In cases
of proposed construction, the report is subject to change upon inspection of the property after
construction is complete. The estimate of value, as proposed, is as of the date shown, as if
completed and operating at levels shown and projected.
Value Change, Dynamic Market Influences: The estimated value is subject to change with market
changes over time. Value is highly related to interest rates, exposure, time, promotional effort, supply
and demand, terms of sale, motivation and conditions surrounding the offering. The value estimate
considers the productivity and relative attractiveness of the property both physically and economically
in the marketplace.
The estimate of value in this report is not based in whole or in part upon race, color or national origin
of the present owners or occupants of the properties in the vicinity of the property appraised.
In the event this appraisal includes the capitalization of income, the estimate of value is a reflection of
such benefits and my interpretation of income and yields and other factors which were derived from
general and specific market information. Such estimates are made as of the date of the estimate of
value. As a result, they are subject to change, as the market is dynamic and may naturally change
over time. The date upon which the value estimate applies is only as of the date of valuation, as
stated in the letter of transmittal. The appraisal assumes no responsibility for economic or physical
factors occurring at some later date which may affect the opinion stated herein.
An appraisal is the product of a professionally trained person, but nevertheless is an opinion only,
and not a provable fact. As a personal opinion, a valuation may vary between appraisers based
upon the same facts. Thus, the appraiser warrants only that the value conclusions are his best
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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.
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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
• The appraiser complies with the disclosure requirements set forth in USPAP for extraordinary
assumptions.
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Please note the following extraordinary assumptions:
• A soil analysis for the site has not been provided 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.
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Section 8 – Addenda
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SUBJECT DEED
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NATIONAL WETLANDS MAP
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SOIL MAP
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FLOOD MAP
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APPRAISERS' LICENSES
LICENSE FOR MICHAEL JONAS, MAI, AI-GRS
LICENSE FOR HANNAH DWYER
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QUALIFICATIONS OF MICHAEL P. JONAS, MAI, AI-GRS, CCIM
STATE-CERTIFIED GENERAL REAL ESTATE APPRAISER RZ2623
EDUCATION:
University of Central Florida - 1999 BSBA – Finance
PROFESSIONAL EDUCATION:
Appraisal Institute: National USPAP Update Course, 2012, 2014, 2016, 2020, 2022
Appraisal Institute: 2018 Legislative VALUEvent , 2018
Appraisal Institute: Advanced Income Capitalization, 2003
Appraisal Institute: Advancing the Appraisal Profession, 2019
Appraisal Institute: Analyzing Distressed Real Estate, 2007
Appraisal Institute: Appraisal Laws and Rules, 2000, 2002, 2004, 2020, 2022
Appraisal Institute: Appraisal Report Writing, 2005
Appraisal Institute: Artificial Intelligence, AVMS, 2019
Appraisal Institute: Business Practice and Ethics, 2012, 2016, 2019, 2020
Appraisal Institute: Capital Reserve Studies 2022
Appraisal Institute: Central Florida Real Estate Forum, 2022
Appraisal Institute: Desktop Appraisals 2020
Appraisal Institute: Evaluations for Commercial and Residential Appraisers, 2022
Appraisal Institute: FL State Law for Real Estate Appraisers, 2004
Appraisal Institute: Florida Appraisal Laws and Rules, 2012, 2014, 2016
Appraisal Institute: Florida Real Estate Valuation, 2011
Appraisal Institute: Florida State Law for Real Estate Appraisers, 2006
Appraisal Institute: Fundamentals of Separating Real Estate, 2012
Appraisal Institute: Insurance Appraisal, 2011
Appraisal Institute: National USPAP Update Course, 2000, 2002, 2004, 2006, 2008, 2010, 2012
Appraisal Institute: Real Estate Damages, 2011
Appraisal Institute: Reappraising, Readdressing, Reassigning, 2007
Appraisal Institute: Review Involving Appraisals by Multiple Appraisers, 2022
Appraisal Institute: Review Theory – General, 2014
Appraisal Institute: Roles/Responsibilities Supervisor/Trainee, 2006, 2008
Appraisal Institute: Specialty Appraisal Continued Education, 2000, 2002, 2004, 2006, 2008,
2012, 2014, 2016 2020, 2022
Appraisal Institute: State Law for Real Estate Appraisers, 2008, 2010, 2012
Appraisal Institute: The Appraiser as an Expert Witness, 2016
Appraisal Institute: The Paperless Real Estate Appraisal Office, 2022
Appraisal Institute: Trial Components, 2016
Appraisal Institute: Uniform Appraisal Standards for Federal Land Acquisitions, 2007
Bert Rodgers: Continuing Real Estate Education, 2004, 2006, 2021
Bob Hogue: CE for Florida Real Estate Professionals, 2016
CCIM Institute: Financial Analysis Commercial Investment, 2008
CCIM Institute: Financial Analysis for Commercial, 2008
CCIM Institute: Investment Analysis Commercial Investment, 2009
CCIM Institute: Investment Analysis Commercial, 2009
CCIM Institute: Market Analysis Commercial Investment, 2008
CCIM Institute: User Decision Analysis Commercial Industrial, 2009
CLE International: Eminent Domain, 2006
Cooke: CE for Real Estate Professionals, 2015
DPBR: FREAB Board Meeting, 2007
Florida Dept. Revenue: Real Property Appraiser Special Magistrates VAB Training, 2022
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Larson Educational Services: Core Law, 2010
McKissock: Supervisor – Trainee Course for Florida, 2019
NABOR Ethics Training: 2004, 2008, 2012, 2016
EXPERIENCE:
1999 – 2000 Clayton, Roper & Marshall Orlando, FL
2000 – 2001 Chapman & Associates Sarasota, FL
2001 – 2008 Coast Engineering Consultants, Inc Naples, FL
2008 – 2009 Orion Bank. Naples, FL
2009 – 2011 Iberia Bank Naples, FL
2011 – 2014 Integra Realty Resources Naples, FL
2014 – 2016 Capstone Valuation Advisors, LLC Naples, FL
2016 – 2019 MPJ Real Estate Services, Inc. Naples, FL
2019 – Present Carlson, Norris & Associates Fort Myers & Naples, FL
2022 – Special Magistrate, Collier County Value Adjustment Board
PROFESSIONAL MEMBERSHIP:
Appraisal Institute, Member (MAI / AI-GRS) No. 12480
Certified Commercial Investment Member, CCIM No. 18275 Certification,
State Certified General Appraiser RZ2623 Member, Naples Area Board of Realtors
State of Florida, Registered Real Estate Broker BK700992
Properties appraised include: subdivisions, retail centers, motels, commercial buildings,
industrial buildings, warehouses, mobile home parks, professional offices, medical offices,
office/warehouse condominiums, single family homes, duplexes, apartment projects, individual
condominium projects, residential lots, acreage, wetlands, special use properties, ranches,
conservation easements hotels, marinas, mixed-use subdivisions, regional malls, gas stations,
self-storage facilities and eminent domain cases.
Appraisal clients include: banks, savings and loan associations, attorneys, corporations,
builders, developers, mortgage companies, insurance companies, home transfer companies,
private individuals, and local, state and federal government agencies.
Qualified as an expert witness in Monroe and Collier County Circuit Court
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QUALIFICATIONS OF HANNAH V. DWYER
STATE-REGISTERED TRAINEE APPRAISER RI25089
EDUCATION:
Western Governors University- Bachelor of Science – Business Administration, Management
Expected Graduation- May 2023
PROFESSIONAL EDUCATION:
National 15-Hour USPAP Course – September 2020
National Appraising for Supervisors and Trainees- October 2020
Florida Appraisal Law- October 2020
Basic Appraisal Principles – January 2021
Basic Appraisal Procedures – March 2021
Marshall & Swift Commercial Cost Approach Certification- March 2022
National 15-Hour USPAP Course- September 2022
Florida Appraisal Law- October 2022
The Income Approach: An Overview- October 2022
EXPERIENCE:
2021-Present: Carlson, Norris and Associates, Inc.
Fort Myers, Florida
PROFESSIONAL MEMBERSHIP:
Certification - State-Registered Trainee Appraiser RI25089
Properties appraised/assisted include: commercial buildings, industrial buildings, warehouses,
professional offices, medical offices, office/warehouse condominiums, acreage, multi-family, special
use properties, and other miscellaneous properties.
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1919 Courtney Drive | Fort Myers, FL 33901 | Phone 239.936.1991 | www.carlsonnorris.com
Real Estate Valuation Experts
Trusted since 1985
May 1, 2023
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: 8.74 Acres of Vacant Land
North of I-75
Naples, Florida 34117
Our File Number: 23-162-2
PO #4500223050
Dear Mr. Leonard,
At your request and authorization, Carlson, Norris and Associates, Inc. have prepared an appraisal
presented in an Appraisal Report of the market value for the above referenced real property. Per
the request of the client, we have provided the market value of the subject on an As-Is basis. The
interest appraised includes the fee simple estate of the subject property.
The subject property is vacant land located in southern Collier County, just north of Interstate 75 in
Naples, Florida. The site is rectangular in shape, contains 8.74 acres or 380,714 square feet. The
habitat consists of Mixed Scub-Shrub Wetland. The site is vacant, wooded and 100% forested/shrub
wetlands. The zoning classification of the subject property is A-RFMUO Sending Lands-NBMO and
NRPA. The future land use designation for the property is RF-Sending within the North Belle Meade
Overlay and Natural Resource Protection Area Overlay. The site will be more fully described within
the body of the attached report.
Data, information, and calculations leading to the value conclusion are incorporated in the report
following this letter. The report, in its entirety, including all assumptions and limiting conditions, is an
integral part of, and inseparable from, this letter. Any special assumptions and limiting considerations
were especially noted in Section 7 of this report. Your attention is directed to these General
Assumptions and Limiting Conditions which are part of this report.
The following appraisal sets forth the most pertinent data gathered, the techniques employed, and
the reasoning leading to the opinion of value. The analyses, opinions and conclusions were
developed based on, and this report has been prepared in conformance with, our interpretation of the
guidelines and recommendations set forth in the Uniform Standards of Professional Appraisal
Practice (USPAP) of the Appraisal Foundation, the requirements of the Code of Professional Ethics
and Standards of Professional Appraisal Practice of the Appraisal Institute, the Financial Institutions
Reform, Recovery, and Enforcement Act of 1989 (FIRREA) and Title XI Regulations.
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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 a market value in its “as is” condition in fee simple
ownership on April 12, 2023 of:
ONE HUNDRED THIRTY-FIVE THOUSAND FIVE HUNDRED DOLLARS ............. ($135,500.00).
PLEASE NOTE: The natural disaster known as Hurricane Ian made landfall on the west coast of
Florida on September 28, 2022 with maximum sustained winds of 150 mph, causing severe levels of
damage to SWFL. Ian was the first category 4 hurricane to impact SWFL since hurricane Charley in
2004 and became the most devastating tropical system to hit Florida in more than 84 years. During
the storm, nearly 2.6 million Floridians lost power with the majority of customers in Lee and Charlotte
County experiencing the highest levels of outages between 80% and 95% without power. The storm
surge as a result of the hurricane reached record highs with preliminary analysis suggesting areas
such as Fort Myers Beach had surges up to 10-15 feet above normally dry ground. Sanibel Island
was also among the hardest areas hit. The Sanibel causeway, which is the only connection the
island has to the mainland, had areas of its structure washed away. Other areas such as Naples, Key
West and Cape Coral had extensive storm surge damage with surges reaching above 7 feet in some
areas.
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
Hannah Dwyer
State-registered trainee appraiser RI25089
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SUBJECT AERIAL PHOTOGRAPH
8.74 ACRES OF VACANT LAND
NORTH OF I-75
NAPLES, FLORIDA 34117
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TABLE OF CONTENTS
SUBJECT AERIAL PHOTOGRAPH ............................................................................................................ 3
SECTION 1 - SUMMARY OF SALIENT FACTS ....................................................................... 5
CONSERVATION FEATURES SUMMARY OVERVIEW ........................................................................................... 7
SECTION 2 – PREMISES OF THE APPRAISAL ...................................................................... 8
INTENDED USE AND USER OF APPRAISAL ........................................................................................................ 8
SCOPE OF WORK.............................................................................................................................................. 8
SALES HISTORY ............................................................................................................................................. 11
VALUATION HISTORY ...................................................................................................................................... 12
APPRAISAL ANALYSIS AND REPORT TYPE ...................................................................................................... 12
EXPOSURE TIME ............................................................................................................................................. 12
MARKETING TIME ........................................................................................................................................... 13
SECTION 3 – DESCRIPTION OF REAL ESTATE APPRAISED ................................................ 15
COLLIER COUNTY AREA ANALYSIS ................................................................................................................ 15
LOCATION MAP .............................................................................................................................................. 29
MARKET AREA DESCRIPTION ......................................................................................................................... 30
LEGAL DESCRIPTION ...................................................................................................................................... 32
OWNER OF RECORD ...................................................................................................................................... 32
ASSESSED VALUE AND TAXES ....................................................................................................................... 33
SITE DESCRIPTION .......................................................................................................................................... 33
SUBJECT PROPERTY PHOTOGRAPHS ............................................................................................................. 42
SECTION 4 – HIGHEST AND BEST USE ANALYSIS ............................................................. 44
HIGHEST AND BEST USE AS THOUGH VACANT ............................................................................................... 44
SECTION 5 – VALUATION OF THE SUBJECT ...................................................................... 43
VALUE ESTIMATE BY THE COST APPROACH ................................................................................................. 46
VALUE ESTIMATE BY THE INCOME APPROACH .............................................................................................. 46
VALUE ESTIMATE BY THE SALES COMPARISON APPROACH ......................................................................... 46
SECTION 6 – RECONCILIATION OF VALUE ........................................................................ 62
SUMMARY OF VALUE CONCLUSIONS .............................................................................................................. 62
SECTION 7 – CERTIFICATION AND LIMITING CONDITIONS ................................................. 63
CERTIFICATION OF MICHAEL JONAS, MAI, AI-GRS, CCIM ........................................................................... 63
CERTIFICATION OF HANNAH DWYER ............................................................................................................... 65
GENERAL ASSUMPTIONS & LIMITING CONDITIONS ......................................................................................... 67
SECTION 8 – ADDENDA .................................................................................................... 72
SUBJECT DEED…………………………………………………………………………………………….…...73
WETLANDS MAP ............................................................................................................................................. 75
SOIL MAP ....................................................................................................................................................... 76
FLOOD MAP .................................................................................................................................................... 77
APPRAISER'S LICENSES ................................................................................................................................. 78
QUALIFICATIONS OF MICHAEL JONAS, MAI, AI-GRS, CCIM ......................................................................... 79
QUALIFICATIONS OF HANNAH DWYER ............................................................................................................ 81
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Section 1 - Summary of Salient Facts
Property Reference: 00344120002
Property Type: Vacant Land
Property Address: No Address
Naples, Florida 34117
Report Format: Appraisal Report
Date Of Inspection: April 12, 2023
Date Of Value: April 12, 2022
Date Of Report: May 1, 2023
Real Estate Interest
Appraised:
Fee Simple
Purpose Of Appraisal: The purpose of this appraisal is to provide our estimate of the
"as is" market value of the fee simple interest of the subject
property 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.
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 property is located just north of I-75 in Naples, Florida,
adjacent to HHH Ranch. The subject property can be found in
Section 33, Township 49, Range 27, in Collier County, Florida.
Site Description: The site is rectangular in shape, contains 380,714 square feet or
8.74 acres and is located just north of I-75. The site is wooded
and is made up of 100% Freshwater Forested/Shrub Wetlands
according to the National Wetlands Inventory map. Land cover
is Mixed Scrub-Shrub Wetland. In addition, the soil map
provided by the client shows Riviera fine sand, limestone
substratum, present for the subject majority, with a small portion
of Pineda fine sand. The property is currently vacant and
unimproved. The site will be more fully described within the body
of the attached report.
Comprehensive Land Use
Plan Designation:
RF-Sending-NBMO and NRPA
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Zoning Classification: A-Agricultural; RFMUO-Rural Fringe Mixed Use Overlay,
NBMO-North Belle Meade Overlay-Sending and
NRPA-Natural Resource Protection Area Overlay
Highest And Best Use As
Vacant:
The highest and best use for the site would be for agricultural or
recreational use consistent with the comprehensive land use
plan classification and zoning/overlay classifications affecting the
property.
Highest And Best Use As
Improved:
The subject property is a vacant unimproved parcel and as such
an analysis of the site as improved is not appropriate in this
analysis.
Market Value Indications
“As Is”:
Cost Approach: Not Applicable
Income Capitalization Approach: Not Applicable
Sales Comparison Approach: $135,500
Market Value Estimate as
of April 12, 2023:
$135,500
Appraisal Firm: Carlson, Norris and Associates, Inc.
Appraisers Completing
Report:
Michael Jonas, MAI, AI-GRS, CCIM
State-certified general real estate appraiser RZ2623
Hannah Dwyer
State-registered trainee appraiser RI25089
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Conservation Features Summary Overview
Project Name: HHH Ranch Appraisal Project
Folio numbers with owner(s) of record:
00344120002
Mary A Scotti Trust
Albert G Lebano Et Al
Mary A Scotti Sep Prop Trust
UTD 5/12/89
PO Box 5731
La Quinta, CA 92248
Zoning and overlays: A-Agricultural; RFMUO-Rural Fringe Mixed Use Overlay,
NBMOS-North Belle Meade Overlay Sending and NRPA-Natural Resource Protection
Area Overlay
Zoning Considerations for TDR’s, PHU, other endangered species: No
Was the cost to mitigate wetlands or endangered species taken into consideration? If
Yes, provide details.
No
Scope of proposed mitigation: None
Land Area: 8.74 acres or 380,714 square feet
Access for the parcel taken into consideration:
Yes-Legal Access, no Physical Access
Highest and Best Use: Agriculture or Recreation
Date of estimated value: April 12, 2023
Estimated value: $135,500
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Section 2 – Premise of the Appraisal
Purpose of Appraisal: The purpose of this appraisal is to estimate the market value of the fee
simple interest of the subject property described on an “as is” basis, under the reporting requirements
of the Uniform Standards of Professional Appraisal Practice (USPAP), as defined by the Appraisal
Foundation.
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.
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
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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 property was identified by its STRAP Number and legal description.
• Extent to which the property was inspected
o An inspection of the property being appraised as well as the neighborhood in which it is
located was done on April 12, 2023. During the inspection, an inventory of the property
attributes was collected based on visual observation. Please note, the appraiser was not
able to gain access to the site and therefore also relied on aerial visuals from the Collier
County Property Appraisers website. The furthest point of access was obtained from the
end of Blackburn Rd before the locked gate.
• 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 property contains no improvements, the Cost Approach is not considered
to be an applicable appraisal tool.
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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
market value for the subject property.
o Collection and analysis of comparable land sales in order to perform an opinion of value
for the underlying land.
▪ An investigation of comparable land sales and active listings of similar
unimproved properties were utilized. The sales were considered 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 a final
value opinion for the subject property; all as of the effective date of this report.
o Preparation of a written report.
To develop the opinion of value, Carlson, Norris and Associates, 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 reflects information about the subject 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.
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Fee Simple Estate is defined as: “Absolute ownership unencumbered by any other interest or
estate, subject only to the limitations imposed by the governmental powers of taxation, eminent
domain, police power, and escheat.”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: April 12, 2023
Date of Value Estimate “As Is”: April 12, 2023
Date of the Report: May 1, 2023
Sales History: The Uniform Standards of Professional Appraisal Practice requires a statement of
the listings, purchase contracts and sales history of the subject property for the three years prior to
the appraisal date. There are no qualified transactions occurring in the past 5-years. The most recent
transfer for the subject occurred on May 6, 2003 and is recorded in a Quit Claim Deed in OR Book
3283, Page 1850. A copy of the deed is included in the addenda section of this report.
1 Unless otherwise noted, all definitions in italics are taken from The Dictionary of Real Estate Appraisal, Seventh Edition, the Appraisal
Institute, Chicago, Illinois (U.S., 2015)
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Valuation History: The Uniform Standards of Professional Appraisal Practice requires the appraiser
to divulge any services provided on the subject property during the preceding three years. Carlson,
Norris and Associates has not previously appraised the subject in the past three years, nor have we
provided additional services related to the subject property 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.
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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 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
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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 will require a
marketing time of twelve months or less.
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Section 3 – Description of Real Estate Appraised
COLLIER COUNTY AREA ANALYSIS
Collier County is located in southwest Florida and was established in 1923 when it was separated
from Lee County. Collier County is named for Barron Collier, a New York City advertising mogul and
real estate developer who moved to southwest Florida and established himself as a prominent
business man and land owner. By the end of the 1920s, 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
Collier County 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 includes 307 square miles of water, giving 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 when traveling east in the county. These
eastern areas of the county contain a considerable amount of preserved land. There are three
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incorporated cities within the county; namely the City of Naples, the City of Marco Island, and
Everglades City. The county is famous for its subtropical climate with average high temperatures
ranging from 74o Fahrenheit in January to 90o Fahrenheit in August. The average annual precipitation
for the county is 54 inches. This area is also subject to tropical storms and hurricanes. The hurricane
season runs from June through November.
ECONOMIC-FINANCIAL FACTORS
There are numerous economic factors that impact the supply and demand for all types of real estate
and housing in any given area. These factors will be considered and discussed in the following
paragraphs. Although these factors are considered individually, they do not act as independent
agents in the marketplace. They interact and effect, one another. Therefore, the economic-financial
factors considered, should be considered in totality, as a part of the economic framework.
Population: Collier County has 385,980 people living within according to recent July 2021 Census
population estimates, making Collier County Florida’s 17th most populous county. Collier County had
a population of 321,520 in 2010 and experienced 16.9% growth from 2010 to 2020. Additional
population estimates reflect population projections from 2020 to the year 2045 and compare the three
coastal counties in the southwest Florida area. The counties include; Charlotte, Collier and Lee.
Collier County’s population is predicted to increase to around 517,000 in year 2045.
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Tourism: Tourism is an important industry for Naples, Marco Island and the Everglades. As the
leading employer and the primary economic engine for the region, the tourism industry is responsible
for over 34,400 jobs in Collier County in 2020. Just over 1.5 million visitors in 2021 spent over $1.6
billion dollars, resulting in a total economic impact of over $2.4 billion dollars 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 approximately 1,303 students, and offers 31 major and minor degree programs.
The school expects to continue growing in size. The town of Ave Maria is designed to be a compact,
walk-able, and self-sustaining, reflecting 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
6,656 acres, of which 113 acres is designated as the University Campus. A Town Core anchored by
the landmark oratory that also incorporates retail, commercial, and residential living space, provides a
central connection between the town and the university. Business is expanding in Collier County as
evidenced by a surgical device company that recently opened its doors on a site near Ave Maria
University in the form of a $25 million manufacturing plant. This brought approximately 500
construction jobs to the area and currently employs around 350 workers. Ave Maria has experienced
a severe mosquito problem, resulting in the region being sprayed more than 30 times via airplane
with pesticides by the Collier Mosquito Control District in 2015, making it the most sprayed area in
southwest Florida.
A new town has also been proposed in Eastern Collier County. Collier Enterprises received the
Rivergrass project through the Collier County Commission on January 28th 2020, allowing them to
begin planning to develop a 1,000-acre township in Eastern Collier County. The plans were stalled as
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the project’s impact on approximately 700 acres of primary panther habitat is being heavily opposed
by wildlife organizations such as the Conservancy of Southwest Florida, among others. However, a
recent 2021 court ruling rejected the Conservancy groups’ challenge to the development of
Rivergrass. Furthermore, Collier County commissioners voted to approve Collier Enterprises project
plans for two additional villages and a town hub in Eastern Collier County called Longwater, Bellmar,
and the Town of Big Cypress. These two additional villages along with Rivergrass will encompass
over 12,000 acres with the neighboring Town of Big Cypress, most of which will be for environmental
preservation. Each of the villages will be 1,000 acres, with the Town of big Cypress acting as an
anchor for all three. See site plan below for reference.
Employment & Income: The most recently reported median household income for Collier County is
at $70,217. Collier County’s unemployment rate has continued to decrease since 2020 and was at
2.2 percent as of December 2022, which was slightly lower than in December 2021. The overall trend
of unemployment has been trending downward. From January 2010 until March 2020, Collier County
had experienced downward trends in unemployment getting as low as almost 3%. Then in April
2020, the effects of COVID-19 resulted in unemployment peaking to 13.5% from only 2.5% in
February two months prior. Unemployment remained elevated in the following months. The most
recent data from
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2022 shows that the unemployment rate has leveled back out to around 3% and has stayed
consistent month to month, though recently the unemployment rate has continued to decrease to
around 2.2%. See the table below.
Collier County’s largest employment concentrations continue to be in industries that are fueled by
population growth. The Retail Trade industry is the largest with 23,534 industry jobs. Health Care and
Social Assistance is second with 23,378, and Real Estate and Rental Leasing is third with 22,378.
The Construction industry and Accommodation and Food Services Industry round out the top five
largest employers by industry in Collier County.
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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 as of 2019 are listed
below.
Taxes: Florida is one of the few remaining states without a personal income tax. The absence of
personal income taxes draws many people to Florida. Businesses enjoy additional incentive of low
corporate income taxes. The Florida’s tax rate of 6% is one of the lowest in the U.S. and far below
the 12% levied by some states. The largest share of households in Collier County pay $3,000+ in
property taxes.
The Florida statutes provide for the annual assessment and collection of property taxes on real and
personal property. Property taxes are assessed and collected at the county level as revenue for
counties, municipalities, school districts and special taxing districts. The tax rate is set by the taxing
authority. One mill is equal to $1 per $1,000 of property value. The total just value for all real estate
property types in Collier County for 2022 was $185,310,543,961.
Prices: A price index is a tool that simplifies the measurement of price movements in a numerical
series. Movements are measured with respect to the base period, when the index is set to 100. The
current cost of living index in Collier County is 113 meaning that generally speaking the cost of living
is more expensive in Collier County than the average cost of living throughout the United States.
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Specifically, Groceries are at 107.7, Housing is at 140.9, and Health is at 106.7. Below you can see
the rest of the table and how it compares to the United States.
Banking/Interest Rates/Financing: As of February 2023, the prime rate was reported at 7.75%.
Approximately one year ago the prime rate was 3.25%. The federal discount rate is most recently
reported to be 4.75%; a year ago was also .25%. The federal funds rate is 4.75%, while a year ago
was also .25% Currently the benchmark rate for a 30 year fixed loan is 6.36%, a 15 year fixed loan is
5.66%, and a five-year/one-year adjustable arm rate at 5.43%.
Financing both commercial and residential properties became difficult during the downturn in the
economy. Financing for vacant land is the most difficult. Vacant land is currently being purchased by
investors with cash and expectation of longer holding periods. Generally financing of improved
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properties requires loans of 60%-75% of commercial properties and 90%-95% financing available for
residential properties.
Real Estate and Housing: Collier County experienced a significant increase in residential and
commercial property values from 2004 through 2006. Several news publications rated Naples as the
most over-valued area of the country with respect to residential housing values. The decline in
residential property values began in 2006. Inventory levels began to rise as investors and owners
positioned themselves to sell at a significant profit. However, buyers were reluctant to purchase any
property with a sense that the economy as a whole was headed for trouble. Many investors were not
able to meet their carrying costs and properties went into foreclosure. Southwest Florida became the
epicenter for residential property foreclosures with communities such as Golden Gate at the forefront
of the crisis in Collier County.
Residential construction projects in various stages of development were stopped as housing
inventories continued to rise and prices began to fall significantly. Southwest Florida thrived on the
residential construction industry; and with no homes to build, this industry was quickly decimated.
Contractors that supplied this industry typically ran their businesses from various industrial locations
in Collier and Lee Counties. This type of property was the first commercial property to be adversely
affected with retail and office properties following.
There are 24+/- industrial parks and parks of commerce located throughout Collier County. Each
park is proximate to Interstate-75 for connection to major air transportation and water ports. Collier
County’s zoning allows the flexibility of properties of 19 acres or more to be zoned as Research and
Technology Parks, which are based on commerce parks and offer advanced infrastructure to attract
technology based businesses.
New construction building permits are an indicator of health in an economy of a given area. Below is
a chart showing single family permits monthly averages from January 2021 to January 2023. In the
bottom of the recession in 2009, Collier County fell below 50 permits per month. In Collier County,
206 permits were issued in January 2023, a decrease of 155 permits (43 percent) from January
2022 (see chart below). New construction building permits include houses under construction and
therefore reflect jobs in the construction industry.
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The median closed price of single-family Collier County home sales was $725,000 in January 2023,
an increase of $49,001 (7 percent) compared to January 2022. The median price in Collier County
has been rising steadily since 2012, with a recent peak in May 2022. See the chart below.
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Transportation: The infrastructure of the county continues to see improvements. Interstate 75 has
been widened to six lanes from Fort Myers to Golden Gate Parkway in Naples. The County recently
widened several major corridors such as Immokalee Road, Collier Boulevard, Rattlesnake Hammock
Road and Goodlette-Frank Road. East Naples was not overlooked, with road widening projects along
Collier Boulevard, Santa Barbara Boulevard and Radio Road. Major north south roads are: US 41,
Interstate 75, Airport Pulling Road and Livingston Parkway. The Collier County Government has
worked diligently to develop an efficient road system that will accommodate future growth; and it is
likely to continue to develop the necessary road infrastructure in the years to come.
Southwest Florida International Airport (RSW) in Fort Myers, Florida satisfies the passenger traffic
needs for the fast growing population of Southwest Florida. RSW is one of the fastest growing
airports in the nation, servicing more than 10 million passengers a year. More than two dozen
commercial airlines currently serve Southwest Florida Regional Airport with non-stop service to more
than 27 domestic and two international destinations. The Southwest Florida International Airport also
maintains customs clearing facilities for international cargo. RSW is located off Interstate-75 in South
Lee County, an approximate 30-minute drive from most areas of Naples. In 2005 the airport was
completely updated and expanded to meet the growing demand of area businesses and visitors. The
$386 million ultra-modern complex includes a two-story terminal with 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.
Total passenger activity for the Southwest Florida International Airport exceeded 1,100,000 in
January 2020, before a historical decrease in traffic in April 2020, when total passengers fell to
53,379 for the month. As we have noted earlier, the COVID-19 pandemic was keeping both
Floridians and non-Floridians at home. However, recent statistics show that passenger activity has
generally returned to pre-COVID-19 conditions. Total passenger traffic at RSW was 10,343,802 in
2022, up 1.1 percent from the total passenger traffic in 2019. These numbers indicated that the
region continues to improve from the dip in passenger activity experienced in April 2020.
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The Naples Municipal Airport is a fully certificated air carrier airport. The airport also provides FBO
services for general aviation including fueling and catering. It is the home to charter airlines, aircraft
maintenance facilities, a restaurant, fire/rescue services, mosquito control, car rental agencies, the
Collier County Sheriff’s Aviation Unit, flight schools, the Humane Society, and over 40 additional
aviation and non-aviation businesses. The airport encompasses approximately 732 acres of land,
approximately two miles northeast of Old Naples with convenient access to major roads and
Interstate-75.
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POLITICAL-GOVERNMENTAL FACTORS
The county government is headed by a Board of Commissioners. There are five commissioners,
each assigned to a specific geographical area within the county. A County Manager coordinates
most of the departments including county services, public services, community
development/environmental services, utilities and transportation. Collier County has experienced an
increase of 11.73% in budget between FY 2022 and FY 2023. The FY 2023 total net county budget
is now $1,959,954,000.
Education: The Collier County public school system currently contains a total of 63 schools with
48,000 students and 3,200 teachers. Collier County averages 3,200 graduates per year. The below
chart shows more detail with regards to the public-school system.
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Collier County is home to several colleges and universities. As mentioned, Ave Maria University is a
newly established Catholic University offering liberal arts-oriented baccalaureate degrees as well as
some graduate degree programs. The county is also home to branch campuses of Florida
Southwestern State College and Florida Gulf Coast University.
Collier County has a high level of education attainment compared to other counties in Florida. Collier
County has 35.9% of the population Age 25+ with a bachelor’s degree or higher compared to 30.5%
in Florida and 32.9% in the United States. Only 10.1% of those within Collier County have less than a
high school education.
SOCIOLOGICAL FACTORS
Recreation: Collier County offers a vast array of natural and historical attractions. Places to visit
include the 52-acre Naples Zoo, the Collier County Museum, the Big Cypress National Preserve, the
Museum of the Everglades, and the Naples Botanical Gardens. In addition to these listed, there are
numerous other reserves, museums, zoos, etc that are available for tourists to visit.
Healthcare: Within Collier County, there are the Naples Community Hospital, the North Collier
Hospital, Regional Heart Institute, NCH Wellness Centers and various other clinics. As the largest
county in Florida with a total area of 2,305 square miles, these medical facilities must provide
services effectively to the entire county. Helicopter usage cuts critical minutes from transport time.
83.564% of those living within Collier County have health insurance compared to 86.53% throughout
Florida and 90.63% throughout the United States. The highest percentage of those without
healthcare coverage is from people making $25,000 at 20.3%.
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SUMMARY
Collier County is located along the west coast of Florida along the Gulf of Mexico. The climate is sub-
tropical with mild winters that allow for year-round enjoyment of the many attractions this area offers.
Collier County is a desirable destination for residents and non-residents alike. Despite these many
positives, portions of Collier County were greatly affected by the past housing debacle which resulted
in a significant number of residential foreclosures. However, trends have been positive in most recent
years. The availability of commercial vacant land, the county's numerous natural attractions, and the
anticipated future population growth are all positive factors that bode well for this area over the long
term.
Collier County is considered to be a great place to live. The presence of a wide variety of industries in
the area offers residents and potential residents diverse opportunities for employment. A significant
amount of land is federally held in conservation in eastern portions of the county. There are also
excellent recreational facilities throughout the county, with numerous golf courses, beaches, and
parks.
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We invite your attention to the location map, which shows the relative location of the subject property
in Naples.
Location Map
.
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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.”
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Market Area:
Boundaries: Northern Orangetree
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)
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Development Potential: There is residential, agricultural, conservation 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 rural
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%
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. For the benefit of the reader, we have listed the names, contact information on the
sales exhibits found later in this report.
Legal Description: The legal description of the subject was obtained from the most recent deed on
file with Collier County Property Appraiser’s Office (OR 3283-1850) and displayed as follows:
Owner of Record: According to information obtained from the Collier County Property Appraiser’s
office and the Collier County Tax Collector’s office, the current owner of record for the subject
property is listed as follows:
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Mary A Scotti TR
Albert G Lebano Et Al
Mary A Scotti Sep Prop Trust
UTD 5/12/89
PO Box 5731
La Quinta, California 92248
Assessed Value and Taxes: According to the Collier County Tax Collector’s Office the subject
property is identified by its Parcel Number 00344120002. For the tax year of 2022 the subject
property had an assessed value of $29,875 at a millage rate of 10.9632 resulting in an annual tax
burden of $389.18. Please note the 2020-2022 tax analysis in tabular form that follows. The tax
summary chart represents resents a summary of the assessed values, taxable values, ad valorem
taxes, non-ad valorem taxes and millage rates.
Year Assessed Value Taxable Value County Millage
Rate Ad Valoreum Non-Ad-
Valorem Tax Liability
2022 $29,876 $29,876 10.9632 $389.18 $0.00 $389.18
2021 $27,160 $27,160 11.4183 $356.81 $0.00 $356.81
2020 $24,691 $24,691 11.3084 $279.20 $0.00 $279.20
00344120002 Tax Analysis
Delinquent Taxes: According to information obtained from the Collier County Tax Collector’s office
there are no delinquent or outstanding taxes on the subject property.
Site Description: We invite your attention to the following aerial and plat maps which shows the
relative size, configuration and location of the subject property. This will be followed by general site
information and data as well as information on the physical characteristics and economic factors that
affect the property.
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Subject Aerial Map
Plat Map
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General Site Information
Address:
Parcel Number:
No Address, Naples, Florida 34117
00344120002
Physical Characteristics of the Site
Frontage: No frontage along any roadways
Total Site Area: 8.74 acres or 380,714 square feet per the Collier County Property
Appraiser records. We were not provided with a site survey.
Shape of Tract: Rectangular
Access: The subject has legal access but no physical access. There is a
gate at the end of Blackburn Rd that is closed to the public that
leads to the area in which the parcel lies.
Corner Influence: This property is not located on a corner.
Utilities to Site:
Flood Designation:
No utilities were observed at the time of inspection.
Flood Zone Code AH, Flood Zone Panel 120067-12021C0440H,
Dated May 16, 2012. See Flood Map in addenda.
Easements: Typical utility easements are assumed to exist.
Site Improvements: The site has no improvements.
Topography: The site is wooded and is made up of 100% Freshwater
Forested/Shrub Wetlands according to the National Wetlands
Inventory map. Land cover is Mixed Scrub-Shrub Wetland. In
addition, the soil map provided by the client shows Riviera fine
sand, limestone substratum present for the subject majority and a
small portion of Pineda fine sand. The property is currently vacant
and unimproved. The site will be more fully described within the
body of the attached report.
Economic Factors Affecting the Site
Supply of Vacant Tracts: There is an adequate number of vacant residential, agricultural and
recreational zoned and residential, agricultural and recreational
permissible sites located within the immediate and general vicinity
of the subject property.
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 near the subject generally include Rural Fringe
Sending lands
Land Use Designation: RF-Sending-NBMO and NRPA
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Zoning Classification: A-Agricultural; RFMUO-Rural Fringe Mixed Use Overlay,
NBMO-North Belle Meade Overlay Sending and
NRPA-Natural Resource Protection Area Overlay
Allowable Uses in the
District:
Allowable uses in the district will be discussed in detail in the
following comprehensive land use plan classification discussion
and zoning discussion. In addition, they will be considered in the
highest and best use analysis for the property.
National Wetlands Inventory: The subject is located in a Freshwater Forested/Shrub Wetland
habitat classified as PSS4C and PSS2/4C. Map is displayed below.
Classification code: PSS4C/PSS2/4C
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 Scrub-Shrub (SS) : Includes areas dominated by woody vegetation less than 6 m (20 feet)
tall. The species include true shrubs, young trees (saplings), and trees or shrubs that are small
or stunted because of environmental conditions.
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.
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Subclass Needle-Leaved Evergreen (4) : The dominant species in Needle-leaved Evergreen
wetlands are young or stunted trees such as black spruce or pond pine.
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.
Comprehensive Land Use Plan Classification and Zoning Classification: According to
information obtained from the Collier County Planning Development department, the subject site
has a comprehensive land use plan classification known as RF-Sending within the North Belle
Meade Overlay and Natural Resource Protection Area Overlay. The zoning for the subject is
Rural Agricultural District (A); Rural Fringe Mixed Use Overlay (RFMUO), North Belle Meade
Overlay (NBMO)-Sending and Natural Resource Protection Area Overlay (NRPA).
Rural Agricultural District (A)- The purpose and intent of the rural agricultural district (A) is to
provide lands for agricultural, pastoral, and rural land uses by accommodating traditional
agricultural, agricultural related activities and facilities, support facilities related to agricultural
needs, and conservation uses. Uses that are generally considered compatible to agricultural
uses that would not endanger or damage the agricultural, environmental, potable water, or
wildlife resources of the County, are permissible as conditional uses in the A district. The A
district corresponds to and implements the Agricultural/Rural land use designation on the future
land use map of the Collier County GMP, and in some instances, may occur in the designated
urban area. The maximum density permissible in the rural agricultural district within the urban
mixed-use district shall be guided, in part, by the density rating system contained in the future
land use element of the GMP. The maximum density permissible or permitted in A district shall
not exceed the density permissible under the density rating system. The maximum density
permissible in the A district within the agricultural/rural district of the future land use element of
the Collier County GMP shall be consistent with and not exceed the density permissible or
permitted under the agricultural/rural district of the future land use element. Permitted uses
include single-family dwelling and agricultural activities such as crop raising, fruit and nut
production, livestock raising, ranching and groves.
Rural Fringe Mixed Use Overlay (RFMUO)- Purpose and scope. The purpose and intent of the
RFMU District is to provide a transition between the Urban and Estates Designated lands and
between the Urban and Agricultural/Rural and Conservation designated lands farther to the
east. The RFMU District employs a balanced approach, including both regulations and
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incentives, to protect natural resources and private property rights, providing for large areas of
open space, and allowing, in designated areas, appropriate types, density and intensity of
development. The RFMU District allows for a mixture of urban and rural levels of service,
including limited extension of central water and sewer, schools, recreational facilities,
commercial uses, and essential services deemed necessary to serve the residents of the RFMU
District. The innovative planning and development techniques which are required and/or
encouraged within the RFMU District were developed to preserve existing natural resources,
including habitat for listed species, to retain a rural, pastoral, or park-like appearance from the
major public rights-of-way, and to protect private property rights. Establishment of RFMU Zoning
Overlay District. In order to implement the Rural Fringe Mixed Use District (RFMUD) designation
in the Future Land Use Element (FLUE) of the GMP, the RFMU District shall be designated as
"RFMUO" on the Official Zoning Atlas and is hereby established.
*The RFMU District replaces the underlying zoning district where that underlying zoning district
is A, Rural Agricultural, except where development standards are omitted in the RFMU District.
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RFMU Sending Lands- RFMU sending lands are those lands that have the highest degree of
environmental value and sensitivity and generally include significant wetlands, uplands, and
habitat for listed species. RFMU sending lands are the principal target for preservation and
conservation. Density may be transferred from RFMU sending lands as provided in LDC section
2.03.07 D.4.c. All NRPAs within the RFMU district are also RFMU sending lands. With the
exception of specific provisions applicable only to NBMO neutral lands, the following standards
shall apply within all RFMU sending lands:
• Allowable uses where TDR credits have not been severed include agricultural, single-
family dwellings, conservation and recreational uses and oil and gas exploration.
• Allowable uses where TDR credits have been severed include agricultural, cattle
grazing, single-family dwelling (1du/40acres), conservation and recreational uses and oil
and gas exploration.
North Belle Meade Overlay District (NBMO)- The North Belle Meade Overlay (NBMO) is unique
to the RFMU district because it is surrounded by areas that are vested for development on three
sides. Because this area is largely undeveloped and includes substantial vegetated areas, the
NBMO can and does provide valuable habitat for wildlife, including endangered species. The
NBMO is intended to achieve a balance of both preservation and opportunities for future
development that takes into account resource protection and the relationship between this area
and the Estates developing around the NBMO.
NBMO Sending Lands-All development with NBMO Sending Lands shall be consistent with the
land development code outlined in the RFMU Sending Lands above.
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Natural Resource Protection Area Overlay (NRPA)- The purpose and intent of the Natural
Resource Protection Area Overlay District (NRPA) is to: protect endangered or potentially
endangered species by directing incompatible land uses away from their habitats; to identify
large, connected, intact, and relatively unfragmented habitats, which may be important for
these listed species; and to support State and Federal agencies' efforts to protect endangered
or potentially endangered species and their habitats. NRPAs may include major wetland
systems and regional flow -ways. These lands generally shou ld be the focus of any federal,
state, County, or private acquisition efforts. Accordingly , allowable land uses, vegetation
preservation standards, development standards, and listed species protection criteria within
NRPAs set forth herein are more restrictive than would otherwise be permitted in the
underlying zoning district and shall to be a pplicable in addition to any standards that apply tin
the underlying zoning district.
*NRPAS designated as RFMU sending lands within the RFMU district. NRPAs located in
the RFMU district are identified as RFMU sending lands and are further subject to the provisions,
conditions and standards set forth in section 2.03.08 (A)(4)(RFMU-Above). Private property owners
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within these NRPAs may transfer residential development rights from these important
environmentally sensitive lands to other identified "receiving" lands pursuant to eth specific provisions
set forth in section 2.01.03.
Transfer of Development Rights (TDR) Discussion- The primary purpose of the TDR
process is to establish an equitable method of protecting and conservin g lands determined to
have significant environmental value, including large connected wetland systems and
significant areas of habitat for listed species; and to provide a viable mechanism for property
owners of such environmentally valuable lands to recou p lost value and development potential
which may be associated with the application of environmental preservations standards to
such lands.
TDR credits from RFMU sending land s:
Creation of TDR credits
a) TDR credits are generated from RFMU sending lands at a rate of 1 TDR credit per 5
acres of RFMU Sending Land or, for th ose legal non-conforming lots or parcels of less
than 5 acres that were in existence as of June 22, 1999, at a rate of 1 TDR credit per
legal non-conforming lot or parcel.
b) For lots and parcels 5 acres or larger, the number of TDR credits generated shall b e
calculated using the following formula:
# of acres x 0.2 = # of TDR credits generated.
The concept of density transfer from one parcel to another stems from Government’s need to protect
ultimately the health and safety of its inhabitants. In Southwest Florida some lands are suitable for
development and others such as swamps and heavy growth hammocks holding the key to water
retention for aquifers and maintaining wildlife habitat are not. Transferring Density creates a system
where the property owner can preserve the sensitive land AND receive compensation for their efforts.
In a TDR the right is transferred and any units that may have been developed on a particular property
can be moved and developed to another better suited location. Conceptually the TDR process can
be described with the Bundle of Rights theory. Bundle of Rights Theory is defined in The Dictionary
of Real Estate Appraisal, Sixth Edition as: “The concept that compares property ownership to a
bundle of sticks with each stick representing a distinct and separate right of the property owner, e.g.,
the right to use real estate, to sell it, to lease it, to give it away, or to choose to exercise all or none of
these rights.”
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In this comparison the Transfer of Density or Development Rights eliminates the open use of the
property, in other words the right to develop. Transfer Development Rights can be compared to a
Government agency acquiring a conservation easement on a particular site. In each case the
Government purchases the owner’s rights of future development and in turn the property owner must
maintain the property at a very high standard. The land under consideration in this appraisal
assignment is designated as sending land. Typically, sending lands are more environmentally
sensitive.
The Collier County Transfer of Development Rights Program located within the Rural Fringe Mixed
Use District was adopted in February 2004. TDR bonus amendments were adopted in September
2004. The TDR program establishes a method for conservation and protection of some of the most
environmentally sensitive land in the county. This process theoretically allows property owners of
these lands to recover lost value and development potential through an economic process allowing
them to transfer their density units or rights to lands that are more appropriate for development. The
TDR program has at its core the Collier County Growth Management Plan and their focus on future
growth and development, especially relating to sewer, water and transportation needs. Collier
County is the registrar for buyers and sellers of TDR credits.
Please see on the following page a photos exhibit for the subject property. As noted earlier, the
appraiser was unable to gain access to the site and thus the photos taken are from the furthest point
of access obtained at the end of Blackburn Rd.
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Subject Property Photographs
View: Looking East
at the entrance gate
at the end of
Blackburn Rd.
Subject is beyond
gate farther east
Photograph date:
April 12, 2023
Taken by: Hannah
Dwyer
View: Looking East
from gate at
Blackburn Rd
Photograph date:
April 12, 2023
Taken by: Hannah
Dwyer
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Subject Property Photographs
View: Looking
North from gate at
Blackburn Rd
Photograph date:
April 12, 2023
Taken by: Hannah
Dwyer
View: Looking
Northeast from gate
at Blackburn Rd
Photograph date:
April 12, 2023
Taken by: Hannah
Dwyer
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Section 4 – Highest and Best Use Analysis
The principal of highest and best use is defined as: “The reasonably probable use of property
that results in the highest value. The four criteria that the highest and best use must meet are
legal permissibility, physical possibility, financial feasibility, and maximum productivity.”
The four criteria the highest and best use must meet are legal permissibility, physical possibility,
financial feasibility, and maximum profitability.
• Permissible Use (Legal) - what uses are permitted by zoning and deed restrictions on the site
in question?
• Possible Use- to what uses is it physically possible to put the site in question?
• Feasible Use-, which possible and permissible uses will produce any net return to the owner
of the site?
• Highest and best Use- among the feasible uses, which use will produce the highest net return
or the highest present worth?
HIGHEST AND BEST USE AS VACANT
Legally Permissible Use: Factors that impact the legally permissible uses for the subject property
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 has a comprehensive land use plan classification of Rural Fringe Mixed Use
Overlay-Sending, North Belle Meade Overlay and Natural Resource Protection Overlay and is zoned
(A) Agriculture; Rural Fringe Mixed Use Overlay within North Belle Meade Overlay and Natural
Resource Protection Area Overlay-Sending Lands. Some of the uses permitted include; agriculture,
single-family dwellings, conservation and recreational uses and oil and gas exploration.
Therefore, those uses which remain legally permissible do include residential and agriculture as
well as recreational.
Physically Possible Uses: The physical aspects of the subject impact legally permissible
development. The site has a rectangular configuration containing a total of 380,714 square feet or
8.74 acres of site area, more or less. The property has legal access, no physical access.
Blackburn road is dirt road access point that is gated before the area the subject property lies
within. There are wetlands present on site as previously mentioned and the property is wooded.
This impacts developability and value for properties of this nature. Currently, no utilities were
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present on site. The size of the parcel is sufficient to support residential, agricultural and
recreational uses.
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 economic 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.
Agriculture and recreational uses while physically possible and legally permissible do not meet the
test of economic and financially feasible. Land prices in this part of Collier County have exceeded
what are typically paid for agriculture properties in other areas of Southwest Florida. Residential
development continues to be the economic driver for jobs, population increases and the need for
additional commercial industrial properties. We do believe the subject property has current
residential development potential. However, the access and utilities are physical characteristics that
will have to be overcome and ultimately affect the value of the raw land as it exists today. We believe
from an economic and financial perspective, that use which represents the highest and best use of
the property is potentially for agricultural and recreational 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 and recreational.
Considering the near-by properties with similar characteristics being used for agriculture and
recreation, it is our opinion that those uses have the most potential given the location of the property.
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Section 5 – Valuation of the Subject
VALUE ESTIMATE BY THE COST APPROACH
Cost Approach is defined as: “A set of procedures through which a value indication is derived for the
fee simple estate by estimating the current cost to construct a reproduction of (or replacement for) the
existing structure, including an entrepreneurial incentive or profit; deducting depreciation from the
total cost; and adding the estimated land value. Adjustments may then be made to the indicated
value of the fee simple estate in the subject property to reflect the value of the property interest being
appraised.”
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 agricultural zoned 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 the most
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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.
Due to the nature of the subject property and comparable sales, it is our opinion the sales price per
acre would be the most appropriate for utilization. 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 is being valued based on highest and best use; and as such, data selection begins
by limiting the sales considered to include only those sites with a highest and best use similar to that
of the subject. From these sales, 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 qualitative 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 qualitative 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 and multiply this by the number of acres contained within the property in order to estimate
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the market value for the site. This value estimate will then be rounded to an appropriate figure for
appraisal purposes.
We now invite your attention to a land sales location map which follows. This map shows the relative
location of each of the comparables to that of the subject property. Following this will be a land sales
exhibit which will contain land sales data sheets for each transaction utilized in the analysis process
showing the relative size, configuration and location of the site as well as the relative information for
each individual sales transaction. Following the land sales exhibit will be a summary chart showing
the relevant information for the subject and each of the comparable sales as well as the adjustments
and factors which were considered in providing an overall rating for each of the comparable
properties.
The comparable sales map is displayed below.
COMPARABLE SALES MAP
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COMPARABLE 1
Property Reference:
Property Type: Agriculture Vacant Land
Address: No Address
Naples, FL 34117
County: Collier
Location: East of Hancock Hammock Rd
STRAP/ID: 00330200004
Grantor: H & R Land Purchase LLC
Grantee: Muddy Lake LLC
Legal Data:
Sale Date: February 22, 2023
Sale Price: $90,000
Sale Price per Sq. Ft.: $0.41
Sale Price per Acre: $18,000
Recording: 6224-1969
Interest Conveyed: Fee Simple
Deed Conveyed: Warranty Deed
Land Use: RF--NBMO-Sending
Zoning: A-RFMUO-NBMO
Highest and Best Use: Agriculture/Recreation
CNA Data # 2862
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Site Data:
Site Dimensions: 340' x 670'
Site Size: 217,800 square feet, 5.000 acres
Shape: Rectangular
Topography: Level and Mostly Wooded
Corner/Visibility Influence: No
Utilities: None
Access: Legal only
Wetlands/Uplands: Forested/Shrub
Soils: Majority Cypress Lake fine sand
Sale Analysis:
Sale Price: $90,000
Financing: Cash to Seller
Price per SF: $0.41
Price per Acre: $18,000
Sale Confirmation:
Verification: Marceleen Wurst-Agent, 239-339-3941
Verifying Appraiser: Hannah Dwyer, April 24, 2023
Sale History: $67,800 on 2/22/2023-Simultaneous close
Comments:
This is the sale of vacant, unimproved land located just east of Hancock Hammock Rd. The
property has legal access only. The National Wetlands Inventory Map shows the property in an
area covered with freshwater forested/shrub wetlands. The land is zoned A-Agriculture; Rural
Fringe Mixed Use Overlay within the North Belle Meade Overlay, Sending Lands. The property
is eligible for TDR credits as outlined in the Collier County land use ordinance . The property
was part of a simultaneous sale in which H & R properties purchased the land in a cash
transaction sale from the previous owner and then sold the land to the current owner on the
same closing day for a higher sum.
CNA Data # 2862
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COMPARABLE 2
Property Reference:
Property Type: Agriculture Vacant Land
Address: No Address
Naples, FL 34117
County: Collier
Location: To the east of Hacienda Lakes
STRAP/ID:
Grantor: Emilio Baez
Grantee: Jose and Ana Lopez
Legal Data:
Sale Date: February 08, 2023
Sale Price: $70,000
Sale Price per Sq. Ft.: $0.31
Sale Price per Acre: $13,308
Recording: 6214-924
Interest Conveyed: Fee Simple
Deed Conveyed: Warranty Deed
Land Use: Rural Ag/RF--Sending
Zoning: A-RFMUO
Highest and Best Use: Agriculture/Recreation
CNA Data # 2865
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Site Data:
Site Dimensions: 344' x 680'
Site Size: 229,126 square feet, 5.260 acres
Shape: Rectangular
Topography: Level and Wooded
Corner/Visibility Influence: No
Utilities: None
Access: Legal, no Physical
Wetlands/Uplands: Forested/Shrub
Soils: Brynwood Cypress lake fine sand/ Cypress Lake
Riviera Copeland fine sand
Sale Analysis:
Sale Price: $70,000
Financing: Cash to Seller
Price per SF: $0.31
Price per Acre: $13,308
Sale Confirmation:
Verification: Lupe Morera-Agent, 239-465-9306
Verifying Appraiser: Hannah Dwyer, April 25, 2023
Sale History: $15,000 on 1/3/2019
Comments:
This is the sale of vacant, unimproved land located just to the east of Hacienda Lakes. The
National Wetlands Inventory Map shows the property in an area covered with 100% freshwater
forested/shrub wetlands. The land is zoned A-Agriculture; Rural Fringe Mixed Use Overlay,
Sending Lands. There is only legal access to the property. The property is eligible for TDR
credits as outlined in the Collier County land use ordinance. The property was on the market for
188 Days at an original asking price of $94,000. This was an arm's length transaction.
CNA Data # 2865
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COMPARABLE 3
Property Reference:
Property Type: Agriculture Vacant Land
Address: No Address
Naples, FL 34117
County: Collier
Location: Directly east of Kam Luck Dr
STRAP/ID: 00351560008
Grantor: Brothers Property LLC
Grantee: Rafael Garicia and Brenda Vallejo-Barrueta
Legal Data:
Sale Date: December 27, 2022
Sale Price: $85,000
Sale Price per Sq. Ft.: $0.39
Sale Price per Acre: $17,000
Recording: 6122-1869
Interest Conveyed: Fee Simple
Deed Conveyed: Warranty Deed
Land Use: RF-NBMO-NRPA-Sending
Zoning: A-RFMUO-NBMO
Highest and Best Use: Agriculture/Recreation
CNA Data # 2863
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Site Data:
Site Dimensions: 167' x 1,308'
Site Size: 217,800 square feet, 5.000 acres
Shape: Rectangular
Topography: Level and Wooded
Corner/Visibility Influence: No
Utilities: None
Access: Private dirt Rd
Wetlands/Uplands: Forested/Shrub
Soils: Majority Pineda fine sand
Sale Analysis:
Sale Price: $85,000
Financing: Cash to Seller
Price per SF: $0.39
Price per Acre: $17,000
Sale Confirmation:
Verification: Abe Prawiradilaga-Agent, 239-682-0237
Verifying Appraiser: Hannah Dwyer, April 24, 2023
Sale History: No sales in prior 5 years
Comments:
This is the sale of vacant, unimproved land located north of I-75 and directly east of Kam Luck
Rd. The National Wetlands Inventory Map shows the property in an area covered with
freshwater forested/shrub wetlands. The land is zoned A-Agriculture; Rural Fringe Mixed Use
Overlay within the North Belle Meade Overlay and Natural Resource Protection Overlay,
Sending Lands. The property is eligible for TDR credits as outlined in the Collier County land
use ordinance. The property was on the market for 340 Days at an original asking price of
$79,999 before being increased to $199,999. The new owner typically buys and sells land to flip,
according to the realtor involved, and so the property is not currently being utilized for anything.
CNA Data # 2863
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COMPARABLE 4
Property Reference:
Property Type: Agriculture Vacant Land
Address: No Address
Naples, FL 34117
County: Collier
Location: Directly west of Kam Luck Dr
STRAP/ID: 00345640002
Grantor: Jarunys Casanova
Grantee: Kirk Sanders-Trustee
Legal Data:
Sale Date: April 27, 2022
Sale Price: $68,000
Sale Price per Sq. Ft.: $0.33
Sale Price per Acre: $14,167
Recording: 6122-1869
Interest Conveyed: Fee Simple
Deed Conveyed: Warranty Deed
Land Use: RF-NBMO-NRPA-Sending
Zoning: A-RFMUO-NBMO
Highest and Best Use: Agriculture/Recreation
CNA Data # 2860
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Site Data:
Site Dimensions: 167' x 1,313
Site Size: 209,088 square feet, 4.800 acres
Shape: Rectangular
Topography: Level and Mostly Wooded
Corner/Visibility Influence: No
Utilities: None
Access: Private dirt Rd
Wetlands/Uplands: 8% Wetlands
Soils: Majority Pineda fine sand
Sale Analysis:
Sale Price: $68,000
Financing: Cash to Seller
Price per SF: $0.33
Price per Acre: $14,167
Sale Confirmation:
Verification: Yulian Gonzalas-Agent, 239-682-6657
Verifying Appraiser: Hannah Dwyer, April 24, 2023
Sale History: $48,000 on 4/26/2021
Comments:
This is the sale of vacant, unimproved land located north of I-75 and directly west of Kam Luck
Rd. The property is only accessible through Blackburn road, the section of which is dirt, gated
and private. A DEP report done on the property shows minimal wetlands on the frontal portion
equaling 8%. The National Wetlands Inventory Map shows the property in an area covered with
freshwater forested/shrub wetlands. The land is zoned A-Agriculture; Rural Fringe Mixed Use
Overlay within the North Belle Meade Overlay and Natural Resource Protection Overlay,
Sending Lands. The realtor involved stated that the buyer owns 4 nearby parcels and purchased
this land to complete a 20 acre portfolio for bona fide agricultural farming. The property was on
the market for 310 Days at an original asking price of $95,000 before being reduced to $83,000.
CNA Data # 2860
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Criteria Subject Sale 1 Sale 2 Sale 3 Sale 4
Location No Address No Address No Address No Address No Address
Naples Naples Naples Naples Naples
Recording -6224-1969 6214-924 6122-1869 6122-1869
Sales Price -$90,000 $70,000 $85,000 $68,000
Sale/Appraisal Date April 12, 2023 February 22, 2023 February 8, 2023 December 27, 2022 April 27, 2022
Parcel Size (sf)380,714 217,800 229,126 217,800 209,088
Parcel Size (Acres)8.74 5.00 5.26 5.00 4.80
Sale Price -$90,000 $70,000 $85,000 $68,000
Sale Price per acre -$9,000 $7,000 $8,500 $6,800
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
Expenditures Immediately after Sale -N/A N/A N/A N/A
Market Conditions -$0 $0 $0 $0
Adjusted Sale Price -$90,000 $70,000 $85,000 $68,000
Adjusted Sale Price per acre -$18,000 $13,308 $17,000 $14,167
Physical Properties
Location Naples Naples Naples Naples Naples
Parcel Size (acre)8.74 5.00 5.26 5.00 4.80
Land Use RF-NBMO-NRPA-Sending RF--NBMO-Sending Rural Ag/RF--Sending RF-NBMO-NRPA-Sending RF-NBMO-NRPA-Sending
Zoning A-RFMUO-NBMO A-RFMUO-NBMO A-RFMUO A-RFMUO-NBMO A-RFMUO-NBMO
Utilities None None None None None
Access Legal access, no physical Legal access, no physical Legal, no Physical Private dirt Rd Private dirt Rd
Wetlands Forested/Shrub Wetlands present Forested/Shrub Wetlands present Forested/Shrub Wetlands present Forested/Shrub Wetlands present Forested/Shrub Wetlands present
Topography/Site Condition Fully Wooded Mostly Wooded Fully Wooded Fully Wooded Mostly Wooded
Physical Property Ratings
Location Similar Similar Similar Similar
Parcel Size Superior Superior Superior Superior
Land Use Similar Similar Similar Similar
Zoning Similar Similar Similar Similar
Utilities Similar Similar Similar Similar
Access Similar Similar Similar Similar
Wetlands Similar Similar Similar Similar
Topography/Site Condition Similar Similar Similar Similar
Overall Rating Superior Superior Superior Superior
Land Sales Adjustment Analysis - Qualitative
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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 comparable sales 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.” The appraiser is not aware of any expenditures
after sale for the comparables; 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 2022 (Sale 4) and February 2023 (Sale 1). No
adjustments were warranted for this category.
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, utilities, access and site condition. The analyst will utilize a qualitative
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procedure by considering physical differences in the sales properties when compared to the subject
and applying an overall rating of similar, superior or inferior.
Location Adjustment: The subject property is located north of I-75 in Naples. All of the sales are
located within the same immediate neighborhood as the subject and in close proximity aside from
Sale 2, which is on the south side of I-75 in a location considered similar to the subject. Therefore, all
of the sales were considered similar in this category.
Size: The subject property contains 8.74 acres or 380,714 square feet. All of the comparable sales
are considered superior to the subject for their smaller sizes.
Land Use Classification: The subject property’s land use is Rural Fringe Mixed Use Sending and is
located in the North Belle Meade Overlay area and Natural Resource Protection Area Overlay. While
the comparable sales have somewhat differing land uses they are not significantly different from the
subject in terms of the overall uses, we have rated all comparable sales with respect to land use as
similar.
Zoning Classification: The subject property’s zoning is Agriculture, Rural Fringe Mixed Use
Sending and North Belle Meade Overlay and Natural Resource Protection Area Overlay. Again, the
comparable sales differ somewhat with respect to zoning, but all ultimately are
agriculture/recreational tracts. The comparable sales are rated as similar with respect to zoning as
compared to the subject.
Utilities: The subject site currently has no utilities. This is the same for all of the comparables.
Access: The subject property has legal access but no physical access from a dirt road. All of the
sales are considered similar to the subject with regard to access.
Topography/Site Condition: The subject is vacant, fully wooded topography. All of the sales are
considered relatively similar to the subject in this category.
Wetlands: The subject is indicated as being in an area that contains Freshwater/Forested shrub
wetlands. The comparable sales all have similar indications form the National Wetlands Inventory
Map and were considered overall similar.
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Final Analysis: The comparable sales are all agricultural/recreational transactions located in Collier
County and in close proximity to the subject. They have all occurred in a recent period of time
between 2022 and 2023. The adjusted prices on a per acre basis range from $13,308 to $18,000
with a mean and median price per acre of $15,619 and $15,583, respectively. All of the sales were
considered superior for being of smaller size. We feel the subject property’s value falls somewhere
near the mean and median price per acre as indicated by these sales, near $15,500 per acre.
Multiplying $15,500 by the subjects 8.74 acres equals an estimated market value for the subject in its
“as is” condition in fee simple ownership on April 12, 2023 of $135,470, rounded to $135,500.
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Section 6 – Reconciliation of Value
Summary of Value Conclusions “As-Is”
Cost Approach Not Applied
Income Approach Not Applied
Sales Comparison Approach $135,500
The Cost Approach is based upon the principle of substitution, which states that a prudent purchaser
would not pay more for a property than the amount required to purchase a similar site and construct
similar improvements without undue delay, producing a property of equal desirability and utility.
Since there are no improvements to consider, the cost approach was not used in this appraisal.
The Income Approach compares rentals of similar properties to the subject. The derived market
rental rates are capitalized at a rate which considers available market financing and investor equity
return requirements. Vacant land is typically not purchased for its ability to generate a positive cash
stream. Therefore, the income approach was not used in this appraisal.
The Sales Comparison Approach 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
supports the final value conclusion. The sales utilized in this analysis provide a range of actual
purchase prices for properties considered to be similar to the subject. The appraiser properly
considered each of the sales studied and analyzed each of these properties in relationship to the
subject in order to arrive at a value estimate for the subject property.
Based on 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 April 12, 2023 of:
ONE HUNDRED THIRTY-FIVE THOUSAND FIVE HUNDRED DOLLARS ............. ($135,500.00).
Respectfully submitted,
Michael Jonas, MAI, AI-GRS, CCIM
State-certified general real estate appraiser RZ2623
Hannah Dwyer
State-registered trainee appraiser RI25089
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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.7
• 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 reported analyses, opinions and conclusions were developed, and this report has been
prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of
Professional Practice of the Appraisal Institute.
• The use of this report is subject to the requirements of the Appraisal Institute relating to review by
its duly authorized representatives.
• As of the date of this report, Michael Jonas has completed the Standards and Ethics Education
Requirements for Candidates of the Appraisal Institute.
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• As of the date of this report, Michael Jonas has completed the continuing education program for
Designated Members of the Appraisal Institute.
• Michael Jonas has completed the requirements of education for registration through the State of
Florida is current until November 30, 2024.
• Michael Jonas has not made a personal inspection of the property that is the subject of this report.
• 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 appraised the subject in the last three years. He has not provided any other
services related to the property in the last three years.
• Hannah Dwyer, Registered Appraiser Trainee License: RI25089, contributed five hours relating to
development, research, inspection, and writing of this report.
• I, the supervisory appraiser of a registered appraiser trainee who contributed to the development
or communication of this appraisal, hereby accepts full and complete responsibility for any work
performed by the registered appraisal trainee named in this report as if it were my own work.
Based upon the analysis presented in this appraisal report, it is my opinion the subject property
warrants a market value as of the effective date April 12, 2023, for its fee simple ownership and in its
“as is” condition of:
ONE HUNDRED THIRTY-FIVE THOUSAND FIVE HUNDRED DOLLARS ............. ($135,500.00).
Respectfully submitted,
CARLSON, NORRIS & ASSOCIATES
Michael Jonas, MAI, AI-GRS, CCIM
State-certified general real estate appraiser RZ2623
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Certification of Hannah Dwyer
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 reported analyses, opinions and conclusions were developed, and this report has been
prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of
Professional Practice of the Appraisal Institute.
• The use of this report is subject to the requirements of the Appraisal Institute relating to review by
its duly authorized representatives.
• Hannah Dwyer has completed the requirements of education for registration through the State of
Florida is current until November 30, 2024.
• Hannah Dwyer has made a personal inspection of the property that is the subject of this report.
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• No one has provided significant real property appraisal assistance to the persons signing this
report.
• 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.
• Hannah Dwyer 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.
• Hannah Dwyer has not appraised the subject in the last three years. She has not provided any
other services related to the property in the last three years.
Based upon the analysis presented in this appraisal report, it is my opinion the subject property
warrants a market value as of the effective date April 12, 2023, for its fee simple ownership and in its
“as is” condition of:
ONE HUNDRED THIRTY-FIVE THOUSAND FIVE HUNDRED DOLLARS ............. ($135,500.00).
Respectfully submitted,
CARLSON, NORRIS & ASSOCIATES
Hannah Dwyer
State-registered trainee appraiser RI25089
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General Assumptions & Limiting Conditions
Information Used: No responsibility is assumed for accuracy of information furnished by others or
from others, including the client, its officers and employees, or public records. We are not liable for
such information or for the work of contractors, subcontractors and engineers. The comparable data
relied upon in this appraisal has been confirmed with one or more parties familiar with the transaction
unless otherwise noted; all are considered appropriate for inclusion to the best of my factual
judgment and knowledge.
Certain information upon which the opinions and values are based may have been gathered by
research staff working with the appraiser. Names, professional qualifications and extent of their
participation can be furnished to the client upon request.
Legal, Engineering, Financial, Structural or Mechanical Nature, Hidden Components, Soil: No
responsibility is assumed for matters legal in character or nature nor matters of survey, nor of any
architectural, structural, mechanical or engineering nature. No opinion is rendered as to the legal
nature or condition of the title to the property, which is presumed to be good and marketable. The
property is appraised assuming it is free and clear of all mortgages, liens or encumbrances, unless
otherwise stated in particular parts of this report.
The legal description is presumed to be correct, but I have not confirmed it by survey or otherwise. I
assume no responsibility for the survey, any encroachments or overlapping or other discrepancies
that might be revealed thereby.
I have inspected, as far as possible by observation, the land thereon; however, it was not possible to
personally observe conditions beneath the soil or hidden; as a result, no representation is made
herein as to such matters unless otherwise specifically stated. The estimated market value assumes
that no such conditions exist that would cause a loss of value. I do not warrant against the
occurrence of problems arising from any of these conditions. It is assumed that there are no hidden
or unapparent conditions to the property, soil, subsoil or structures, which would render them more or
less valuable. No responsibility is assumed for any such conditions or for any expense or
engineering to discover them.
Information relating to the location or existence of public utilities has been obtained through inquiry to
the appropriate utility authority, or has been ascertained from visual evidence. No warranty has been
made regarding the exact location or capacities of public utility systems. Subsurface oil, gas or
mineral rights were not considered in this report unless otherwise stated.
Legality of Use: The appraisal is based on the premise that there is or will be full compliance with all
applicable Federal, State and local environmental regulations and laws, unless otherwise stated in
the report; and that all appropriate zoning, building and use regulations and restrictions of all types
have been or will be complied with and required licenses, consent, permits or other authority, whether
local, State, Federal and/or private, have been or can be obtained or renewed for the use intended
and considered in the value estimate.
Component Values: The distribution of the total valuation of this report between land and
improvements applies only under the proposed program of utilization. The separate valuations of
land and buildings must not be used in conjunction with any other appraisal, and are invalid if so
used.
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A report related to an estate that is less than the whole fee simple estate applies only to the fractional
interest involved. The value of this fractional interest, plus the value of all other fractional interests,
may or may not equal the value of the entire fee simple estate considered as a whole.
A report relating to the geographic portion of a larger property applies only to such geographic portion
and should not be considered as applying with equal validity to other portions of the larger property or
tract. The value for such geographic portions, plus the value of all other geographic portions, may or
may not equal the value of the entire property or tract considered as a single entity.
All valuations in the report are applicable only under the estimated program of the highest and best
use and are not necessarily appropriate under other programs of use.
Auxiliary and Related Studies: No environmental or impact studies, special market study or
analysis, highest and best use analysis study or feasibility study has been requested or made by us
unless otherwise specified in this report or in my agreement for services. I reserve the unlimited right
to alter, amend, revise or rescind any of these statements, findings, opinions, values, estimates or
conclusions upon any subsequent study or analysis or previous study or analysis that subsequently
becomes available to us.
Dollar Values, Purchasing Power: The value estimates and the costs used herein are as of the
date of the estimate of value. All dollar amounts are based on the purchasing power and price of the
United States dollar as of the date of value estimate.
Inclusions: Furnishings and equipment or business operations, except as otherwise specifically
indicated, have been disregarded, with only the real estate being considered.
Proposed Improvements Conditioned Value: For the purpose of this appraisal, on- or off-site
improvements proposed, if any, as well as any repairs required, are considered to be completed in a
good and workmanlike manner according to information submitted and/or considered by us. In cases
of proposed construction, the report is subject to change upon inspection of the property after
construction is complete. The estimate of value, as proposed, is as of the date shown, as if
completed and operating at levels shown and projected.
Value Change, Dynamic Market Influences: The estimated value is subject to change with market
changes over time. Value is highly related to interest rates, exposure, time, promotional effort, supply
and demand, terms of sale, motivation and conditions surrounding the offering. The value estimate
considers the productivity and relative attractiveness of the property both physically and economically
in the marketplace.
The estimate of value in this report is not based in whole or in part upon race, color or national origin
of the present owners or occupants of the properties in the vicinity of the property appraised.
In the event this appraisal includes the capitalization of income, the estimate of value is a reflection of
such benefits and my interpretation of income and yields and other factors which were derived from
general and specific market information. Such estimates are made as of the date of the estimate of
value. As a result, they are subject to change, as the market is dynamic and may naturally change
over time. The date upon which the value estimate applies is only as of the date of valuation, as
stated in the letter of transmittal. The appraisal assumes no responsibility for economic or physical
factors occurring at some later date which may affect the opinion stated herein.
An appraisal is the product of a professionally trained person, but nevertheless is an opinion only,
and not a provable fact. As a personal opinion, a valuation may vary between appraisers based
upon the same facts. Thus, the appraiser warrants only that the value conclusions are his best
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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.
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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
• The appraiser complies with the disclosure requirements set forth in USPAP for extraordinary
assumptions.
Please note the following extraordinary assumptions:
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• 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.
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Section 8 – Addenda
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SUBJECT DEED
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NATIONAL WETLANDS MAP
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SOIL MAP
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FLOOD MAP
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APPRAISERS' LICENSES
LICENSE FOR MICHAEL JONAS, MAI, AI-GRS
LICENSE FOR HANNAH DWYER
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QUALIFICATIONS OF MICHAEL P. JONAS, MAI, AI-GRS, CCIM
STATE-CERTIFIED GENERAL REAL ESTATE APPRAISER RZ2623
EDUCATION:
University of Central Florida - 1999 BSBA – Finance
PROFESSIONAL EDUCATION:
Appraisal Institute: National USPAP Update Course, 2012, 2014, 2016, 2020, 2022
Appraisal Institute: 2018 Legislative VALUEvent , 2018
Appraisal Institute: Advanced Income Capitalization, 2003
Appraisal Institute: Advancing the Appraisal Profession, 2019
Appraisal Institute: Analyzing Distressed Real Estate, 2007
Appraisal Institute: Appraisal Laws and Rules, 2000, 2002, 2004, 2020, 2022
Appraisal Institute: Appraisal Report Writing, 2005
Appraisal Institute: Artificial Intelligence, AVMS, 2019
Appraisal Institute: Business Practice and Ethics, 2012, 2016, 2019, 2020
Appraisal Institute: Capital Reserve Studies 2022
Appraisal Institute: Central Florida Real Estate Forum, 2022
Appraisal Institute: Desktop Appraisals 2020
Appraisal Institute: Evaluations for Commercial and Residential Appraisers, 2022
Appraisal Institute: FL State Law for Real Estate Appraisers, 2004
Appraisal Institute: Florida Appraisal Laws and Rules, 2012, 2014, 2016
Appraisal Institute: Florida Real Estate Valuation, 2011
Appraisal Institute: Florida State Law for Real Estate Appraisers, 2006
Appraisal Institute: Fundamentals of Separating Real Estate, 2012
Appraisal Institute: Insurance Appraisal, 2011
Appraisal Institute: National USPAP Update Course, 2000, 2002, 2004, 2006, 2008, 2010, 2012
Appraisal Institute: Real Estate Damages, 2011
Appraisal Institute: Reappraising, Readdressing, Reassigning, 2007
Appraisal Institute: Review Involving Appraisals by Multiple Appraisers, 2022
Appraisal Institute: Review Theory – General, 2014
Appraisal Institute: Roles/Responsibilities Supervisor/Trainee, 2006, 2008
Appraisal Institute: Specialty Appraisal Continued Education, 2000, 2002, 2004, 2006, 2008,
2012, 2014, 2016 2020, 2022
Appraisal Institute: State Law for Real Estate Appraisers, 2008, 2010, 2012
Appraisal Institute: The Appraiser as an Expert Witness, 2016
Appraisal Institute: The Paperless Real Estate Appraisal Office, 2022
Appraisal Institute: Trial Components, 2016
Appraisal Institute: Uniform Appraisal Standards for Federal Land Acquisitions, 2007
Bert Rodgers: Continuing Real Estate Education, 2004, 2006, 2021
Bob Hogue: CE for Florida Real Estate Professionals, 2016
CCIM Institute: Financial Analysis Commercial Investment, 2008
CCIM Institute: Financial Analysis for Commercial, 2008
CCIM Institute: Investment Analysis Commercial Investment, 2009
CCIM Institute: Investment Analysis Commercial, 2009
CCIM Institute: Market Analysis Commercial Investment, 2008
CCIM Institute: User Decision Analysis Commercial Industrial, 2009
CLE International: Eminent Domain, 2006
Cooke: CE for Real Estate Professionals, 2015
DPBR: FREAB Board Meeting, 2007
Florida Dept. Revenue: Real Property Appraiser Special Magistrates VAB Training, 2022
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Larson Educational Services: Core Law, 2010
McKissock: Supervisor – Trainee Course for Florida, 2019
NABOR Ethics Training: 2004, 2008, 2012, 2016
EXPERIENCE:
1999 – 2000 Clayton, Roper & Marshall Orlando, FL
2000 – 2001 Chapman & Associates Sarasota, FL
2001 – 2008 Coast Engineering Consultants, Inc Naples, FL
2008 – 2009 Orion Bank. Naples, FL
2009 – 2011 Iberia Bank Naples, FL
2011 – 2014 Integra Realty Resources Naples, FL
2014 – 2016 Capstone Valuation Advisors, LLC Naples, FL
2016 – 2019 MPJ Real Estate Services, Inc. Naples, FL
2019 – Present Carlson, Norris & Associates Fort Myers & Naples, FL
2022 – Special Magistrate, Collier County Value Adjustment Board
PROFESSIONAL MEMBERSHIP:
Appraisal Institute, Member (MAI / AI-GRS) No. 12480
Certified Commercial Investment Member, CCIM No. 18275 Certification,
State Certified General Appraiser RZ2623 Member, Naples Area Board of Realtors
State of Florida, Registered Real Estate Broker BK700992
Properties appraised include: subdivisions, retail centers, motels, commercial buildings,
industrial buildings, warehouses, mobile home parks, professional offices, medical offices,
office/warehouse condominiums, single family homes, duplexes, apartment projects, individual
condominium projects, residential lots, acreage, wetlands, special use properties, ranches,
conservation easements hotels, marinas, mixed-use subdivisions, regional malls, gas stations,
self-storage facilities and eminent domain cases.
Appraisal clients include: banks, savings and loan associations, attorneys, corporations,
builders, developers, mortgage companies, insurance companies, home transfer companies,
private individuals, and local, state and federal government agencies.
Qualified as an expert witness in Monroe and Collier County Circuit Court
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QUALIFICATIONS OF HANNAH V. DWYER
STATE-REGISTERED TRAINEE APPRAISER RI25089
EDUCATION:
Western Governors University- Bachelor of Science – Business Administration, Management
Expected Graduation- May 2023
PROFESSIONAL EDUCATION:
National 15-Hour USPAP Course – September 2020
National Appraising for Supervisors and Trainees- October 2020
Florida Appraisal Law- October 2020
Basic Appraisal Principles – January 2021
Basic Appraisal Procedures – March 2021
Marshall & Swift Commercial Cost Approach Certification- March 2022
National 15-Hour USPAP Course- September 2022
Florida Appraisal Law- October 2022
The Income Approach: An Overview- October 2022
EXPERIENCE:
2021-Present: Carlson, Norris and Associates, Inc.
Fort Myers, Florida
PROFESSIONAL MEMBERSHIP:
Certification - State-Registered Trainee Appraiser RI25089
Properties appraised/assisted include: commercial buildings, industrial buildings, warehouses,
professional offices, medical offices, office/warehouse condominiums, acreage, multi-family, special
use properties, and other miscellaneous properties.
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1919 Courtney Drive | Fort Myers, FL 33901 | Phone 239.936.1991 | www.carlsonnorris.com
Real Estate Valuation Experts
Trusted since 1985
May 1, 2023
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: 7.84 Acres of Vacant Land
North of I-75
Naples, Florida 34117
Our File Number: 23-162-4
PO #4500223050
Dear Mr. Leonard,
At your request and authorization, Carlson, Norris and Associates, Inc. have prepared an appraisal
presented in an Appraisal Report of the market value for the above referenced real property. Per
the request of the client, we have provided the market value of the subject on an As-Is basis. The
interest appraised includes the fee simple estate of the subject property.
The subject property is vacant land located in southern Collier County, just north of Interstate 75 in
Naples, Florida. The site is rectangular in shape, contains 7.84 acres or 341,510 square feet. The
habitat consists of hydric pine flatwoods and mixed-scrub-shrub wetland. The site is vacant, mostly
wooded and 100% forested/shrub wetlands. The zoning classification of the subject property is A-
RFMUO Sending Lands-NBMO. The future land use designation for the property is RF-Sending
within the North Belle Meade Overlay. The site will be more fully described within the body of the
attached report.
Data, information, and calculations leading to the value conclusion are incorporated in the report
following this letter. The report, in its entirety, including all assumptions and limiting conditions, is an
integral part of, and inseparable from, this letter. Any special assumptions and limiting considerations
were especially noted in Section 7 of this report. Your attention is directed to these General
Assumptions and Limiting Conditions which are part of this report.
The following appraisal sets forth the most pertinent data gathered, the techniques employed, and
the reasoning leading to the opinion of value. The analyses, opinions and conclusions were
developed based on, and this report has been prepared in conformance with, our interpretation of the
guidelines and recommendations set forth in the Uniform Standards of Professional Appraisal
Practice (USPAP) of the Appraisal Foundation, the requirements of the Code of Professional Ethics
and Standards of Professional Appraisal Practice of the Appraisal Institute, the Financial Institutions
Reform, Recovery, and Enforcement Act of 1989 (FIRREA) and Title XI Regulations.
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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 a market value in its “as is” condition in fee simple
ownership on April 12, 2023 of:
ONE HUNDRED TWENTY-NINE THOUSAND FIVE HUNDRED DOLLARS .......... ($129,500.00).
PLEASE NOTE: The natural disaster known as Hurricane Ian made landfall on the west coast of
Florida on September 28, 2022 with maximum sustained winds of 150 mph, causing severe levels of
damage to SWFL. Ian was the first category 4 hurricane to impact SWFL since hurricane Charley in
2004 and became the most devastating tropical system to hit Florida in more than 84 years. During
the storm, nearly 2.6 million Floridians lost power with the majority of customers in Lee and Charlotte
County experiencing the highest levels of outages between 80% and 95% without power. The storm
surge as a result of the hurricane reached record highs with preliminary analysis suggesting areas
such as Fort Myers Beach had surges up to 10-15 feet above normally dry ground. Sanibel Island
was also among the hardest areas hit. The Sanibel causeway, which is the only connection the
island has to the mainland, had areas of its structure washed away. Other areas such as Naples, Key
West and Cape Coral had extensive storm surge damage with surges reaching above 7 feet in some
areas.
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
Hannah Dwyer
State-registered trainee appraiser RI25089
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SUBJECT AERIAL PHOTOGRAPH
7.84 ACRES OF VACANT LAND
NORTH OF I-75
NAPLES, FLORIDA 34117
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TABLE OF CONTENTS
SUBJECT AERIAL PHOTOGRAPH ............................................................................................................ 3
SECTION 1 - SUMMARY OF SALIENT FACTS ....................................................................... 5
CONSERVATION FEATURES SUMMARY OVERVIEW ........................................................................................... 7
SECTION 2 – PREMISES OF THE APPRAISAL ...................................................................... 8
INTENDED USE AND USER OF APPRAISAL ........................................................................................................ 8
SCOPE OF WORK.............................................................................................................................................. 8
SALES HISTORY ............................................................................................................................................. 11
VALUATION HISTORY ...................................................................................................................................... 12
APPRAISAL ANALYSIS AND REPORT TYPE ...................................................................................................... 12
EXPOSURE TIME ............................................................................................................................................. 12
MARKETING TIME ........................................................................................................................................... 13
SECTION 3 – DESCRIPTION OF REAL ESTATE APPRAISED ................................................ 15
COLLIER COUNTY AREA ANALYSIS ................................................................................................................ 15
LOCATION MAP .............................................................................................................................................. 29
MARKET AREA DESCRIPTION ......................................................................................................................... 30
LEGAL DESCRIPTION ...................................................................................................................................... 32
OWNER OF RECORD ...................................................................................................................................... 32
ASSESSED VALUE AND TAXES ....................................................................................................................... 33
SITE DESCRIPTION .......................................................................................................................................... 33
SUBJECT PROPERTY PHOTOGRAPHS ............................................................................................................. 42
SECTION 4 – HIGHEST AND BEST USE ANALYSIS ............................................................. 44
HIGHEST AND BEST USE AS THOUGH VACANT ............................................................................................... 44
SECTION 5 – VALUATION OF THE SUBJECT ...................................................................... 43
VALUE ESTIMATE BY THE COST APPROACH ................................................................................................. 46
VALUE ESTIMATE BY THE INCOME APPROACH .............................................................................................. 46
VALUE ESTIMATE BY THE SALES COMPARISON APPROACH ......................................................................... 46
SECTION 6 – RECONCILIATION OF VALUE ........................................................................ 61
SUMMARY OF VALUE CONCLUSIONS .............................................................................................................. 61
SECTION 7 – CERTIFICATION AND LIMITING CONDITIONS ................................................. 62
CERTIFICATION OF MICHAEL JONAS, MAI, AI-GRS, CCIM ........................................................................... 62
CERTIFICATION OF HANNAH DWYER ............................................................................................................... 64
GENERAL ASSUMPTIONS & LIMITING CONDITIONS ......................................................................................... 66
SECTION 8 – ADDENDA .................................................................................................... 71
SUBJECT DEED…………………………………………………………………………………………….…...72
WETLANDS MAP ............................................................................................................................................. 75
SOIL MAP ....................................................................................................................................................... 76
FLOOD MAP .................................................................................................................................................... 77
APPRAISER'S LICENSES ................................................................................................................................. 78
QUALIFICATIONS OF MICHAEL JONAS, MAI, AI-GRS, CCIM ......................................................................... 79
QUALIFICATIONS OF HANNAH DWYER ............................................................................................................ 81
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Section 1 - Summary of Salient Facts
Property Reference: 00343800006
Property Type: Vacant Land
Property Address: No Address
Naples, Florida 34117
Report Format: Appraisal Report
Date Of Inspection: April 12, 2023
Date Of Value: April 12, 2022
Date Of Report: May 1, 2023
Real Estate Interest
Appraised:
Fee Simple
Purpose Of Appraisal: The purpose of this appraisal is to provide our estimate of the
"as is" market value of the fee simple interest of the subject
property 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.
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 property is located just north of I-75 in Naples, Florida,
adjacent to HHH Ranch. The subject property can be found in
Section 33, Township 49, Range 27, in Collier County, Florida.
Site Description: The site is rectangular in shape, contains 341,510 square feet or
7.84 acres and is located just north of I-75. The site is mostly
wooded and is made up of 100% Freshwater Forested/Shrub
Wetlands according to the National Wetlands Inventory map.
Land cover is primarily hydric pine flatwoods and mixed scrub-
shrub wetland. In addition, the soil map provided by the client
shows the subject as 100% Holopaw fine sand. The property is
currently vacant and unimproved. The site will be more fully
described within the body of the attached report.
Comprehensive Land Use
Plan Designation:
RF-Sending-NBMO
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Zoning Classification: A-Agricultural; RFMUO-Rural Fringe Mixed Use Overlay and
NBMO-North Belle Meade Overlay Sending.
Highest And Best Use As
Vacant:
The highest and best use for the site would be for agricultural or
recreation use consistent with the comprehensive land use plan
classification and zoning/overlay classifications affecting the
property.
Highest And Best Use As
Improved:
The subject property is a vacant unimproved parcel and as such
an analysis of the site as improved is not appropriate in this
analysis.
Market Value Indications
“As Is”:
Cost Approach: Not Applicable
Income Capitalization Approach: Not Applicable
Sales Comparison Approach: $129,500
Market Value Estimate as
of April 12, 2023:
$129,500
Appraisal Firm: Carlson, Norris and Associates, Inc.
Appraisers Completing
Report:
Michael Jonas, MAI, AI-GRS, CCIM
State-certified general real estate appraiser RZ2623
Hannah Dwyer
State-registered trainee appraiser RI25089
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Conservation Features Summary Overview
Project Name: HHH Ranch Appraisal Project
Folio numbers with owner(s) of record:
00343800006
Michael Geren Rev Trust
Trust No. 81972
13384 Coronado Dr
Naples, Florida 34109
Zoning and overlays: A-Agricultural; RFMUO-Rural Fringe Mixed Use Overlay and
NBMOS-North Belle Meade Overlay Sending
Zoning Considerations for TDR’s, PHU, other endangered species: No
Was the cost to mitigate wetlands or endangered species taken into consideration? If
Yes, provide details.
No
Scope of proposed mitigation: None
Land Area: 7.84 acres or 341,510 square feet
Access for the parcel taken into consideration:
Yes-Legal Access, no Physical Access
Highest and Best Use: Agriculture or Recreation
Date of estimated value: April 12, 2023
Estimated value: $129,500
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Section 2 – Premise of the Appraisal
Purpose of Appraisal: The purpose of this appraisal is to estimate the market value of the fee
simple interest of the subject property described on an “as is” basis, under the reporting requirements
of the Uniform Standards of Professional Appraisal Practice (USPAP), as defined by the Appraisal
Foundation.
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.
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
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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 property was identified by its STRAP Number and legal description.
• Extent to which the property was inspected
o An inspection of the property being appraised as well as the neighborhood in which it is
located was done on April 12, 2023. During the inspection, an inventory of the property
attributes was collected based on visual observation. Please note, the appraiser was not
able to gain access to the site and therefore also relied on aerial visuals from the Collier
County Property Appraisers website. The furthest point of access was obtained from the
end of Blackburn Rd before the locked gate.
• 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 property contains no improvements, the Cost Approach is not considered
to be an applicable appraisal tool.
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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
market value for the subject property.
o Collection and analysis of comparable land sales in order to perform an opinion of value
for the underlying land.
▪ An investigation of comparable land sales and active listings of similar
unimproved properties were utilized. The sales were considered 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 a final
value opinion for the subject property; all as of the effective date of this report.
o Preparation of a written report.
To develop the opinion of value, Carlson, Norris and Associates, 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 reflects information about the subject 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.
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Fee Simple Estate is defined as: “Absolute ownership unencumbered by any other interest or
estate, subject only to the limitations imposed by the governmental powers of taxation, eminent
domain, police power, and escheat.”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: April 12, 2023
Date of Value Estimate “As Is”: April 12, 2023
Date of the Report: May 1, 2023
Sales History: The Uniform Standards of Professional Appraisal Practice requires a statement of
the listings, purchase contracts and sales history of the subject property for the three years prior to
the appraisal date. There are no qualified transactions occurring in the past 5-years. The most recent
transfer for the subject occurred on June 27, 2011 and is recorded in a Quit Claim Deed in OR Book
4706, Page 1994. A copy of the tax deed is included in the addenda section of this report.
1 Unless otherwise noted, all definitions in italics are taken from The Dictionary of Real Estate Appraisal, Seventh Edition, the Appraisal
Institute, Chicago, Illinois (U.S., 2015)
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Valuation History: The Uniform Standards of Professional Appraisal Practice requires the appraiser
to divulge any services provided on the subject property during the preceding three years. Carlson,
Norris and Associates has not previously appraised the subject in the past three years, nor have we
provided additional services related to the subject property 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.
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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 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
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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 will require a
marketing time of twelve months or less.
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Section 3 – Description of Real Estate Appraised
COLLIER COUNTY AREA ANALYSIS
Collier County is located in southwest Florida and was established in 1923 when it was separated
from Lee County. Collier County is named for Barron Collier, a New York City advertising mogul and
real estate developer who moved to southwest Florida and established himself as a prominent
business man and land owner. By the end of the 1920s, 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
Collier County 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 includes 307 square miles of water, giving 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 when traveling east in the county. These
eastern areas of the county contain a considerable amount of preserved land. There are three
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incorporated cities within the county; namely the City of Naples, the City of Marco Island, and
Everglades City. The county is famous for its subtropical climate with average high temperatures
ranging from 74o Fahrenheit in January to 90o Fahrenheit in August. The average annual precipitation
for the county is 54 inches. This area is also subject to tropical storms and hurricanes. The hurricane
season runs from June through November.
ECONOMIC-FINANCIAL FACTORS
There are numerous economic factors that impact the supply and demand for all types of real estate
and housing in any given area. These factors will be considered and discussed in the following
paragraphs. Although these factors are considered individually, they do not act as independent
agents in the marketplace. They interact and effect, one another. Therefore, the economic-financial
factors considered, should be considered in totality, as a part of the economic framework.
Population: Collier County has 385,980 people living within according to recent July 2021 Census
population estimates, making Collier County Florida’s 17th most populous county. Collier County had
a population of 321,520 in 2010 and experienced 16.9% growth from 2010 to 2020. Additional
population estimates reflect population projections from 2020 to the year 2045 and compare the three
coastal counties in the southwest Florida area. The counties include; Charlotte, Collier and Lee.
Collier County’s population is predicted to increase to around 517,000 in year 2045.
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Tourism: Tourism is an important industry for Naples, Marco Island and the Everglades. As the
leading employer and the primary economic engine for the region, the tourism industry is responsible
for over 34,400 jobs in Collier County in 2020. Just over 1.5 million visitors in 2021 spent over $1.6
billion dollars, resulting in a total economic impact of over $2.4 billion dollars 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 approximately 1,303 students, and offers 31 major and minor degree programs.
The school expects to continue growing in size. The town of Ave Maria is designed to be a compact,
walk-able, and self-sustaining, reflecting 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
6,656 acres, of which 113 acres is designated as the University Campus. A Town Core anchored by
the landmark oratory that also incorporates retail, commercial, and residential living space, provides a
central connection between the town and the university. Business is expanding in Collier County as
evidenced by a surgical device company that recently opened its doors on a site near Ave Maria
University in the form of a $25 million manufacturing plant. This brought approximately 500
construction jobs to the area and currently employs around 350 workers. Ave Maria has experienced
a severe mosquito problem, resulting in the region being sprayed more than 30 times via airplane
with pesticides by the Collier Mosquito Control District in 2015, making it the most sprayed area in
southwest Florida.
A new town has also been proposed in Eastern Collier County. Collier Enterprises received the
Rivergrass project through the Collier County Commission on January 28th 2020, allowing them to
begin planning to develop a 1,000-acre township in Eastern Collier County. The plans were stalled as
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the project’s impact on approximately 700 acres of primary panther habitat is being heavily opposed
by wildlife organizations such as the Conservancy of Southwest Florida, among others. However, a
recent 2021 court ruling rejected the Conservancy groups’ challenge to the development of
Rivergrass. Furthermore, Collier County commissioners voted to approve Collier Enterprises project
plans for two additional villages and a town hub in Eastern Collier County called Longwater, Bellmar,
and the Town of Big Cypress. These two additional villages along with Rivergrass will encompass
over 12,000 acres with the neighboring Town of Big Cypress, most of which will be for environmental
preservation. Each of the villages will be 1,000 acres, with the Town of big Cypress acting as an
anchor for all three. See site plan below for reference.
Employment & Income: The most recently reported median household income for Collier County is
at $70,217. Collier County’s unemployment rate has continued to decrease since 2020 and was at
2.2 percent as of December 2022, which was slightly lower than in December 2021. The overall trend
of unemployment has been trending downward. From January 2010 until March 2020, Collier County
had experienced downward trends in unemployment getting as low as almost 3%. Then in April
2020, the effects of COVID-19 resulted in unemployment peaking to 13.5% from only 2.5% in
February two months prior. Unemployment remained elevated in the following months. The most
recent data from
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2022 shows that the unemployment rate has leveled back out to around 3% and has stayed
consistent month to month, though recently the unemployment rate has continued to decrease to
around 2.2%. See the table below.
Collier County’s largest employment concentrations continue to be in industries that are fueled by
population growth. The Retail Trade industry is the largest with 23,534 industry jobs. Health Care and
Social Assistance is second with 23,378, and Real Estate and Rental Leasing is third with 22,378.
The Construction industry and Accommodation and Food Services Industry round out the top five
largest employers by industry in Collier County.
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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 as of 2019 are listed
below.
Taxes: Florida is one of the few remaining states without a personal income tax. The absence of
personal income taxes draws many people to Florida. Businesses enjoy additional incentive of low
corporate income taxes. The Florida’s tax rate of 6% is one of the lowest in the U.S. and far below
the 12% levied by some states. The largest share of households in Collier County pay $3,000+ in
property taxes.
The Florida statutes provide for the annual assessment and collection of property taxes on real and
personal property. Property taxes are assessed and collected at the county level as revenue for
counties, municipalities, school districts and special taxing districts. The tax rate is set by the taxing
authority. One mill is equal to $1 per $1,000 of property value. The total just value for all real estate
property types in Collier County for 2022 was $185,310,543,961.
Prices: A price index is a tool that simplifies the measurement of price movements in a numerical
series. Movements are measured with respect to the base period, when the index is set to 100. The
current cost of living index in Collier County is 113 meaning that generally speaking the cost of living
is more expensive in Collier County than the average cost of living throughout the United States.
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Specifically, Groceries are at 107.7, Housing is at 140.9, and Health is at 106.7. Below you can see
the rest of the table and how it compares to the United States.
Banking/Interest Rates/Financing: As of February 2023, the prime rate was reported at 7.75%.
Approximately one year ago the prime rate was 3.25%. The federal discount rate is most recently
reported to be 4.75%; a year ago was also .25%. The federal funds rate is 4.75%, while a year ago
was also .25% Currently the benchmark rate for a 30 year fixed loan is 6.36%, a 15 year fixed loan is
5.66%, and a five-year/one-year adjustable arm rate at 5.43%.
Financing both commercial and residential properties became difficult during the downturn in the
economy. Financing for vacant land is the most difficult. Vacant land is currently being purchased by
investors with cash and expectation of longer holding periods. Generally financing of improved
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properties requires loans of 60%-75% of commercial properties and 90%-95% financing available for
residential properties.
Real Estate and Housing: Collier County experienced a significant increase in residential and
commercial property values from 2004 through 2006. Several news publications rated Naples as the
most over-valued area of the country with respect to residential housing values. The decline in
residential property values began in 2006. Inventory levels began to rise as investors and owners
positioned themselves to sell at a significant profit. However, buyers were reluctant to purchase any
property with a sense that the economy as a whole was headed for trouble. Many investors were not
able to meet their carrying costs and properties went into foreclosure. Southwest Florida became the
epicenter for residential property foreclosures with communities such as Golden Gate at the forefront
of the crisis in Collier County.
Residential construction projects in various stages of development were stopped as housing
inventories continued to rise and prices began to fall significantly. Southwest Florida thrived on the
residential construction industry; and with no homes to build, this industry was quickly decimated.
Contractors that supplied this industry typically ran their businesses from various industrial locations
in Collier and Lee Counties. This type of property was the first commercial property to be adversely
affected with retail and office properties following.
There are 24+/- industrial parks and parks of commerce located throughout Collier County. Each
park is proximate to Interstate-75 for connection to major air transportation and water ports. Collier
County’s zoning allows the flexibility of properties of 19 acres or more to be zoned as Research and
Technology Parks, which are based on commerce parks and offer advanced infrastructure to attract
technology based businesses.
New construction building permits are an indicator of health in an economy of a given area. Below is
a chart showing single family permits monthly averages from January 2021 to January 2023. In the
bottom of the recession in 2009, Collier County fell below 50 permits per month. In Collier County,
206 permits were issued in January 2023, a decrease of 155 permits (43 percent) from January
2022 (see chart below). New construction building permits include houses under construction and
therefore reflect jobs in the construction industry.
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The median closed price of single-family Collier County home sales was $725,000 in January 2023,
an increase of $49,001 (7 percent) compared to January 2022. The median price in Collier County
has been rising steadily since 2012, with a recent peak in May 2022. See the chart below.
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Transportation: The infrastructure of the county continues to see improvements. Interstate 75 has
been widened to six lanes from Fort Myers to Golden Gate Parkway in Naples. The County recently
widened several major corridors such as Immokalee Road, Collier Boulevard, Rattlesnake Hammock
Road and Goodlette-Frank Road. East Naples was not overlooked, with road widening projects along
Collier Boulevard, Santa Barbara Boulevard and Radio Road. Major north south roads are: US 41,
Interstate 75, Airport Pulling Road and Livingston Parkway. The Collier County Government has
worked diligently to develop an efficient road system that will accommodate future growth; and it is
likely to continue to develop the necessary road infrastructure in the years to come.
Southwest Florida International Airport (RSW) in Fort Myers, Florida satisfies the passenger traffic
needs for the fast growing population of Southwest Florida. RSW is one of the fastest growing
airports in the nation, servicing more than 10 million passengers a year. More than two dozen
commercial airlines currently serve Southwest Florida Regional Airport with non-stop service to more
than 27 domestic and two international destinations. The Southwest Florida International Airport also
maintains customs clearing facilities for international cargo. RSW is located off Interstate-75 in South
Lee County, an approximate 30-minute drive from most areas of Naples. In 2005 the airport was
completely updated and expanded to meet the growing demand of area businesses and visitors. The
$386 million ultra-modern complex includes a two-story terminal with 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.
Total passenger activity for the Southwest Florida International Airport exceeded 1,100,000 in
January 2020, before a historical decrease in traffic in April 2020, when total passengers fell to
53,379 for the month. As we have noted earlier, the COVID-19 pandemic was keeping both
Floridians and non-Floridians at home. However, recent statistics show that passenger activity has
generally returned to pre-COVID-19 conditions. Total passenger traffic at RSW was 10,343,802 in
2022, up 1.1 percent from the total passenger traffic in 2019. These numbers indicated that the
region continues to improve from the dip in passenger activity experienced in April 2020.
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The Naples Municipal Airport is a fully certificated air carrier airport. The airport also provides FBO
services for general aviation including fueling and catering. It is the home to charter airlines, aircraft
maintenance facilities, a restaurant, fire/rescue services, mosquito control, car rental agencies, the
Collier County Sheriff’s Aviation Unit, flight schools, the Humane Society, and over 40 additional
aviation and non-aviation businesses. The airport encompasses approximately 732 acres of land,
approximately two miles northeast of Old Naples with convenient access to major roads and
Interstate-75.
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POLITICAL-GOVERNMENTAL FACTORS
The county government is headed by a Board of Commissioners. There are five commissioners,
each assigned to a specific geographical area within the county. A County Manager coordinates
most of the departments including county services, public services, community
development/environmental services, utilities and transportation. Collier County has experienced an
increase of 11.73% in budget between FY 2022 and FY 2023. The FY 2023 total net county budget
is now $1,959,954,000.
Education: The Collier County public school system currently contains a total of 63 schools with
48,000 students and 3,200 teachers. Collier County averages 3,200 graduates per year. The below
chart shows more detail with regards to the public-school system.
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Collier County is home to several colleges and universities. As mentioned, Ave Maria University is a
newly established Catholic University offering liberal arts-oriented baccalaureate degrees as well as
some graduate degree programs. The county is also home to branch campuses of Florida
Southwestern State College and Florida Gulf Coast University.
Collier County has a high level of education attainment compared to other counties in Florida. Collier
County has 35.9% of the population Age 25+ with a bachelor’s degree or higher compared to 30.5%
in Florida and 32.9% in the United States. Only 10.1% of those within Collier County have less than a
high school education.
SOCIOLOGICAL FACTORS
Recreation: Collier County offers a vast array of natural and historical attractions. Places to visit
include the 52-acre Naples Zoo, the Collier County Museum, the Big Cypress National Preserve, the
Museum of the Everglades, and the Naples Botanical Gardens. In addition to these listed, there are
numerous other reserves, museums, zoos, etc that are available for tourists to visit.
Healthcare: Within Collier County, there are the Naples Community Hospital, the North Collier
Hospital, Regional Heart Institute, NCH Wellness Centers and various other clinics. As the largest
county in Florida with a total area of 2,305 square miles, these medical facilities must provide
services effectively to the entire county. Helicopter usage cuts critical minutes from transport time.
83.564% of those living within Collier County have health insurance compared to 86.53% throughout
Florida and 90.63% throughout the United States. The highest percentage of those without
healthcare coverage is from people making $25,000 at 20.3%.
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SUMMARY
Collier County is located along the west coast of Florida along the Gulf of Mexico. The climate is sub-
tropical with mild winters that allow for year-round enjoyment of the many attractions this area offers.
Collier County is a desirable destination for residents and non-residents alike. Despite these many
positives, portions of Collier County were greatly affected by the past housing debacle which resulted
in a significant number of residential foreclosures. However, trends have been positive in most recent
years. The availability of commercial vacant land, the county's numerous natural attractions, and the
anticipated future population growth are all positive factors that bode well for this area over the long
term.
Collier County is considered to be a great place to live. The presence of a wide variety of industries in
the area offers residents and potential residents diverse opportunities for employment. A significant
amount of land is federally held in conservation in eastern portions of the county. There are also
excellent recreational facilities throughout the county, with numerous golf courses, beaches, and
parks.
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We invite your attention to the location map, which shows the relative location of the subject property
in Naples.
Location Map
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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.”
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Market Area:
Boundaries: Northern Orangetree
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)
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Development Potential: There is residential, agricultural, conservation 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 rural
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%
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. For the benefit of the reader, we have listed the names, contact information on the
sales exhibits found later in this report.
Legal Description: The legal description of the subject was obtained from the most recent deed on
file with Collier County Property Appraiser’s Office (OR 4706-1994) and displayed as follows:
Owner of Record: According to information obtained from the Collier County Property Appraiser’s
office and the Collier County Tax Collector’s office, the current owner of record for the subject
property is listed as follows:
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Michael Geren Rev Trust
Trust No. 81972
13384 Coronado Dr
Naples, Florida 34109
Assessed Value and Taxes: According to the Collier County Tax Collector’s Office the subject
property is identified by its Parcel Number 00343800006. For the tax year of 2022 the subject
property had an assessed value of $862 at a millage rate of 10.9632 resulting in an annual tax
burden of $9.46. Please note the 2020-2022 tax analysis in tabular form that follows. The tax
summary chart represents resents a summary of the assessed values, taxable values, ad valorem
taxes, non-ad valorem taxes and millage rates.
Year Assessed Value Taxable Value County Millage
Rate Ad Valoreum Non-Ad-
Valorem Tax Liability
2022 $862 $862 10.9632 $9.46 $0.00 $9.46
2021 $902 $902 11.4183 $10.32 $0.00 $10.32
2020 $1,019 $1,019 11.3084 $11.52 $0.00 $11.52
00343800006 Tax Analysis
Delinquent Taxes: According to information obtained from the Collier County Tax Collector’s office
there are no delinquent or outstanding taxes on the subject property.
Site Description: We invite your attention to the following aerial and plat maps which shows the
relative size, configuration and location of the subject property. This will be followed by general site
information and data as well as information on the physical characteristics and economic factors that
affect the property.
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Subject Aerial Map
Plat Map
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General Site Information
Address:
Parcel Number:
No Address, Naples, Florida 34117
00343800006
Physical Characteristics of the Site
Frontage: No frontage along any roadways
Total Site Area: 7.84 acres or 341,510 square feet per the Collier County Property
Appraiser records. We were not provided with a site survey.
Shape of Tract: Rectangular
Access: The subject has legal access but no physical access. There is a
gate at the end of Blackburn Rd that is closed to the public that
leads to the area in which the parcel lies.
Corner Influence: This property is not located on a corner.
Utilities to Site:
Flood Designation:
No utilities were observed at the time of inspection.
Flood Zone Code AH, Flood Zone Panel 120067-12021C0440H,
Dated May 16, 2012. See Flood Map in addenda.
Easements: Typical utility easements are assumed to exist.
Site Improvements: The site has no improvements.
Topography: The site is mostly wooded and is made up of 100% Freshwater
Forested/Shrub Wetlands according to the National Wetlands
Inventory map. Land cover includes hydric pine flatwoods and
mixed scrub-shrub wetland. In addition, the soil map provided by
the client shows the subject as 100% Holopaw fine sand. The
property is currently vacant and unimproved. The site will be more
fully described within the body of the attached report.
Economic Factors Affecting the Site
Supply of Vacant Tracts: There is an adequate number of vacant residential, agricultural and
recreational zoned and residential, agricultural and recreational
permissible sites located within the immediate and general vicinity
of the subject property.
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 near the subject generally include Rural Fringe
Sending lands
Land Use Designation: RF-Sending-NBMO
Zoning Classification: A-Agricultural; RFMUO-Rural Fringe Mixed Use Overlay and
NBMO-North Belle Meade Overlay Sending.
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Allowable Uses in the
District:
Allowable uses in the district will be discussed in detail in the
following comprehensive land use plan classification discussion
and zoning discussion. In addition, they will be considered in the
highest and best use analysis for the property.
National Wetlands Inventory: The subject is located in a Freshwater Forested/Shrub Wetland
habitat classified as PFO2/4C and PFO4/SS3A. Map is displayed
below.
Classification code: PFO2/4C and PFO4/SS3A
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 Needle-Leaved Evergreen (4) : The dominant species in Needle-leaved
Evergreen wetlands are young or stunted trees such as black spruce or pond pine.
Split Class Scrub-Shrub (SS) : Includes areas dominated by woody vegetation less than 6 m (20
feet) tall. The species include true shrubs, young trees (saplings), and trees or shrubs that are
small or stunted because of environmental conditions.
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Split Subclass Broad-Leaved Evergreen (3) : Woody angiosperms (trees or shrubs) with
relatively wide, flat leaves that generally remain green and are usually persistent for a year or
more; e.g. red mangrove (Rhizophora mangle).
Water Regime Temporary Flooded (A) : Surface water is present for brief periods (from a few
days to a few weeks) during the growing season, but the water table usually lies well below the
ground surface for the most of the season.
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.
Comprehensive Land Use Plan Classification and Zoning Classification: According to
information obtained from the Collier County Planning Development department, the subject site
has a comprehensive land use plan classification known as RF-Sending within the North Belle
Meade Overlay. The zoning for the subject is Rural Agricultural District (A); Rural Fringe Mixed
Use Overlay (RFMUO) and North Belle Meade Overlay (NBMO)-Sending.
Rural Agricultural District (A)- The purpose and intent of the rural agricultural district (A) is to
provide lands for agricultural, pastoral, and rural land uses by accommodating traditional
agricultural, agricultural related activities and facilities, support facilities related to agricultural
needs, and conservation uses. Uses that are generally considered compatible to agricultural
uses that would not endanger or damage the agricultural, environmental, potable water, or
wildlife resources of the County, are permissible as conditional uses in the A district. The A
district corresponds to and implements the Agricultural/Rural land use designation on the future
land use map of the Collier County GMP, and in some instances, may occur in the designated
urban area. The maximum density permissible in the rural agricultural district within the urban
mixed-use district shall be guided, in part, by the density rating system contained in the future
land use element of the GMP. The maximum density permissible or permitted in A district shall
not exceed the density permissible under the density rating system. The maximum density
permissible in the A district within the agricultural/rural district of the future land use element of
the Collier County GMP shall be consistent with and not exceed the density permissible or
permitted under the agricultural/rural district of the future land use element. Permitted uses
include single-family dwelling and agricultural activities such as crop raising, fruit and nut
production, livestock raising, ranching and groves.
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Rural Fringe Mixed Use Overlay (RFMUO)- Purpose and scope. The purpose and intent of the
RFMU District is to provide a transition between the Urban and Estates Designated lands and
between the Urban and Agricultural/Rural and Conservation designated lands farther to the
east. The RFMU District employs a balanced approach, including both regulations and
incentives, to protect natural resources and private property rights, providing for large areas of
open space, and allowing, in designated areas, appropriate types, density and intensity of
development. The RFMU District allows for a mixture of urban and rural levels of service,
including limited extension of central water and sewer, schools, recreational facilities,
commercial uses, and essential services deemed necessary to serve the residents of the RFMU
District. The innovative planning and development techniques which are required and/or
encouraged within the RFMU District were developed to preserve existing natural resources,
including habitat for listed species, to retain a rural, pastoral, or park-like appearance from the
major public rights-of-way, and to protect private property rights. Establishment of RFMU Zoning
Overlay District. In order to implement the Rural Fringe Mixed Use District (RFMUD) designation
in the Future Land Use Element (FLUE) of the GMP, the RFMU District shall be designated as
"RFMUO" on the Official Zoning Atlas and is hereby established.
*The RFMU District replaces the underlying zoning district where that underlying zoning district
is A, Rural Agricultural, except where development standards are omitted in the RFMU District.
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RFMU Sending Lands- RFMU sending lands are those lands that have the highest degree of
environmental value and sensitivity and generally include significant wetlands, uplands, and
habitat for listed species. RFMU sending lands are the principal target for preservation and
conservation. Density may be transferred from RFMU sending lands as provided in LDC section
2.03.07 D.4.c. All NRPAs within the RFMU district are also RFMU sending lands. With the
exception of specific provisions applicable only to NBMO neutral lands, the following standards
shall apply within all RFMU sending lands:
• Allowable uses where TDR credits have not been severed include agricultural, single-
family dwellings, conservation and recreational uses and oil and gas exploration.
• Allowable uses where TDR credits have been severed include agricultural, cattle
grazing, single-family dwelling (1du/40acres), conservation and recreational uses and oil
and gas exploration.
North Belle Meade Overlay District (NBMO)- The North Belle Meade Overlay (NBMO) is unique
to the RFMU district because it is surrounded by areas that are vested for development on three
sides. Because this area is largely undeveloped and includes substantial vegetated areas, the
NBMO can and does provide valuable habitat for wildlife, including endangered species. The
NBMO is intended to achieve a balance of both preservation and opportunities for future
development that takes into account resource protection and the relationship between this area
and the Estates developing around the NBMO.
NBMO Sending Lands-All development with NBMO Sending Lands shall be consistent with the
land development code outlined in the RFMU Sending Lands above.
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Transfer of Development Rights (TDR) Discussion- The primary purpose of the TDR
process is to establish an equitable method of protecting and conserving lands determined to
have significant environmental value, including large connected wetland systems and
significant areas of habitat for l isted species; and to provide a viable mechanism for property
owners of such environmentally valuable lands to recoup lost value and development potential
which may be associated with the application of environmental preservations standards to
such lands.
TDR credits from RFMU sending lands:
Creation of TDR credits
a) TDR credits are generated from RFMU sending lands at a rate of 1 TDR credit per 5
acres of RFMU Sending Land or, for th ose legal non-conforming lots or parcels of less
than 5 acres that were in existence as of June 22, 1999, at a rate of 1 TDR credit per
legal non-conforming lot or parcel.
b) For lots and parcels 5 acres or larger, the number of TDR credits generated shall b e
calculated using the following formula:
# of acres x 0.2 = # of TDR credits generated.
The concept of density transfer from one parcel to another stems from Government’s need to protect
ultimately the health and safety of its inhabitants. In Southwest Florida some lands are suitable for
development and others such as swamps and heavy growth hammocks holding the key to water
retention for aquifers and maintaining wildlife habitat are not. Transferring Density creates a system
where the property owner can preserve the sensitive land AND receive compensation for their efforts.
In a TDR the right is transferred and any units that may have been developed on a particular property
can be moved and developed to another better suited location. Conceptually the TDR process can
be described with the Bundle of Rights theory. Bundle of Rights Theory is defined in The Dictionary
of Real Estate Appraisal, Sixth Edition as: “The concept that compares property ownership to a
bundle of sticks with each stick representing a distinct and separate right of the property owner, e.g.,
the right to use real estate, to sell it, to lease it, to give it away, or to choose to exercise all or none of
these rights.”
In this comparison the Transfer of Density or Development Rights eliminates the open use of the
property, in other words the right to develop. Transfer Development Rights can be compared to a
Government agency acquiring a conservation easement on a particular site. In each case the
Government purchases the owner’s rights of future development and in turn the property owner must
maintain the property at a very high standard. The land under consideration in this appraisal
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assignment is designated as sending land. Typically, sending lands are more environmentally
sensitive.
The Collier County Transfer of Development Rights Program located within the Rural Fringe Mixed
Use District was adopted in February 2004. TDR bonus amendments were adopted in September
2004. The TDR program establishes a method for conservation and protection of some of the most
environmentally sensitive land in the county. This process theoretically allows property owners of
these lands to recover lost value and development potential through an economic process allowing
them to transfer their density units or rights to lands that are more appropriate for development. The
TDR program has at its core the Collier County Growth Management Plan and their focus on future
growth and development, especially relating to sewer, water and transportation needs. Collier
County is the registrar for buyers and sellers of TDR credits.
Please see on the following page a photos exhibit for the subject property. As noted earlier, the
appraiser was unable to gain access to the site and thus the photos taken are from the furthest point
of access obtained at the end of Blackburn Rd.
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Subject Property Photographs
View: Looking East
at the entrance gate
at the end of
Blackburn Rd.
Subject is beyond
gate to the north
Photograph date:
April 12, 2023
Taken by: Hannah
Dwyer
View: Looking East
from gate at
Blackburn Rd
Photograph date:
April 12, 2023
Taken by: Hannah
Dwyer
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Subject Property Photographs
View: Looking
North from gate at
Blackburn Rd
Photograph date:
April 12, 2023
Taken by: Hannah
Dwyer
View: Looking
Northeast from gate
at Blackburn Rd
Photograph date:
April 12, 2023
Taken by: Hannah
Dwyer
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Section 4 – Highest and Best Use Analysis
The principal of highest and best use is defined as: “The reasonably probable use of property
that results in the highest value. The four criteria that the highest and best use must meet are
legal permissibility, physical possibility, financial feasibility, and maximum productivity.”
The four criteria the highest and best use must meet are legal permissibility, physical possibility,
financial feasibility, and maximum profitability.
• Permissible Use (Legal) - what uses are permitted by zoning and deed restrictions on the site
in question?
• Possible Use- to what uses is it physically possible to put the site in question?
• Feasible Use-, which possible and permissible uses will produce any net return to the owner
of the site?
• Highest and best Use- among the feasible uses, which use will produce the highest net return
or the highest present worth?
HIGHEST AND BEST USE AS VACANT
Legally Permissible Use: Factors that impact the legally permissible uses for the subject property
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 has a comprehensive land use plan classification of Rural Fringe Mixed Use
Overlay-Sending and North Belle Meade Overlay and is zoned (A) Agriculture; Rural Fringe Mixed
Use Overlay within North Belle Meade Overlay-Sending Lands. Some of the uses permitted include;
agriculture, single-family dwellings, conservation and recreational uses and oil and gas
exploration. Therefore, those uses which remain legally permissible do include residential and
agriculture as well as recreational.
Physically Possible Uses: The physical aspects of the subject impact legally permissible
development. The site has a rectangular configuration containing a total of 341,510 square feet or
7.84 acres of site area, more or less. The property has legal access, no physical access.
Blackburn road is dirt road access point that is gated before the area the subject property lies
within. There are wetlands present on site as previously mentioned and the property is mostly
wooded. This impacts developability and value for properties of this nature. Currently, no utilities
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were present on site. The size of the parcel is sufficient to support residential, agricultural and
recreational uses.
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 economic 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.
Agriculture and recreational uses while physically possible and legally permissible do not meet the
test of economic and financially feasible. Land prices in this part of Collier County have exceeded
what are typically paid for agriculture properties in other areas of Southwest Florida. Residential
development continues to be the economic driver for jobs, population increases and the need for
additional commercial industrial properties. We do believe the subject property has current
residential development potential. However, the access and utilities are physical characteristics that
will have to be overcome and ultimately affect the value of the raw land as it exists today. We believe
from an economic and financial perspective, that use which represents the highest and best use of
the property is potentially for agricultural and recreational 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 and recreational.
Considering the near-by properties with similar characteristics being used for agriculture and
recreation, it is our opinion that those uses have the most potential given the location of the property.
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Section 5 – Valuation of the Subject
VALUE ESTIMATE BY THE COST APPROACH
Cost Approach is defined as: “A set of procedures through which a value indication is derived for the
fee simple estate by estimating the current cost to construct a reproduction of (or replacement for) the
existing structure, including an entrepreneurial incentive or profit; deducting depreciation from the
total cost; and adding the estimated land value. Adjustments may then be made to the indicated
value of the fee simple estate in the subject property to reflect the value of the property interest being
appraised.”
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 agricultural zoned 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 the most
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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.
Due to the nature of the subject property and comparable sales, it is our opinion the sales price per
acre would be the most appropriate for utilization. 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 is being valued based on highest and best use; and as such, data selection begins
by limiting the sales considered to include only those sites with a highest and best use similar to that
of the subject. From these sales, 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 qualitative 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 qualitative 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 and multiply this by the number of acres contained within the property in order to estimate
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the market value for the site. This value estimate will then be rounded to an appropriate figure for
appraisal purposes.
We now invite your attention to a land sales location map which follows. This map shows the relative
location of each of the comparables to that of the subject property. Following this will be a land sales
exhibit which will contain land sales data sheets for each transaction utilized in the analysis process
showing the relative size, configuration and location of the site as well as the relative information for
each individual sales transaction. Following the land sales exhibit will be a summary chart showing
the relevant information for the subject and each of the comparable sales as well as the adjustments
and factors which were considered in providing an overall rating for each of the comparable
properties.
The comparable sales map is displayed below.
COMPARABLE SALES MAP
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COMPARABLE 1
Property Reference:
Property Type: Agriculture Vacant Land
Address: No Address
Naples, FL 34117
County: Collier
Location: East of Hancock Hammock Rd
STRAP/ID: 00330200004
Grantor: H & R Land Purchase LLC
Grantee: Muddy Lake LLC
Legal Data:
Sale Date: February 22, 2023
Sale Price: $90,000
Sale Price per Sq. Ft.: $0.41
Sale Price per Acre: $18,000
Recording: 6224-1969
Interest Conveyed: Fee Simple
Deed Conveyed: Warranty Deed
Land Use: RF--NBMO-Sending
Zoning: A-RFMUO-NBMO
Highest and Best Use: Agriculture/Recreation
CNA Data # 2862
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Site Data:
Site Dimensions: 340' x 670'
Site Size: 217,800 square feet, 5.000 acres
Shape: Rectangular
Topography: Level and Mostly Wooded
Corner/Visibility Influence: No
Utilities: None
Access: Legal only
Wetlands/Uplands: Forested/Shrub
Soils: Majority Cypress Lake fine sand
Sale Analysis:
Sale Price: $90,000
Financing: Cash to Seller
Price per SF: $0.41
Price per Acre: $18,000
Sale Confirmation:
Verification: Marceleen Wurst-Agent, 239-339-3941
Verifying Appraiser: Hannah Dwyer, April 24, 2023
Sale History: $67,800 on 2/22/2023-Simultaneous close
Comments:
This is the sale of vacant, unimproved land located just east of Hancock Hammock Rd. The
property has legal access only. The National Wetlands Inventory Map shows the property in an
area covered with freshwater forested/shrub wetlands. The land is zoned A-Agriculture; Rural
Fringe Mixed Use Overlay within the North Belle Meade Overlay, Sending Lands. The property
is eligible for TDR credits as outlined in the Collier County land use ordinance . The property
was part of a simultaneous sale in which H & R properties purchased the land in a cash
transaction sale from the previous owner and then sold the land to the current owner on the
same closing day for a higher sum.
CNA Data # 2862
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COMPARABLE 2
Property Reference:
Property Type: Agriculture Vacant Land
Address: No Address
Naples, FL 34117
County: Collier
Location: To the east of Hacienda Lakes
STRAP/ID:
Grantor: Emilio Baez
Grantee: Jose and Ana Lopez
Legal Data:
Sale Date: February 08, 2023
Sale Price: $70,000
Sale Price per Sq. Ft.: $0.31
Sale Price per Acre: $13,308
Recording: 6214-924
Interest Conveyed: Fee Simple
Deed Conveyed: Warranty Deed
Land Use: Rural Ag/RF--Sending
Zoning: A-RFMUO
Highest and Best Use: Agriculture/Recreation
CNA Data # 2865
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Site Data:
Site Dimensions: 344' x 680'
Site Size: 229,126 square feet, 5.260 acres
Shape: Rectangular
Topography: Level and Wooded
Corner/Visibility Influence: No
Utilities: None
Access: Legal, no Physical
Wetlands/Uplands: Forested/Shrub
Soils: Brynwood Cypress lake fine sand/ Cypress Lake
Riviera Copeland fine sand
Sale Analysis:
Sale Price: $70,000
Financing: Cash to Seller
Price per SF: $0.31
Price per Acre: $13,308
Sale Confirmation:
Verification: Lupe Morera-Agent, 239-465-9306
Verifying Appraiser: Hannah Dwyer, April 25, 2023
Sale History: $15,000 on 1/3/2019
Comments:
This is the sale of vacant, unimproved land located just to the east of Hacienda Lakes. The
National Wetlands Inventory Map shows the property in an area covered with 100% freshwater
forested/shrub wetlands. The land is zoned A-Agriculture; Rural Fringe Mixed Use Overlay,
Sending Lands. There is only legal access to the property. The property is eligible for TDR
credits as outlined in the Collier County land use ordinance. The property was on the market for
188 Days at an original asking price of $94,000. This was an arm's length transaction.
CNA Data # 2865
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COMPARABLE 3
Property Reference:
Property Type: Agriculture Vacant Land
Address: No Address
Naples, FL 34117
County: Collier
Location: Directly east of Kam Luck Dr
STRAP/ID: 00351560008
Grantor: Brothers Property LLC
Grantee: Rafael Garicia and Brenda Vallejo-Barrueta
Legal Data:
Sale Date: December 27, 2022
Sale Price: $85,000
Sale Price per Sq. Ft.: $0.39
Sale Price per Acre: $17,000
Recording: 6122-1869
Interest Conveyed: Fee Simple
Deed Conveyed: Warranty Deed
Land Use: RF-NBMO-NRPA-Sending
Zoning: A-RFMUO-NBMO
Highest and Best Use: Agriculture/Recreation
CNA Data # 2863
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Site Data:
Site Dimensions: 167' x 1,308'
Site Size: 217,800 square feet, 5.000 acres
Shape: Rectangular
Topography: Level and Wooded
Corner/Visibility Influence: No
Utilities: None
Access: Private dirt Rd
Wetlands/Uplands: Forested/Shrub
Soils: Majority Pineda fine sand
Sale Analysis:
Sale Price: $85,000
Financing: Cash to Seller
Price per SF: $0.39
Price per Acre: $17,000
Sale Confirmation:
Verification: Abe Prawiradilaga-Agent, 239-682-0237
Verifying Appraiser: Hannah Dwyer, April 24, 2023
Sale History: No sales in prior 5 years
Comments:
This is the sale of vacant, unimproved land located north of I-75 and directly east of Kam Luck
Rd. The National Wetlands Inventory Map shows the property in an area covered with
freshwater forested/shrub wetlands. The land is zoned A-Agriculture; Rural Fringe Mixed Use
Overlay within the North Belle Meade Overlay and Natural Resource Protection Overlay,
Sending Lands. The property is eligible for TDR credits as outlined in the Collier County land
use ordinance. The property was on the market for 340 Days at an original asking price of
$79,999 before being increased to $199,999. The new owner typically buys and sells land to flip,
according to the realtor involved, and so the property is not currently being utilized for anything.
CNA Data # 2863
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COMPARABLE 4
Property Reference:
Property Type: Agriculture Vacant Land
Address: No Address
Naples, FL 34117
County: Collier
Location: Directly west of Kam Luck Dr
STRAP/ID: 00345640002
Grantor: Jarunys Casanova
Grantee: Kirk Sanders-Trustee
Legal Data:
Sale Date: April 27, 2022
Sale Price: $68,000
Sale Price per Sq. Ft.: $0.33
Sale Price per Acre: $14,167
Recording: 6122-1869
Interest Conveyed: Fee Simple
Deed Conveyed: Warranty Deed
Land Use: RF-NBMO-NRPA-Sending
Zoning: A-RFMUO-NBMO
Highest and Best Use: Agriculture/Recreation
CNA Data # 2860
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Site Data:
Site Dimensions: 167' x 1,313
Site Size: 209,088 square feet, 4.800 acres
Shape: Rectangular
Topography: Level and Mostly Wooded
Corner/Visibility Influence: No
Utilities: None
Access: Private dirt Rd
Wetlands/Uplands: 8% Wetlands
Soils: Majority Pineda fine sand
Sale Analysis:
Sale Price: $68,000
Financing: Cash to Seller
Price per SF: $0.33
Price per Acre: $14,167
Sale Confirmation:
Verification: Yulian Gonzalas-Agent, 239-682-6657
Verifying Appraiser: Hannah Dwyer, April 24, 2023
Sale History: $48,000 on 4/26/2021
Comments:
This is the sale of vacant, unimproved land located north of I-75 and directly west of Kam Luck
Rd. The property is only accessible through Blackburn road, the section of which is dirt, gated
and private. A DEP report done on the property shows minimal wetlands on the frontal portion
equaling 8%. The National Wetlands Inventory Map shows the property in an area covered with
freshwater forested/shrub wetlands. The land is zoned A-Agriculture; Rural Fringe Mixed Use
Overlay within the North Belle Meade Overlay and Natural Resource Protection Overlay,
Sending Lands. The realtor involved stated that the buyer owns 4 nearby parcels and purchased
this land to complete a 20 acre portfolio for bona fide agricultural farming. The property was on
the market for 310 Days at an original asking price of $95,000 before being reduced to $83,000.
CNA Data # 2860
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Criteria Subject Sale 1 Sale 2 Sale 3 Sale 4
Location No Address No Address No Address No Address No Address
Naples Naples Naples Naples Naples
Recording -6224-1969 6214-924 6122-1869 6122-1869
Sales Price -$90,000 $70,000 $85,000 $68,000
Sale/Appraisal Date April 12, 2023 February 22, 2023 February 8, 2023 December 27, 2022 April 27, 2022
Parcel Size (sf)341,510 217,800 229,126 217,800 209,088
Parcel Size (Acres)7.84 5.00 5.26 5.00 4.80
Sale Price -$90,000 $70,000 $85,000 $68,000
Sale Price per acre -$9,000 $7,000 $8,500 $6,800
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
Expenditures Immediately after Sale -N/A N/A N/A N/A
Market Conditions -$0 $0 $0 $0
Adjusted Sale Price -$90,000 $70,000 $85,000 $68,000
Adjusted Sale Price per acre -$18,000 $13,308 $17,000 $14,167
Physical Properties
Location Naples Naples Naples Naples Naples
Parcel Size (acre)7.84 5.00 5.26 5.00 4.80
Land Use RF-NBMO-Sending RF--NBMO-Sending Rural Ag/RF--Sending RF-NBMO-NRPA-Sending RF-NBMO-NRPA-Sending
Zoning A-RFMUO-NBMO A-RFMUO-NBMO A-RFMUO A-RFMUO-NBMO A-RFMUO-NBMO
Utilities None None None None None
Access Legal access, no physical Legal access, no physical Legal, no Physical Private dirt Rd Private dirt Rd
Wetlands Forested/Shrub Wetlands present Forested/Shrub Wetlands present Forested/Shrub Wetlands present Forested/Shrub Wetlands present Forested/Shrub Wetlands present
Topography/Site Condition Mostly Wooded Mostly Wooded Fully Wooded Fully Wooded Mostly Wooded
Physical Property Ratings
Location Similar Similar Similar Similar
Parcel Size Slightly Superior Slightly Superior Slightly Superior Slightly Superior
Land Use Similar Similar Similar Similar
Zoning Similar Similar Similar Similar
Utilities Similar Similar Similar Similar
Access Similar Similar Similar Similar
Wetlands Similar Similar Similar Similar
Topography/Site Condition Similar Similar Similar Similar
Overall Rating Slightly Superior Slightly Superior Slightly Superior Slightly Superior
Land Sales Adjustment Analysis - Qualitative
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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 comparable sales 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.” The appraiser is not aware of any expenditures
after sale for the comparables; 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 2022 (Sale 4) and February 2023 (Sale 1). No
adjustments were warranted for this category.
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, utilities, access and site condition. The analyst will utilize a qualitative
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procedure by considering physical differences in the sales properties when compared to the subject
and applying an overall rating of similar, superior or inferior.
Location Adjustment: The subject property is located north of I-75 in Naples. All of the sales are
located within the same immediate neighborhood as the subject and in close proximity aside from
Sale 2, which is on the south side of I-75 in a location considered similar to the subject. Therefore, all
of the sales were considered similar in this category.
Size: The subject property contains 7.84 acres or 341,510 square feet. All of the sales were
considered slightly superior for smaller sizes.
Land Use Classification: The subject property’s land use is Rural Fringe Mixed Use Sending and is
located in the North Belle Meade Overlay area. While the comparable sales have somewhat differing
land uses they are not significantly different from the subject in terms of the overall uses, we have
rated all comparable sales with respect to land use as similar.
Zoning Classification: The subject property’s zoning is Agriculture, Rural Fringe Mixed Use
Sending and North Belle Meade Overlay. Again, the comparable sales differ somewhat with respect
to zoning, but all ultimately are agriculture/recreational tracts. The comparable sales are rated as
similar with respect to zoning as compared to the subject.
Utilities: The subject site currently has no utilities. This is the same for all of the comparables.
Access: The subject property has legal access but no physical access from a dirt road. All of the
sales are considered similar to the subject with regard to access.
Topography/Site Condition: The subject is vacant, mostly wooded topography. All of the sales are
considered relatively similar to the subject in this category.
Wetlands: The subject is indicated as being in an area that contains Freshwater/Forested shrub
wetlands. The comparable sales all have similar indications form the National Wetlands Inventory
Map and were considered overall similar.
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Final Analysis: The comparable sales are all agricultural/recreational transactions located in Collier
County and in close proximity to the subject. They have all occurred in a recent period of time
between 2022 and 2023. The adjusted prices on a per acre basis range from $13,308 to $18,000
with a mean and median price per acre of $15,619 and $15,583, respectively. All of the sales were
considered slightly superior for smaller size. We feel the subject property’s value falls somewhere just
above the mean and median price per acre as indicated by these sales, near $16,500. Multiplying
$16,500 by the subjects 7.84 acres equals an estimated market value for the subject in its “as is”
condition in fee simple ownership on April 12, 2023 of $129,360, rounded to $129,500.
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Section 6 – Reconciliation of Value
Summary of Value Conclusions “As-Is”
Cost Approach Not Applied
Income Approach Not Applied
Sales Comparison Approach $129,500
The Cost Approach is based upon the principle of substitution, which states that a prudent purchaser
would not pay more for a property than the amount required to purchase a similar site and construct
similar improvements without undue delay, producing a property of equal desirability and utility.
Since there are no improvements to consider, the cost approach was not used in this appraisal.
The Income Approach compares rentals of similar properties to the subject. The derived market
rental rates are capitalized at a rate which considers available market financing and investor equity
return requirements. Vacant land is typically not purchased for its ability to generate a positive cash
stream. Therefore, the income approach was not used in this appraisal.
The Sales Comparison Approach 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
supports the final value conclusion. The sales utilized in this analysis provide a range of actual
purchase prices for properties considered to be similar to the subject. The appraiser properly
considered each of the sales studied and analyzed each of these properties in relationship to the
subject in order to arrive at a value estimate for the subject property.
Based on 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 April 12, 2023 of:
ONE HUNDRED TWENTY-NINE THOUSAND FIVE HUNDRED DOLLARS .......... ($129,500.00).
Respectfully submitted,
Michael Jonas, MAI, AI-GRS, CCIM
State-certified general real estate appraiser RZ2623
Hannah Dwyer
State-registered trainee appraiser RI25089
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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.7
• 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 reported analyses, opinions and conclusions were developed, and this report has been
prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of
Professional Practice of the Appraisal Institute.
• The use of this report is subject to the requirements of the Appraisal Institute relating to review by
its duly authorized representatives.
• As of the date of this report, Michael Jonas has completed the Standards and Ethics Education
Requirements for Candidates of the Appraisal Institute.
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• As of the date of this report, Michael Jonas has completed the continuing education program for
Designated Members of the Appraisal Institute.
• Michael Jonas has completed the requirements of education for registration through the State of
Florida is current until November 30, 2024.
• Michael Jonas has not made a personal inspection of the property that is the subject of this report.
• 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 appraised the subject in the last three years. He has not provided any other
services related to the property in the last three years.
• Hannah Dwyer, Registered Appraiser Trainee License: RI25089, contributed five hours relating to
development, research, inspection, and writing of this report.
• I, the supervisory appraiser of a registered appraiser trainee who contributed to the development
or communication of this appraisal, hereby accepts full and complete responsibility for any work
performed by the registered appraisal trainee named in this report as if it were my own work.
Based upon the analysis presented in this appraisal report, it is my opinion the subject property
warrants a market value as of the effective date April 12, 2023, for its fee simple ownership and in its
“as is” condition of:
ONE HUNDRED TWENTY-NINE THOUSAND FIVE HUNDRED DOLLARS .......... ($129,500.00).
Respectfully submitted,
CARLSON, NORRIS & ASSOCIATES
Michael Jonas, MAI, AI-GRS, CCIM
State-certified general real estate appraiser RZ2623
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Certification of Hannah Dwyer
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 reported analyses, opinions and conclusions were developed, and this report has been
prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of
Professional Practice of the Appraisal Institute.
• The use of this report is subject to the requirements of the Appraisal Institute relating to review by
its duly authorized representatives.
• Hannah Dwyer has completed the requirements of education for registration through the State of
Florida is current until November 30, 2024.
• Hannah Dwyer has made a personal inspection of the property that is the subject of this report.
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• No one has provided significant real property appraisal assistance to the persons signing this
report.
• 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.
• Hannah Dwyer 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.
• Hannah Dwyer has not appraised the subject in the last three years. She has not provided any
other services related to the property in the last three years.
Based upon the analysis presented in this appraisal report, it is my opinion the subject property
warrants a market value as of the effective date April 12, 2023, for its fee simple ownership and in its
“as is” condition of:
ONE HUNDRED TWENTY-NINE THOUSAND FIVE HUNDRED DOLLARS .......... ($129,500.00).
Respectfully submitted,
CARLSON, NORRIS & ASSOCIATES
Hannah Dwyer
State-registered trainee appraiser RI25089
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General Assumptions & Limiting Conditions
Information Used: No responsibility is assumed for accuracy of information furnished by others or
from others, including the client, its officers and employees, or public records. We are not liable for
such information or for the work of contractors, subcontractors and engineers. The comparable data
relied upon in this appraisal has been confirmed with one or more parties familiar with the transaction
unless otherwise noted; all are considered appropriate for inclusion to the best of my factual
judgment and knowledge.
Certain information upon which the opinions and values are based may have been gathered by
research staff working with the appraiser. Names, professional qualifications and extent of their
participation can be furnished to the client upon request.
Legal, Engineering, Financial, Structural or Mechanical Nature, Hidden Components, Soil: No
responsibility is assumed for matters legal in character or nature nor matters of survey, nor of any
architectural, structural, mechanical or engineering nature. No opinion is rendered as to the legal
nature or condition of the title to the property, which is presumed to be good and marketable. The
property is appraised assuming it is free and clear of all mortgages, liens or encumbrances, unless
otherwise stated in particular parts of this report.
The legal description is presumed to be correct, but I have not confirmed it by survey or otherwise. I
assume no responsibility for the survey, any encroachments or overlapping or other discrepancies
that might be revealed thereby.
I have inspected, as far as possible by observation, the land thereon; however, it was not possible to
personally observe conditions beneath the soil or hidden; as a result, no representation is made
herein as to such matters unless otherwise specifically stated. The estimated market value assumes
that no such conditions exist that would cause a loss of value. I do not warrant against the
occurrence of problems arising from any of these conditions. It is assumed that there are no hidden
or unapparent conditions to the property, soil, subsoil or structures, which would render them more or
less valuable. No responsibility is assumed for any such conditions or for any expense or
engineering to discover them.
Information relating to the location or existence of public utilities has been obtained through inquiry to
the appropriate utility authority, or has been ascertained from visual evidence. No warranty has been
made regarding the exact location or capacities of public utility systems. Subsurface oil, gas or
mineral rights were not considered in this report unless otherwise stated.
Legality of Use: The appraisal is based on the premise that there is or will be full compliance with all
applicable Federal, State and local environmental regulations and laws, unless otherwise stated in
the report; and that all appropriate zoning, building and use regulations and restrictions of all types
have been or will be complied with and required licenses, consent, permits or other authority, whether
local, State, Federal and/or private, have been or can be obtained or renewed for the use intended
and considered in the value estimate.
Component Values: The distribution of the total valuation of this report between land and
improvements applies only under the proposed program of utilization. The separate valuations of
land and buildings must not be used in conjunction with any other appraisal, and are invalid if so
used.
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A report related to an estate that is less than the whole fee simple estate applies only to the fractional
interest involved. The value of this fractional interest, plus the value of all other fractional interests,
may or may not equal the value of the entire fee simple estate considered as a whole.
A report relating to the geographic portion of a larger property applies only to such geographic portion
and should not be considered as applying with equal validity to other portions of the larger property or
tract. The value for such geographic portions, plus the value of all other geographic portions, may or
may not equal the value of the entire property or tract considered as a single entity.
All valuations in the report are applicable only under the estimated program of the highest and best
use and are not necessarily appropriate under other programs of use.
Auxiliary and Related Studies: No environmental or impact studies, special market study or
analysis, highest and best use analysis study or feasibility study has been requested or made by us
unless otherwise specified in this report or in my agreement for services. I reserve the unlimited right
to alter, amend, revise or rescind any of these statements, findings, opinions, values, estimates or
conclusions upon any subsequent study or analysis or previous study or analysis that subsequently
becomes available to us.
Dollar Values, Purchasing Power: The value estimates and the costs used herein are as of the
date of the estimate of value. All dollar amounts are based on the purchasing power and price of the
United States dollar as of the date of value estimate.
Inclusions: Furnishings and equipment or business operations, except as otherwise specifically
indicated, have been disregarded, with only the real estate being considered.
Proposed Improvements Conditioned Value: For the purpose of this appraisal, on- or off-site
improvements proposed, if any, as well as any repairs required, are considered to be completed in a
good and workmanlike manner according to information submitted and/or considered by us. In cases
of proposed construction, the report is subject to change upon inspection of the property after
construction is complete. The estimate of value, as proposed, is as of the date shown, as if
completed and operating at levels shown and projected.
Value Change, Dynamic Market Influences: The estimated value is subject to change with market
changes over time. Value is highly related to interest rates, exposure, time, promotional effort, supply
and demand, terms of sale, motivation and conditions surrounding the offering. The value estimate
considers the productivity and relative attractiveness of the property both physically and economically
in the marketplace.
The estimate of value in this report is not based in whole or in part upon race, color or national origin
of the present owners or occupants of the properties in the vicinity of the property appraised.
In the event this appraisal includes the capitalization of income, the estimate of value is a reflection of
such benefits and my interpretation of income and yields and other factors which were derived from
general and specific market information. Such estimates are made as of the date of the estimate of
value. As a result, they are subject to change, as the market is dynamic and may naturally change
over time. The date upon which the value estimate applies is only as of the date of valuation, as
stated in the letter of transmittal. The appraisal assumes no responsibility for economic or physical
factors occurring at some later date which may affect the opinion stated herein.
An appraisal is the product of a professionally trained person, but nevertheless is an opinion only,
and not a provable fact. As a personal opinion, a valuation may vary between appraisers based
upon the same facts. Thus, the appraiser warrants only that the value conclusions are his best
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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.
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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
• The appraiser complies with the disclosure requirements set forth in USPAP for extraordinary
assumptions.
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Please note the following extraordinary assumptions:
• A soil analysis for the site has not been provided 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.
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Section 8 – Addenda
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SUBJECT DEED
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NATIONAL WETLANDS MAP
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SOIL MAP
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FLOOD MAP
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APPRAISERS' LICENSES
LICENSE FOR MICHAEL JONAS, MAI, AI-GRS
LICENSE FOR HANNAH DWYER
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QUALIFICATIONS OF MICHAEL P. JONAS, MAI, AI-GRS, CCIM
STATE-CERTIFIED GENERAL REAL ESTATE APPRAISER RZ2623
EDUCATION:
University of Central Florida - 1999 BSBA – Finance
PROFESSIONAL EDUCATION:
Appraisal Institute: National USPAP Update Course, 2012, 2014, 2016, 2020, 2022
Appraisal Institute: 2018 Legislative VALUEvent , 2018
Appraisal Institute: Advanced Income Capitalization, 2003
Appraisal Institute: Advancing the Appraisal Profession, 2019
Appraisal Institute: Analyzing Distressed Real Estate, 2007
Appraisal Institute: Appraisal Laws and Rules, 2000, 2002, 2004, 2020, 2022
Appraisal Institute: Appraisal Report Writing, 2005
Appraisal Institute: Artificial Intelligence, AVMS, 2019
Appraisal Institute: Business Practice and Ethics, 2012, 2016, 2019, 2020
Appraisal Institute: Capital Reserve Studies 2022
Appraisal Institute: Central Florida Real Estate Forum, 2022
Appraisal Institute: Desktop Appraisals 2020
Appraisal Institute: Evaluations for Commercial and Residential Appraisers, 2022
Appraisal Institute: FL State Law for Real Estate Appraisers, 2004
Appraisal Institute: Florida Appraisal Laws and Rules, 2012, 2014, 2016
Appraisal Institute: Florida Real Estate Valuation, 2011
Appraisal Institute: Florida State Law for Real Estate Appraisers, 2006
Appraisal Institute: Fundamentals of Separating Real Estate, 2012
Appraisal Institute: Insurance Appraisal, 2011
Appraisal Institute: National USPAP Update Course, 2000, 2002, 2004, 2006, 2008, 2010, 2012
Appraisal Institute: Real Estate Damages, 2011
Appraisal Institute: Reappraising, Readdressing, Reassigning, 2007
Appraisal Institute: Review Involving Appraisals by Multiple Appraisers, 2022
Appraisal Institute: Review Theory – General, 2014
Appraisal Institute: Roles/Responsibilities Supervisor/Trainee, 2006, 2008
Appraisal Institute: Specialty Appraisal Continued Education, 2000, 2002, 2004, 2006, 2008,
2012, 2014, 2016 2020, 2022
Appraisal Institute: State Law for Real Estate Appraisers, 2008, 2010, 2012
Appraisal Institute: The Appraiser as an Expert Witness, 2016
Appraisal Institute: The Paperless Real Estate Appraisal Office, 2022
Appraisal Institute: Trial Components, 2016
Appraisal Institute: Uniform Appraisal Standards for Federal Land Acquisitions, 2007
Bert Rodgers: Continuing Real Estate Education, 2004, 2006, 2021
Bob Hogue: CE for Florida Real Estate Professionals, 2016
CCIM Institute: Financial Analysis Commercial Investment, 2008
CCIM Institute: Financial Analysis for Commercial, 2008
CCIM Institute: Investment Analysis Commercial Investment, 2009
CCIM Institute: Investment Analysis Commercial, 2009
CCIM Institute: Market Analysis Commercial Investment, 2008
CCIM Institute: User Decision Analysis Commercial Industrial, 2009
CLE International: Eminent Domain, 2006
Cooke: CE for Real Estate Professionals, 2015
DPBR: FREAB Board Meeting, 2007
Florida Dept. Revenue: Real Property Appraiser Special Magistrates VAB Training, 2022
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Larson Educational Services: Core Law, 2010
McKissock: Supervisor – Trainee Course for Florida, 2019
NABOR Ethics Training: 2004, 2008, 2012, 2016
EXPERIENCE:
1999 – 2000 Clayton, Roper & Marshall Orlando, FL
2000 – 2001 Chapman & Associates Sarasota, FL
2001 – 2008 Coast Engineering Consultants, Inc Naples, FL
2008 – 2009 Orion Bank. Naples, FL
2009 – 2011 Iberia Bank Naples, FL
2011 – 2014 Integra Realty Resources Naples, FL
2014 – 2016 Capstone Valuation Advisors, LLC Naples, FL
2016 – 2019 MPJ Real Estate Services, Inc. Naples, FL
2019 – Present Carlson, Norris & Associates Fort Myers & Naples, FL
2022 – Special Magistrate, Collier County Value Adjustment Board
PROFESSIONAL MEMBERSHIP:
Appraisal Institute, Member (MAI / AI-GRS) No. 12480
Certified Commercial Investment Member, CCIM No. 18275 Certification,
State Certified General Appraiser RZ2623 Member, Naples Area Board of Realtors
State of Florida, Registered Real Estate Broker BK700992
Properties appraised include: subdivisions, retail centers, motels, commercial buildings,
industrial buildings, warehouses, mobile home parks, professional offices, medical offices,
office/warehouse condominiums, single family homes, duplexes, apartment projects, individual
condominium projects, residential lots, acreage, wetlands, special use properties, ranches,
conservation easements hotels, marinas, mixed-use subdivisions, regional malls, gas stations,
self-storage facilities and eminent domain cases.
Appraisal clients include: banks, savings and loan associations, attorneys, corporations,
builders, developers, mortgage companies, insurance companies, home transfer companies,
private individuals, and local, state and federal government agencies.
Qualified as an expert witness in Monroe and Collier County Circuit Court
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QUALIFICATIONS OF HANNAH V. DWYER
STATE-REGISTERED TRAINEE APPRAISER RI25089
EDUCATION:
Western Governors University- Bachelor of Science – Business Administration, Management
Expected Graduation- May 2023
PROFESSIONAL EDUCATION:
National 15-Hour USPAP Course – September 2020
National Appraising for Supervisors and Trainees- October 2020
Florida Appraisal Law- October 2020
Basic Appraisal Principles – January 2021
Basic Appraisal Procedures – March 2021
Marshall & Swift Commercial Cost Approach Certification- March 2022
National 15-Hour USPAP Course- September 2022
Florida Appraisal Law- October 2022
The Income Approach: An Overview- October 2022
EXPERIENCE:
2021-Present: Carlson, Norris and Associates, Inc.
Fort Myers, Florida
PROFESSIONAL MEMBERSHIP:
Certification - State-Registered Trainee Appraiser RI25089
Properties appraised/assisted include: commercial buildings, industrial buildings, warehouses,
professional offices, medical offices, office/warehouse condominiums, acreage, multi-family, special
use properties, and other miscellaneous properties.
DocuSign Envelope ID: 0FFD5671-C8F4-48B0-B598-F771BEDA17F5
4500 Executive Drive, Suite 230
Naples, FL 34119-8908
Phone: 239-596-0800
www.rklac.com
REAL ESTATE APPRAISAL REPORT
WINCHESTER HEAD
Residential Land
Generally within Golden Gate Estates Unit 65
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: 2022-196
Subject Parcels
Winchester Head
Generally within Golden Gate Estates Unit 65
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
Winchester Head
Generally within Golden Gate Estates Unit 65, Naples,
Collier County, Florida, 34120
Client File: PO Number 4500216604
RKL File Number: 2022-196
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 Winchester Head.
Tier values are developed consisting of: up to 25% wetlands; 26-50% wetlands; 51-75%
wetlands; and 76-100% 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 propert y
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 Winchester Head. The
Winchester Head targeted area contains 45 parcels totaling 62.14 acres within Golden
Gate Estates Unit 65. The per acre values reported in this market study will be offered to
property owners with 1.0 to 3.0 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 Winchester Head
Typical Parcel Size 1.0 - 3.0 acres
Indicated Value per Acre
0 - 25% wetlands $55,000
26 - 50% wetlands $42,500
51 - 75% wetlands $30,000
76 - 100% wetlands $25,000
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
WINCHESTER HEAD 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 – Winchester Head Wetlands ......................................... 40
Sales Comparison Approach – Winchester Head Uplands ........................................... 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
WINCHESTER HEAD SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS
Page 1
SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS
GENERAL
Subject:
Winchester Head
Generally within Golden Gate Estates Unit 65, Naples,
Collier County, Florida, 34120
Owner: Multiple
Legal Description: Multiple parcels generally located within Golden Gate Estate
Unit 65
Tax Identification: Multiple parcels generally located within Golden Gate Estates
Unit 65
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
Winchester Head 62.14 1.14 - 2.73 E - Estates 0% to 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 13, 2022
Property Rights Fee Simple
Area Winchester Head
Typical Parcel Size 1.0 - 3.0 acres
Indicated Value per Acre
0 - 25% wetlands $55,000
26 - 50% wetlands $42,500
51 - 75% wetlands $30,000
76 - 100% wetlands $25,000
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.
WINCHESTER HEAD INTRODUCTION INFORMATION
Page 2
INTRODUCTION INFORMATION
SUBJECT IDENTIFICATION
Subject:
Winchester Head
Generally within Golden Gate Estates Unit 65, Naples,
Collier County, Florida, 34120
Legal Description: Multiple parcels generally located within Golden Gate
Estate Unit 65
Tax Identification: Multiple parcels generally located within Golden Gate
Estates Unit 65
The subject market area is identified by Conservation Collier as Winchester Head. The
Winchester Head targeted area contains 45 parcels totaling 62.14 acres within Golden
Gate Estates Unit 65. The per acre values reported in this market study will be offered to
property owners with 1.0 to 3.0 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.
WINCHESTER HEAD 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 Winchester Head. Tier values are developed consisting of: up
to 25% wetlands; 26-50% wetlands; 51-75% wetlands; and 76-100% wetlands. 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.
WINCHESTER HEAD 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 Winchester Head. Tier values are developed consisting of: up to
25% wetlands; 26-50% wetlands; 51-75% wetlands; and 76-100% 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 Winchester Head. An aerial shows the
approximate border of Winchester Head.
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.
WINCHESTER HEAD 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.
WINCHESTER HEAD 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,
WINCHESTER HEAD 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
WINCHESTER HEAD 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.
WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS
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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
WINCHESTER HEAD 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
WINCHESTER HEAD 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.
WINCHESTER HEAD COLLIER COUNTY AREA ANALYSIS
Page 12
WINCHESTER HEAD 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%.
WINCHESTER HEAD 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
WINCHESTER HEAD 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
WINCHESTER HEAD 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
WINCHESTER HEAD 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 Co llier
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.
WINCHESTER HEAD 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
WINCHESTER HEAD 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.
WINCHESTER HEAD 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.
WINCHESTER HEAD 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.
WINCHESTER HEAD 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.
WINCHESTER HEAD 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.
WINCHESTER HEAD
Page 24
Collier County Area Map
Winchester
Head
WINCHESTER HEAD 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
Winchester Head 62.14 1.14 - 2.73 E - Estates 0% to 100% Wetlands
Market Areas
The Winchester Head targeted area contains 45 parcels totaling 62.14 acres within
Golden Gate Estates Unit 65. According to Collier County, the typical parcel sizes to be
acquired range from 1.14 to 2.73 acres in size.
MARKET AREA
Location: Winchester Head is located east of Everglades Boulevard North
between 35th Avenue NE and 41st 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 parcels within the Winchester Head is provided by:
• 37th Avenue NE (paved road): runs east/west along northern
border.
• 39th Avenue NE (paved road): runs north/south along eastern
border.
• 41st Avenue NE (paved road): runs east/west through market
area.
Topography: According to the Initial Criteria Screening Report prepared in March
2018 by Collier County's Conservation Collier Program, the area is
wetlands with a mix of Wetland Hardwoods, Cypress, Pine, Cabbage
Palm, and Freshwater Marsh. Brazilian pepper, melaleuca, and old
world climbing fern 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 Winchester
Head is comprised entirely of depressional cypress and marsh
wetlands and therefore, provides habitat for wetland dependent
species. It is designated on the FDEP Informal Wetland
Determinations March 2016 map as Wetlands. Permits from FDEP
are required prior to development.
Encumbrance / Easements: There are sixty-foot (60’) platted right-of-way and utility easements
along 37th Ave NE, 39th Ave NE, and 41st Ave NE. A current title
WINCHESTER HEAD SITE ANALYSIS
Page 26
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
WINCHESTER HEAD SITE ANALYSIS
Page 27
Winchester Head Market Study Parcels Aerial
WINCHESTER HEAD SITE ANALYSIS
Page 28
Winchester Head Market Study Parcels – FDEP Informal Wetland Determinations
WINCHESTER HEAD SITE ANALYSIS
Page 29
Winchester Head Aerial
Approximate boundary shown in blue.
WINCHESTER HEAD SITE ANALYSIS
Page 30
Flood Map
WINCHESTER HEAD SITE ANALYSIS
Page 31
Site Photographs
37th Avenue NE (paved road) - Easterly
(Photo Taken on August 13, 2022)
37th Avenue NE (paved road) – Westerly
(Photo Taken on August 13, 2022)
WINCHESTER HEAD SITE ANALYSIS
Page 32
Site Photographs
39th Avenue NE (paved road) – Easterly
(Photo Taken on August 13, 2022)
39th Avenue NE (paved road) – Westerly
(Photo Taken on August 13, 2022)
WINCHESTER HEAD SITE ANALYSIS
Page 33
Site Photographs
Typical Parcel view from 37th Avenue NE (paved road) – Northerly
(Photo Taken on August 13, 2022)
Typical Parcel view from 37th Avenue NE (paved road) – Northwesterly
(Photo Taken on August 13, 2022)
WINCHESTER HEAD SITE ANALYSIS
Page 34
Site Photographs
Typical Parcel view from 39th Avenue NE (paved road) – Southerly
(Photo Taken on August 13, 2022)
Typical Parcel view from 39th Avenue NE (paved road) – Southeasterly
(Photo Taken on August 13, 2022)
WINCHESTER HEAD SITE ANALYSIS
Page 35
Site Photographs
Typical Parcel view from 39th Avenue NE (paved road) – Northerly
(Photo Taken on August 13, 2022)
Typical Parcel view from 39th Avenue NE (paved road) – Northwesterly
(Photo Taken on August 13, 2022)
WINCHESTER HEAD 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 2.73 acres located within the
previously defined Winchester Head areas. Access through Winchester Head 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)
WINCHESTER HEAD HIGHEST AND BEST USE
Page 37
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.
WINCHESTER HEAD 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.
WINCHESTER HEAD 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.
WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD WETLANDS
Page 40
SALES COMPARISON APPROACH – WINCHESTER HEAD 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 65
8/13/2022
Subject Naples 1.0 - 3.0 acres
1 37th Ave NE 7/14/2022 $35,000
1 Naples 1.14 $30,702
2 3320 66th Ave NE 7/14/2022 $52,000
2 Naples 2.73 $19,067
3 50th Ave NE 6/16/2022 $37,000
3 Naples 1.14 $32,456
4 54th Ave NE 5/31/2022 $74,000
4 Naples 2.27 $32,560
5 70th Ave NE 6/28/2022 $147,900
5 Naples 5.00 $29,580
Comments
Winchester Head 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.
180' x 660' heavily treed lot located along south side of 66th Avenue NE. Informal
wetland determination dated November 2021 shows 2.65 acres of wetlands with a small
portion of uplands along 66th Ave NE. Listed in May 2022 for $52,000.
75' x 660' heavily treed lot located along north side of 50th Avenue NE. Wetland
determination dated 3/17/22 shows 0.73 acres of jurisdictional wetlands located in the
center of the site. Listed in April 2022 for $75,000 and decreased to $40,000 in May
2022. Lot was purchased in April 2022 with 5 other lots.
150' x 660' treed lot located along south side of 54th Avenue NE. Informal wetland
determination dated 4/18/2022 shows 1.93 acres of wetlands with uplands located in
the front of the site near 54th Ave NE. Listed in April 2022 for $79,900.
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.
WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD WETLANDS
Page 41
Comparables Map
Subject
WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD WETLANDS
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.
WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD WETLANDS
Page 43
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 8/13/2022 20.0%
Location
% Adjustment
$ Adjustment
Acres
% Adjustment
$ Adjustment
Environmental Issues
% Adjustment
$ Adjustment
Shape
% Adjustment
$ Adjustment
Zoning
% Adjustment
$ Adjustment
Net Adjustments
Gross Adjustments
Winchester Head Wetlands NS 37th Ave NE 3320 66th Ave NE NS 50th Ave NE 3230 54th Ave NE SS 70th Ave NE
Comp 5Land Analysis Grid Comp 1 Comp 2 Comp 3 Comp 4
8/13/2022 7/14/2022 7/14/2022 6/16/2022 5/31/2022 6/28/2022
Naples Naples Naples Naples Naples Naples
Generally within Golden Gate
Estates Unit 65
37th Ave NE 3320 66th Ave NE 50th Ave NE 54th Ave NE 70th Ave NE
$35,000 $52,000 $37,000 $74,000 $147,900
1.0 - 3.0 acres 1.14 2.73 1.14 2.27 5.00
Transaction Adjustments
$30,702 $19,067 $32,456 $32,560 $29,580
Fee Simple
Adjusted Acre Unit Price $30,702 $19,067 $32,456 $32,560 $29,580
1.5%1.5%2.9%3.8%2.3%
Average Similar Similar Similar Similar
Adjusted Acre Unit Price $31,165 $19,355 $33,410 $33,786 $30,268
Similar
0%
$0 $0 $0 $0 $0
0%0%0%0%
0%5%0%5%
1.0 - 3.0 acres 1.14 2.73 1.14 2.27
5%
5.00
$0 $968 $0 $1,689 $1,513
51% - 100% Wetlands 98% wetlands 97% wetlands 64% wetlands (Center)85% wetlands (Rear)59% wetlands (Front)
$0 $0 -$3,341 -$6,757
0%0%-10%-20%
-$3,027
-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 $31,165 $20,323 $30,069 $28,718 $28,754
0.0%5.0%10.0%25.0%15.0%
0.0%5.0%-10.0%-15.0%-5.0%
WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD WETLANDS
Page 44
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.
WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD WETLANDS
Page 45
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 ind icated.
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 Winchester Head and
Horsepen Strand. No adjustments for location could be supported; therefore, none are
applied.
Size
For this analysis, Comparables 1 and 3 are smaller parcels. No adjustments could be
supported; therefore, none are made. Comparables 2, 4 and 5 are larger parcels and are
adjusted upward accordingly as size and price per acre are typically inversely related.
Environmental Issues
The subject parcels are located within Winchester Head which is comprised entirely of
depressional cypress and marsh wetlands and therefore, provides habitat for wetland
dependent species. It is 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 2 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 2.
An Informal Wetland Determination of Comparable 3 indicates 64% wetlands generally
located in the middle of the site. An Informal Wetland Determination of Comparable 4
indicates 85% wetlands generally located in the rear 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.
WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD WETLANDS
Page 46
Sales Comparison Approach Conclusion
All of the value indications have been considered. Based on the preceding analysis, and
considering the significant wetland coverage in Winchester Head, I conclude toward the
low end of the range and arrive at my final reconciled per acre values as follows.
Area Winchester Head
Typical Parcel Size 1.0 - 3.0 acres
Indicated Value per Acre
51 - 75% wetlands $30,000
76 - 100% wetlands.$25,000
WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD UPLANDS
Page 47
SALES COMPARISON APPROACH – WINCHESTER HEAD UPLANDS
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 65
8/13/2022
Subject Naples 1.0 - 3.0 acres
1 3361 45th Ave NE 8/16/2022 $56,000
1 Naples 1.14 $49,123
2 45th Ave NE 8/12/2022 $75,000
2 Naples 1.59 $47,170
3 3515 47th Ave NE 6/22/2022 $95,000
3 Naples 1.59 $59,748
4 54th Ave NE 6/9/2022 $110,000
4 Naples 1.64 $67,073
5 3487 66th Ave NE 7/7/2022 $150,000
5 Naples 2.73 $55,006
105' x 660' heavily treed lot located along north side of 47th Avenue NE. Listing agent
reported as 100% uplands. Property was originally purchased in 4/2022 for $24,200.
Listed in 5/2022 for $125,000 and decreased to $115,000 on 5/22/22.
105' x 680' partially treed lot located along south side of 54th Avenue NE. Wetlands
determination reports the site has no jurisdictional wetlands. Property was originally
purchased in 5/2022 for $60,000. Listed in 5/2022 for $114,900.
180' x 660' heavily treed lot located along north side of 66th Avenue NE. Wetlands
determination reports the site has no jurisdictional wetlands. Listed in 4/2022 for
$165,500.
Comments
Winchester Head Uplands
75' x 660' heavily treed lot located along north side of 45th Avenue NE. Informal
wetland determination dated 7/2022 shows 0.46 acres of wetlands generally in the
middle to rear of the site with some wetlands in the front. Listed in 7/2022 for $60,000.
105' x 660' heavily treed lot located along north side of 45th Avenue NE. Informal
wetland determination dated 4/2022 shows 0.3 acres of wetlands located in the front of
the site along 45th Ave NE. Lot was purchased in April 2022 for $20,000 and listed in
May 2022 for $115,000. Price was reduced to $99,900 and then $79,000 on 7/30/22.
WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD UPLANDS
Page 48
Comparables Map
3
WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD UPLANDS
Page 49
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 8/13/2022 20.0%
Location
% Adjustment
$ Adjustment
Acres
% Adjustment
$ Adjustment
Environmental Issues
% Adjustment
$ Adjustment
Shape
% Adjustment
$ Adjustment
Zoning
% Adjustment
$ Adjustment
Net Adjustments
Gross Adjustments 5.0%10.0%0.0%0.0%5.0%
-5.0%-10.0%0.0%0.0%5.0%
$58,833Adjusted Acre Unit Price $46,667 $42,474 $61,321 $69,287
$0 $0
0%0%0%0%
$0 $0 $0
0%
Residential Residential Residential Residential Residential Residential
$0 $0 $0 $0 $0
0%0%0%0%
Rectangular Rectangular Rectangular Rectangular Rectangular Rectangular
0%
$0
0%
-$2,456 -$4,719 $0 $0
-5%-10%0%0%
$0 $0 $0 $0 $2,802
0% - 50% Wetlands 40% wetlands
(Generally middle)
19% wetlands (Front)0% wetlands 0% wetlands 0% wetlands
2.73
0%0%0%0%
1.0 - 3.0 acres 1.14 1.59 1.59 1.64
5%
$0 $0 $0 $0 $0
0%0%0%0%0%
Average Similar Similar Similar Similar
Adjusted Acre Unit Price $49,123 $47,193 $61,321 $69,287 $56,032
Similar
Adjusted Acre Unit Price $49,123 $47,170 $59,748 $67,073 $55,006
0.0%0.0%2.6%3.3%1.9%
Fee Simple
Transaction Adjustments
$49,123 $47,170 $59,748 $67,073 $55,006
1.0 - 3.0 acres 1.14 1.59 1.59 1.64 2.73
$150,000$56,000 $75,000 $95,000 $110,000
Naples Naples Naples Naples Naples Naples
Generally within Golden Gate
Estates Unit 65
3361 45th Ave NE 45th Ave NE 3515 47th Ave NE 54th Ave NE 3487 66th Ave NE
8/13/2022 8/16/2022 8/12/2022 6/22/2022 6/9/2022 7/7/2022
Winchester Head Uplands 3361 45th Ave NE NS 45th Ave NE 3515 45th Ave NE 54th Ave NE 3487 66th Ave NE
Comp 5Land Analysis Grid Comp 1 Comp 2 Comp 3 Comp 4
WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD UPLANDS
Page 50
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
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 comparable sales are located within the immediate vicinity of Winchester Head and
Horsepen Strand. No adjustments for location could be supported; therefore, none are
applied.
Size
For this analysis, Comparables 1, 2, 3, and 4 are smaller parcels. No adjustments could be
supported; therefore, none are made. Comparable 5 is a larger parcel and is adjusted
upward accordingly as size and price per acre are typically inversely related.
Environmental Issues
The subject parcels are located within Winchester Head which is comprised almost
entirely of depressional cypress and marsh wetlands and therefore, provides habitat for
wetland dependent species. It is designated on the FDEP Informal Wetland
Determinations March 2016 as Wetlands. Permits from FDEP are required prior to
development.
An Informal Wetland Determination of Comparable 1 indicates 40% wetlands generally
located in the middle of the site. An Informal Wetland Determination of Comparable 2
indicates 19% wetlands generally located in the front of the site. Both comparables are
adjusted downward accordingly.
Comparables 3, 4, and 5 are all 100% uplands with no wetlands. Overall, no adjustments
are made in the grid; however, the 100% uplands is considered in the final reconciliation.
WINCHESTER HEAD SALES COMPARISON APPROACH – WINCHESTER HEAD UPLANDS
Page 51
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
All of the value indications have been considered. Based on the preceding analysis, and
considering the significant wetland coverage in Winchester Head, I conclude toward the
low and of the range and arrive at my final reconciled per acre values as follows.
Area Winchester Head
Typical Parcel Size 1.0 - 3.0 acres
Indicated Value per Acre
0 - 25% wetlands $55,000
26 - 50% wetlands $42,500
WINCHESTER HEAD 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 Winchester Head
Typical Parcel Size 1.0 - 3.0 acres
Indicated Value per Acre
0 - 25% wetlands $55,000
26 - 50% wetlands $42,500
51 - 75% wetlands $30,000
76 - 100% wetlands $25,000
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.
WINCHESTER HEAD 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.
WINCHESTER HEAD
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
WINCHESTER HEAD 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
WINCHESTER HEAD 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.
WINCHESTER HEAD 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.
WINCHESTER HEAD 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.
WINCHESTER HEAD ADDENDA - APPRAISER QUALIFICATIONS
ADDENDA
WINCHESTER HEAD ADDENDUM A - APPRAISER QUALIFICATIONS
ADDENDUM A
APPRAISER QUALIFICATIONS
WINCHESTER HEAD 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.
WINCHESTER HEAD 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.
WINCHESTER HEAD ADDENDUM A - APPRAISER QUALIFICATIONS
WINCHESTER HEAD ADDENDUM B - PROPERTY INFORMATION
ADDENDUM B
PROPERTY INFORMATION
Map
Number Name FLN Acres
Collier County Wetland
Determination
FDEP Informal Wetland Dererminations
Map
1 ARNDT, LINDA L 39776880004 1.14 undetermined No designation, Depressional soils
2 GOMEZ, MARINA C 39776920003 1.59 undetermined No designation, Depressional soils
4 AVIDANO, STEPHANIE 39778920001 1.14 undetermined No designation, Depressional soils
3 PENA, MARCIA 39779000001 1.14 undetermined No designation, Depressional soils
17 THOMPSON, MARIA V 39951520008 1.14 undetermined MWET
16 ROJAS, RAUL A=& ELVIA 39951600009 1.14 undetermined No designation, Depressional soils
29 BRUNA, JUAN M=& BLANCA 39953160000 1.14 undetermined No designation, Depressional soils
30 GORMAN JR, HERMAN F=& ALICE M 39953240001 1.14 WTLD MWET
5 THOMPSON, MARIA V 39953480007 1.14 WTLD MWET
6 MOONEY, ISOBEL H MOONEY 39953720000 1.59 undetermined MWET
7 CASASIERRA REALTY LLC 39953760002 1.14 undetermined MWET
18 SILVA JR, RICHARD 39953880005 1.14 undetermined MWET
19 THREE BROTHERS PROPERTY LLC 39953920004 1.14 undetermined MWET
32 CALVO, JORGE A 39954000004 1.14 undetermined MWET
31 M & P TORO REV JOINT TRUST 39954080008 1.59 WTLD MWET
33 FERNANDEZ, ERIK C 39955360002 1.59 undetermined MWET
20 A J & N L RUBEN REV TRUST 39955600005 1.59 undetermined MWET
9 BERRY, CHRISTOPHER W 39955640007 1.14 undetermined MWET
10 AUST, MARGARET 39955680009 1.14 undetermined MWET
11 EDMONDS, WILLIAM=& GERTRUDE 39955720008 1.59 undetermined MWET
8 TREMBLAY, SERGE 39955760000 1.14 undetermined MWET
12 PULIDO, SARA 39955880003 1.14 undetermined MWET
21 CUMANA, DANIEL=& MARTA 39955960004 2.73 undetermined MWET
22 KRINCE LIVING TRUST 39956000002 1.14 undetermined MWET
34 HIGDON TR, GAREY D 39956120005 1.59 undetermined MWET
35 ZHUANG, JOSEPH 39956200006 1.14 WTLD MWET
40 FELIX SR, GERALD D 39956240008 1.59 WTLD MWET
41 FELIX SR, GERALD D 39956280000 1.14 WTLD MWET
42 VICTOR, NADIA JEAN 39956320009 2.27 MWET MWET
43 PIIRAK, AILEEN K 39957280009 1.14 undetermined MWET
44 PERONA, MICHAEL=& BARBARA E 39957360000 1.59 undetermined MWET
36 GARCIA, ROGERIO J 39957400009 1.59 NDSP MWET
23 FESSER, IVAN 39957520002 2.27 undetermined MWET
24 ZENAIDA GATTAMOTA REV TRUST 39957560004 2.73 undetermined MWET
13 MC DERMOTT, ROBERT L 39957640005 1.14 undetermined MWET
14 FORTILUS, CHARLES=& COLETTE 39957680007 1.59 WTLD MWET
25 TALAVERA, JOSE L 39957880001 1.14 WTLD MWET
37 J & D INVEST LLC 39958000000 1.14 undetermined MWET
38 WILSON, REBECCA A 39958080004 1.14 undetermined MWET
45 FARINAS, VICTOR 39958160005 1.14 WTLD MWET
27 W E & M E WILSON TRUST EST 39959560002 1.59 undetermined MWET
26 KRAMER, ELWANDA H 39959600001 1.14 undetermined MWET
15 MARVIN ANDRE EBANKS & 39959800005 1.14 undetermined MWET
28 PORCO, TROY=& CHRISTINE 39960080005 1.14 undetermined MWET
39 TROFATTER JR, FREDERICK P 39960240007 1.14 undetermined MWET
*Collier County Wetland Determinations are done at the request of the property owner. If there is no determination it is because the current or
previous owner has not requested one.
NDSP = Data and / or Field Conditions Indicate Site Plan is Needed to Determine Impacts
MWET = Data and / or Field Conditions Indicate Wetlands and Permit Necessary
WTLD = Parcel was determined to be wetlands by Collier County
Undetermined = No wetland determination has been conducted by Collier County
No designation = No color idendified on map
21 24
6
2
23
42
95
43
87
1
11
31 34
40
14
20 27
33 36
44
17 19
3529 38
4341
39
10
37
25 28
12
45
26
32
15
30
13
1816 22
0 0.150.075Miles
l
Legend Market Stud y Parcels
WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ADDENDUM C
COMPARABLE DATA
WINCHESTER HEAD 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 - Winchester Head 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.
WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 6439 Date 7/14/2022
Address 3320 66th Ave NE Price $52,000
City Naples Price per Acre $19,067
State Florida Financing Cash to seller
Tax ID 39084360009 Property Rights Fee Simple
Grantor SRS05 LLC Days on Market 1 Month
Grantee Brian and Kimchi Nguyen Verification Source Carol Sabatino; Keller
Williams Realty
Legal Description
Acres 2.73 Utilities Well, Septic
Land SF 118,800 Topography Heavily Treed
Road Frontage 180 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues 97% wetlands
Transaction
Golden Gate Estates Unit No. 46, W 180' of Tract 40
Site
Comments
180' x 660' heavily treed lot located along south side of 66th Avenue NE. Informal wetland determination
dated November 2021 shows 2.65 acres of wetlands with a small portion of uplands along 66th Ave NE.
Listed in May 2022 for $52,000.
Land Comparable 2
WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 6441 Date 6/16/2022
Address 50th Ave NE Price $37,000
City Naples Price per Acre $32,456
State Florida Financing Cash to seller
Tax ID 38663360007 Property Rights Fee Simple
Grantor B&G Landholdings, LLC Days on Market 1-2 Months
Grantee William Escobar Verification Source Lisa Ann Lagergren;
Caine Luxury Team
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 64% wetlands (Center)
Comments
75' x 660' heavily treed lot located along north side of 50th Avenue NE. Wetland determination dated 3/17/22
shows 0.73 acres of jurisdictional wetlands located in the center of the site. Listed in April 2022 for $75,000
and decreased to $40,000 in May 2022. Lot was purchased in April 2022 with 5 other lots.
Land Comparable 3
Transaction
Golden Gate Estates Unit No. 39, E 75' of W 180' Tract 39
Site
WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 6442 Date 5/31/2022
Address 54th Ave NE Price $74,000
City Naples Price per Acre $32,560
State Florida Financing Cash to seller
Tax ID 38661440000 Property Rights Fee Simple
Grantor ELAH Holdings, LLC Days on Market 1-2 Months
Grantee Sognare, LLC Verification Source Erik Mogelvang; Florida
Prime Realty
Legal Description
Acres 2.27 Utilities Well, Septic
Land SF 99,000 Topography Treed
Road Frontage 150 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues 85% wetlands (Rear)
Land Comparable 4
Transaction
Golden Gate Estates Unit No. 39, E 150' Tract 20
Site
Comments
150' x 660' treed lot located along south side of 54th Avenue NE. Informal wetland determination dated
4/18/2022 shows 1.93 acres of wetlands with uplands located in the front of the site near 54th Ave NE.
Listed in April 2022 for $79,900.
WINCHESTER HEAD 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
WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 6444 Date 8/16/2022
Address 3361 45th Ave NE Price $56,000
City Naples Price per Acre $49,123
State Florida Financing Cash to seller
Tax ID 39774200000 Property Rights Fee Simple
Grantor Nancy Denise Woodward Days on Market 14 Days
Grantee Phony Pichardo and
Fernan Nunez
Verification Source Mike Shoaff; ReMax Blue
Skies
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 40% wetlands (Generally
middle)
75' x 660' heavily treed lot located along north side of 45th Avenue NE. Informal wetland determination dated
7/2022 shows 0.46 acres of wetlands generally in the middle to rear of the site with some wetlands in the
front. Listed in 7/2022 for $60,000.
Transaction
Golden Gate Estates Unit No. 62, E 75' of Tract 35
Site
Comments
Land Comparable 1 - Winchester Head Upland Comps
WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 6445 Date 8/12/2022
Address 45th Ave NE Price $75,000
City Naples Price per Acre $47,170
State Florida Financing Cash to seller
Tax ID 39782080005 Property Rights Fee Simple
Grantor Haven Real Estate
Solutions, LLC
Days on Market 3-4 Months
Grantee Lisa Marie Schwartz and
Steven Robert Schwartz Jr
Verification Source Rebecca Jasmine Oros;
MVP Realty Associates
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 19% wetlands (Front)
Golden Gate Estates Unit No. 62, E 105' of Tract 94
Site
Comments
105' x 660' heavily treed lot located along north side of 45th Avenue NE. Informal wetland determination
dated 4/2022 shows 0.3 acres of wetlands located in the front of the site along 45th Ave NE. Lot was
purchased in April 2022 for $20,000 and listed in May 2022 for $115,000. Price was reduced to $99,900 and
then $79,000 on 7/30/22.
Land Comparable 2
Transaction
WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 6446 Date 6/22/2022
Address 3515 47th Ave NE Price $95,000
City Naples Price per Acre $59,748
State Florida Financing Cash to seller
Tax ID 39777960004 Property Rights Fee Simple
Grantor Sycamore Land Company,
LLC
Days on Market 1 Month
Grantee Construction 2018 Corp Verification Source Ralph Harvey; List with
Freedom
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 0% wetlands
Comments
105' x 660' heavily treed lot located along north side of 47th Avenue NE. Listing agent reported as 100%
uplands. Property was originally purchased in 4/2022 for $24,200. Listed in 5/2022 for $125,000 and
decreased to $115,000 on 5/22/22.
Land Comparable 3
Transaction
Golden Gate Estates Unit No. 62, W 105' of Tract 65
Site
WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 6447 Date 6/9/2022
Address 54th Ave NE Price $110,000
City Naples Price per Acre $67,073
State Florida Financing Cash to seller
Tax ID 38970040007 Property Rights Fee Simple
Grantor A&M American
Investment, LLC
Days on Market 1-2 Months
Grantee Estevez Renovation, LLC Verification Source Nicolas Villamizar; Starlink
Realty Inc
Legal Description
Acres 1.64 Utilities Well, Septic
Land SF 71,400 Topography Partially Treed
Road Frontage 105 Zoning Residential
Depth 680 Zoning Type E - Estates
Shape Rectangular Environmental Issues 0% wetlands
Transaction
Golden Gate Estates Unit No. 44, W 105' of Tract 101
Site
Comments
105' x 680' partially treed lot located along south side of 54th Avenue NE. Wetlands determination reports
the site has no jurisdictional wetlands. Property was originally purchased in 5/2022 for $60,000. Listed in
5/2022 for $114,900.
Land Comparable 4
WINCHESTER HEAD ADDENDUM C - COMPARABLE DATA
ID 6448 Date 7/7/2022
Address 3487 66th Ave NE Price $150,000
City Naples Price per Acre $55,006
State Florida Financing Cash to seller
Tax ID 39086400006 Property Rights Fee Simple
Grantor Y&E Realty Investment
Corp
Days on Market 1-2 Months
Grantee Boca Holdings, LLC Verification Source Yuni Ebanks; Marzucco
Real Estate
Legal Description
Acres 2.73 Utilities Well, Septic
Land SF 118,800 Topography Heavily Treed
Road Frontage 180 Zoning Residential
Depth 660 Zoning Type E - Estates
Shape Rectangular Environmental Issues 0% wetlands
Site
Comments
180' x 660' heavily treed lot located along north side of 66th Avenue NE. Wetlands determination reports the
site has no jurisdictional wetlands. Listed in 4/2022 for $165,500.
Land Comparable 5
Transaction
Golden Gate Estates Unit No. 46, E 180' of Tract 58
BCC Conservation Collier Property Summary Cycle 12A
Dr. Robert H. Gore III Preserve Multi-Parcel Project
Currently on Board Approved A-list; CCLACC Recommendation: Remain on A-list
Property Name: Dr. Robert H. Gore III Preserve Multi-Parcel Project Owner(s): 152 parcels - See Map
Target Protection Area: North Golden Gate Estates Acreage: 400.5 acres remaining to be acquired
Total Estimated Market Value: $9,068,121
Staff estimates that 10 parcels (20.5 acres) within the Dr. Robert H. Gore III Preserve
Multi-Parcel Project Area will be acquired during Cycle 12A. For budgeting purposes
the estimated cost of 10 parcels has been allocated to the Active Acquisition List A-List
Total - Cycle 12A, while the estimated cost of the remaining 142 project parcels (380
acres) is provided within the Active Acquisition List Multi-Parcel Projects total.
Highlights:
•Location: Between 36th Ave SE and I-75, east and west of Desoto Blvd.
•Met 5 out of 6 Initial Screening Criteria: Native habitat; human social values;
water resource values-; biodiversity; conservation land enhancement; not within
another Agency project boundary.
•Habitat: Cypress, Cypress- Mixed Hardwoods, Mixed Wetland Hardwoods,
Mixed Scrub-Shrub Wetland, Pine Flatwood
•Listed Plants: Twisted airplant (Tillandsia flexuos); common wild pine
(Tillandsia fasciculata); reflexed wild pine (Tillandsia balbisiana); giant wild pine
(Tillandsia utriculata)
•Listed Wildlife: FWC telemetry shows use by panthers and observed on wildlife
cameras on existing preserve. Habitat for Florida bonneted bats and Snail Kites.
•Water Resource Values: hydric soils exist; wetland indicators noted and
numerous wetland dependent plants species noted; very minimal mapped aquifer
recharge
•Connectivity: The parcels are not immediately contiguous with the existing
Conservation Collier Dr. Robert H. Gore III Preserve but are within the Gore
Target Protection Mailing Area. The Preserve is within a historic wetland that
connects with the Florida Panther National Wildlife Refuge (FPNWR) to the east,
however it is separated by Desoto and the Test Track. Picayune Strand State Forest
(PSSF) is located across I-75 to the south and Fakahatchee Strand State Preserve
100
BCC Conservation Collier Property Summary Cycle 12A
Dr. Robert H. Gore III Preserve Multi-Parcel Project
to the SE across I-75. Ledges under Miller and FakaUnion canals connect to PSSF.
Everglades Blvd. and developable lots separate connectivity to the North Belle Meade
sending lands.
•Access: 40th Ave. is paved (main access road for existing preserve trailhead and
planned parking lot). 38th and 42nd Avenues SE are unpaved. 42nd is FDOT ROW –
County does not maintain.
•Management Issues / Estimated Costs: Initial Exotic Removal estimated at
$500/acre and ongoing annual estimated at $250/acre. These parcels would be
managed along with the existing preserve parcels
•Partnership Opportunities: The Cypress Cove Landkeepers (501c3) purchased the
10-acre homesite and plans to run environmental programs. Conservation Collier has
an MOU with the Landkeepers. Staff is coordinating to connect trails where feasible
and coordinate on environmental education.
•Zoning/Overlays: Single-family Estates zoning. No Overlays
•Surrounding land uses: Mostly undeveloped Estates residential; some lots developed
with single-family homes; roadway
•All Criteria Score: 287 out of 400; high ecological value and human social value scores
•Other Division Interest: Transportation may need ROW/pond sites in this area
for a potential I-75 off ramp.
•Acquisition Considerations: No additional considerations noted
History: The original 65 parcels (168.9 acres) that created Dr. Robert H. Gore III
Preserve were acquired in 2018. Sixty-seven parcels (157.1 acres) adjacent to the original
Dr. Robert H. Gore III Preserve were approved for the A-list by the Board of County
Commissioners on December 13, 2022. The entire Dr. Robert H. Gore Preserve project
boundary, totaling 600.5 acres, was approved for the A-list by the Board of County
Commissioners on February 28, 2023. To date, the Program has acquired 29% of the
project area or 68 parcels for a total of 174.4 acres.
120
54 48 64
160
80 80 80
0
2040
60
80
100
120140
160
180
1 - Ecological
Value
2 - Human
Value
3 - Restoration
and
Management
4 -
Vulnerability
Total Score: 287/400
Awarded Points Possible Points
11
BCC Conservation Collier Property Summary Cycle 12A
Dr. Robert H. Gore III Preserve Multi-Parcel Project
12
Conservation Collier
Initial Criteria Screening Report
Gore TPMA
Target Protection Area Parcels and Acreage: 167 parcels (424.18 ac)
Application Parcel Owner: Berman Trust (41508680004), Trigoura (41507440009), Perez
(415606000006), Mack (415057560002)
Staff Report: August 3, 2022
(Revised August 26, 2022)
120 54 48 40
160
80 80 80
0
100
200
1 - Ecological
Value
2 - Human Value 3 - Restoration
and
Management
4 - Vulnerability
Total Score: 262/400
Awarded Points Possible Points
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
Table of Contents
Table of Contents ......................................................................................................................................... 2
1. Introduction ........................................................................................................................................... 4
2. Summary of Property ............................................................................................................................ 5
Figure 1 - Parcel Location Overview .........................................................................................................5
Figure 2 - Parcel Close-up .........................................................................................................................6
2.1 Summary of Property Information ....................................................................................................7
Table 1 – Summary of Property Information .....................................................................................7
Figure 3 - Secondary Criteria Score ....................................................................................................8
Table 2 - Secondary Criteria Score Summary .....................................................................................8
2.2 Summary of Assessed Value and Property Cost Estimates ..............................................................9
Table 3. Assessed & Estimated Value ................................................................................................9
2.2.1 Zoning, Growth Management and Conservation Overlays ....................................................9
2.3 Summary of Initial Screening Criteria Satisfaction (Ord. 2002-63, Sec. 10) ................................. 10
3. Initial Screening Criteria ...................................................................................................................... 11
3.1 Ecological Values ............................................................................................................................. 11
3.1.1 Vegetative Communities ....................................................................................................... 11
Table 4. Listed Plant Species.................................................................................................... 12
Figure 4 - CLIP4 Priority Natural Communities ........................................................................ 13
Figure 5 - Florida Cooperative Land Cover Classification System ............................................ 14
Figure 6 – Cypress/Tupelo ....................................................................................................... 15
Figure 7 – Mixed Wetland Hardwoods .................................................................................... 15
Figure 8 – Mixed Shrub/Scrub Wetlands ................................................................................. 16
Figure 9 – Transportation ........................................................................................................ 16
3.1.2 Wildlife Communities ............................................................................................................ 17
Table 5 – Listed Wildlife Species ............................................................................................. 17
Figure 10 - Wildlife Spatial Data (i.e., telemetry, roosts, etc) .................................................. 18
Figure 11 - CLIP4 Potential Habitat Richness ........................................................................... 19
3.1.3 Water Resources ................................................................................................................... 20
Figure 12 - CLIP Aquifer Recharge Priority and Wellfield Protection Zones ............................ 21
Figure 13 - Collier County Soil Survey ...................................................................................... 22
Figure 14 LIDAR Elevation Map ............................................................................................... 23
3.1.4 Ecosystem Connectivity ........................................................................................................ 24
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
Figure 15 - Conservation Lands ............................................................................................... 25
3.2 Human Values ................................................................................................................................. 26
3.2.1 Recreation ............................................................................................................................. 26
3.2.2 Accessibility ........................................................................................................................... 26
3.2.3 Aesthetic/Cultural Enhancement ......................................................................................... 27
Figure 16 – Dr. Robert H. Gore III Preserve Hiking Trail........................................................... 27
3.3 Restoration and Management ....................................................................................................... 27
3.3.1 Vegetation Management ...................................................................................................... 27
3.3.1.1 Invasive Vegetation ..................................................................................................... 27
3.3.1.2 Prescribed Fire ............................................................................................................ 27
3.3.2 Remediation and Site Security .............................................................................................. 27
3.3.3 Assistance .............................................................................................................................. 28
3.4 Vulnerability .................................................................................................................................... 28
3.4.1 Zoning and Land Use ............................................................................................................. 28
Figure 17 – Zoning ................................................................................................................... 29
Figure 18 –Future Land Use .................................................................................................... 30
3.4.2 Development Plans ............................................................................................................... 31
4. Acquisition Considerations .................................................................................................................. 31
5. Management Needs and Costs .............................................................................................................. 31
Table 6 - Estimated Costs of Site Remediation, Improvements, and Management ................ 31
6. Potential for Matching Funds .............................................................................................................. 31
7. Secondary Criteria Scoring Form ......................................................................................................... 32
8. Additional Site Photos ......................................................................................................................... 38
APPENDIX 1 – Critical Lands and Water Identification Maps (CLIP) Definitions ...................................... 40
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
1. Introduction
The Conservation Collier Program (Program) is an environmentally sensitive land acquisition and management
program approved by the Collier County Board of County Commissioners (Board) in 2002 and by Collier County
Voters in 2002 and 2006. The Program was active in acquisition between 2003 and 2011, under the terms of the
referendum. Between 2011 and 2016, the Program was in management mode. In 2017, the Collier County Board
re-authorized Conservation Collier to seek additional lands (2/14/17, Agenda Item 11B). On November 3, 2020,
the Collier County electors approved the Conservation Collier Re-establishment referendum with a 76.5%
majority.
This Initial Criteria Screening Report (ICSR) has been prepared for the Conservation Collier Program in its 11th
acquisition cycle to meet requirements specified in the Conservation Collier Implementation Ordinance, 2002-63,
as amended, and for purposes of the Conservation Collier Program. The sole purpose of this report is to provide
objective data to demonstrate how properties meet the criteria defined by the ordinance.
The following sections characterize the property location and assessed value, elaborate on the initial and
secondary screening criteria scoring, and describe potential funding sources, appropriate use, site improvements,
and estimated management costs.
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
2. Summary of Property
Figure 1 - Parcel Location Overview
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
Figure 2 - Parcel Close-up
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
2.1 Summary of Property Information
Table 1 – Summary of Property Information
Characteristic Value Comments
Name Multiple Berman Trust, Trigoura, Perez, Mack
Folio Number 167 Parcels
Target Protection
Area Gore
Size 424.18 total acres
Section, Township,
and Range S33, T49S, R28E Section 33, Township 49S, Range 28E
Zoning
Category/TDRs E Estates
FEMA Flood Map
Category
AH, with some
small areas AE and
X500
AH and AE- Area close to water hazard that has a one
percent chance of experiencing shallow flooding between
one and three feet each year. X500 – low flood risk
Existing structures none
Adjoining properties
and their Uses
Conservation,
Residential,
Easement and
roadway
TPA parcels are adjacent to existing Dr. Robert H. Gore III
Preserve parcels, Cypress Cove Landkeepers parcel, limited
residential inholdings, Desoto Blvd and i-75, and bordered
on the east by conservation easement and the Florida
Panther National Wildlife Refuge and south by Picayune
Strand State Forest.
Development Plans
Submitted None
Known Property
Irregularities None known
Other County Dept
Interest Transportation Desoto Blvd. may be widened, and an I-75 interchange may
be developed in this area in the future
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
Figure 3 - Secondary Criteria Score
Table 2 - Secondary Criteria Score Summary
120
54 48
40
160
80 80 80
0
20
40
60
80
100
120
140
160
180
1 - Ecological Value 2 - Human Value 3 - Restoration and
Management
4 - Vulnerability
Total Score: 262/400
Awarded Points Possible Points
Criteria Awarded Weighted Points Possible Weighted Points Awarded/Possible Points
1 - Ecological Value 120 160 75%
1.1 - Vegetative Communities 32 53 60%
1.2 - Wildlife Communities 24 27 90%
1.3 - Water Resources 11 27 40%
1.4 - Ecosystem Connectivity 53 53 100%
2 - Human Values 54 80 68%
2.1 - Recreation 23 34 67%
2.2 - Accessibility 27 34 79%
2.3 - Aesthetics/Cultural Enhancement 4 11 38%
3 - Restoration and Management 48 80 60%
3.1 - Vegetation Management 23 55 42%
3.2 - Remediation and Site Security 23 23 100%
3.4 - Assistance 2 2 100%
4 - Vulnerability 40 80 50%
4.1 - Zoning and Land Use 33 58 58%
4.2 - Development Plans 7 22 30%
Total 262 400 66%
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
2.2 Summary of Assessed Value and Property Cost Estimates
The interest being appraised is fee simple “as is” for the purchase of the site. A value of the parcel was estimated
using only one of the three traditional approaches to value, the sales comparison approach. It is based on the
principal of substitution that an informed purchaser would pay no more for the rights in acquiring a particular real
property than the cost of acquiring, without undue delay, an equally desirable one. Three properties were selected
for comparison, each with similar site characteristics, utility availability, zoning classification and road access. No
inspection was made of the property or comparable used in this report and the Real Estate Services Department
staff relied upon information solely provided by program staff. The valuation conclusion is limited only by the
reported assumptions and conditions that no other known or unknown adverse conditions exist.
If the Board of County Commissioners choose to acquire this property, an appraisal by an independent Real Estate
Appraiser will be obtained at that time. Pursuant to the Conservation Collier Purchase Policy, one appraisal is
required for each of the Gore parcels, which have an initial valuation less than $500,000; 1 independent Real
Estate Appraiser will value the subject properties and that appraisal report will determine the actual value of the
subject properties.
Table 3. Assessed & Estimated Value
Property owner Address Acreage Assessed
Value*
Estimated
Value**
Berman Trust No address 1.14 $10,545 $24,000
Trigoura No address 1.14 $10,545 $24,000
Perez No address 1.17 $7,254 $25,000
Mack No address 2.27 $20,998 $53,000
TOTAL 5.72 $49,342 $126,000
* Assessed Value is obtained from the Property Appraiser’s Website. The Assessed Value is based off the current
use of the property.
**The Estimated Market Value for the Gore parcels were obtained from the Collier County Real Estate Services
Department in July 2022.
2.2.1 Zoning, Growth Management and Conservation Overlays
Zoning, growth management and conservation overlays will affect the value of a parcel. The parcels
arezoned Estates which allows 1 unit per 2.25 acres.
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
2.3 Summary of Initial Screening Criteria Satisfaction (Ord. 2002-63, Sec. 10)
Criteria 1: Native Habitats
Are any of the following unique and endangered plant communities found on the property? Order of
preference as follows:
i. Hardwood hammocks No
ii. Xeric oak scrub No
iii. Coastal strand No
iv. Native beach No
v. Xeric pine No
vi. Riverine Oak No
vii. High marsh (saline) No
viii. Tidal freshwater marsh No
ix. Other native habitats Yes
Statement for Satisfaction of Criteria 1: Other native habitats include Cypress, Cypress- Mixed
Hardwoods, Mixed Wetland Hardwoods, Mixed Scrub-Shrub Wetland, Pine Flatwood.
Criteria 2: Human Social Values
Does land offer significant human social values, such as equitable geographic distribution, appropriate
access for nature-based recreation, and enhancement of the aesthetic setting of Collier County? YES
Statement for Satisfaction of Criteria 2: These parcels are in North Golden Gate Estates. They have access
from four public roads: Desoto Blvd., 38th Ave. SE, 40th Ave. SE and 42nd Ave. SE. Desoto is paved road, both
38th Ave. SE and 40th Ave. SE are unpaved but passable by vehicle. Forty-second Ave. SE, which runs north
of I-75, is not passable by vehicle. The southern-most parcels abut the I-75 canal and are within the Florida
Department of Transportation (FDOT) I-75 right of way but are not visible from I-75. Properties could
accommodate seasonal outdoor recreation with some clearing for trails.
Criteria 3: Water Resources
Does the property offer opportunities for protection of water resource values, including aquifer
recharge, water quality enhancement, protection of wetland dependent species habitat, and flood
control? YES
Statement for Satisfaction of Criteria 3: Hydric soils exist on just over 81% of the parcels; wetland
indicators noted and numerous wetland dependent plants species noted.
Criteria 4: Biological and Ecological Value
Does the property offer significant biological values, including biodiversity, listed species habitat,
connectivity, restoration potential and ecological quality? YES
Statement for Satisfaction of Criteria 4: FWC telemetry shows use by panthers. Habitat for Florida
bonneted bats and Everglades snail kites.
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
Criteria 5: Enhancement of Current Conservation Lands
Does the property enhance and/or protect the environmental value of current conservation lands through
function as a buffer, ecological link or habitat corridor? Yes
Is this property within the boundary of another agency’s acquisition project? No
Statement for Satisfaction of Criteria 5: Parcels will enhance the Dr. Robert Gore III Preserve. Parcels are
within a historic wetland that connects with the Florida Panther National Wildlife Refuge (FPNWR) to the
east; however, they are separated by Desoto and the old Harley Davidson Test Track. Picayune Strand State
Forest (PSSF) is located across I-75 to the south and Fakahatchee Strand State Preserve to the SE across I-75.
Wildlife edges under Miller and FakaUnion canals connect to PSSF.
MEETS INITIAL SCREENING CRITERIA Yes No
The property satisfies 5 initial screening criteria
3. Initial Screening Criteria
3.1 Ecological Values
3.1.1 Vegetative Communities
Characterization of Plant Communities present:
Native plant communities that make up the TPA parcels as indicated through the Cooperative Land Cover
Classification System and ground and aerial observations include: Cypress, Cypress- Mixed Hardwoods, Mixed
Wetland Hardwoods, Mixed Scrub-Shrub Wetland, Pine Flatwood.
Ground Cover: Ground cover species observed bidens (Bidens alba), winged sumac (Rhus copallinum L.), morning-
glory (Ipomoea sagittata Poir), sweet acacia (Vachellia farnesiana) and various epiphytic ferns
Midstory: Midstory species included beautyberry (Callicarpa americana), marlberry (Ardesia escallonioides), wild
coffee (Psychotria nervosa and P. sulzneri), myrsine (Myrsine floridana), Carolina willow (Salix caroliniana), pond
apple (Annona glabra), and buttonbush (Cephalanthus occidentalis).
Canopy: The canopy for most of the parcels consists of, in order of abundance, a mix of cypress (Taxodium
distichum) cabbage palm (Sabal palmetto), red maple (Acer rubrum), bay (Persea sp.), and slash pine (Pinus
elliottii). Laurel oak (Quercus laurifolia) were also observed in various areas. In depressional areas, pop ash
(Fraxinus caroliniana) was observed.
As a result of historic efforts to develop the Golden Gate Estates and habitat alterations that reduced the
hydroperiod, some parcels within the TPA have transitioned to pine flatwoods with upland vegetation in the
understory.
In general, the condition of the on-site native plant communities varied from moderate to poor as a result of the
consistent infestation level throughout each community type by invasive, exotic plant species. The native plant
communities found throughout the TPA, while heavily impacted by exotics feature mature native trees and a
diverse midstory and understory where native plants species occur. Because of this persistence of a rich diversity
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
of native plant species throughout the impacted communities found within the preserve, restoration forecasts
are optimistic following intensive efforts to kill and remove the exotic plant species dominating the landscape.
Table 4. Listed Plant Species
Common Name Scientific Name State Status Federal Status
Butterfly orchid Encyclia tempensis CE n/a
Twisted airplant Tillandsia flexuosa T n/a
common wild pine Tillandsia fasciculata T n/a
reflexed wild pine Tillandsia balbisiana T n/a
giant air plant Tillandsia utriculata E n/a
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
Figure 4 - CLIP4 Priority Natural Communities
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
Figure 5 - Florida Cooperative Land Cover Classification System
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
Figure 6 – Cypress/Tupelo
Figure 7 – Mixed Wetland Hardwoods
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
Figure 8 – Mixed Shrub/Scrub Wetlands
Figure 9 – Transportation
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
3.1.2 Wildlife Communities
As a result of this regional connectivity, Florida panther, Florida black bear, wild turkey, white-tailed
deer, spotted skunk, bobcat, grey fox, red-headed woodpeckers, and coyote are commonly sighted on
the wildlife cameras located throughout the existing Gore Preserve lands. As the parcels within the
Gore TPA are adjacent or in close proximity to the acquired lands, it is reasonable that the TPA parcels
would provide similar habitat for species observed on preserve lands. Table 5 details imperiled species
that are likely found or have been observed utilizing the parcels within the Gore TPA. Figure 10
provides a reference to the intensive utilization of the TPA by the Federally Endangered Florida
panther.
Table 5 – Listed Wildlife Species
Common Name Scientific Name Status
Observation
Documented
American Alligator Alligator mississippiensis FT (S/A) Yes
Audobon's crested caracara Polyborus plancus audubonii FT Within 2 miles
Big Cypress fox squirrel Sciurus niger avicennia ST No
Cassius blue butterfly Leptotes cassius theonus FT (S/A) No
Ceraunus blue butterfly
Hemiargus ceraunus
antibubastus FT (S/A)
No
Eastern indigo snake Dymarchon corais couperi FT No
Everglade snail kite
Rostrhamus sociabilis
plumbeus FE
Within 3 miles
Everglades mink Neovison vison evergladensis ST Within 10 miles
Florida bonneted bat Eumops floridanus FE Within 5 miles
Florida panther Puma Felis concolor coryi SE Yes
Florida sandhill crane Antigone canadensis pratensis ST Yes
Gopher tortoise Gopherus polyphemus ST Within 2 miles
Little blue heron Egretta caerulea ST Yes
Red-cockaded woodpecker Picoides borealis FE Within 5 miles
Roseate spoonbill Platalea ajaja ST Yes
Sherman's short-tailed shrew Blarina shermani ST No
Tricolored heron Egretta tricolor ST Yes
Wood stork Mycteria americana FT Yes
FE= Federally Endangered, FT= Federally Threatened, FT (S/A) = Federally Threatened for Similar Appearance,
SE= State Endangered, ST = State Threatened,
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
Figure 10 - Wildlife Spatial Data (i.e., telemetry, roosts, etc)
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
Figure 11 - CLIP4 Potential Habitat Richness
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
3.1.3 Water Resources
This parcel provides moderate recharge of the surficial aquifer. Surface water pooling and storage throughout the
wet season are observed in the depressional cypress sloughs, roadside swales, and seasonal ponds that make up
the wetlands throughout the TPA. Changes to the regional hydrology through the installation of roadways, swales,
and the Faka-Union canal have facilitated a significant infestation of the native plant communities by exotic,
invasive plant species. As a result of these hydrologic manipulations, areas noted on the map as freshwater
forested wetlands have been observed to remain dry throughout the wet season. Wetland dependent wildlife
species such as wood stork, little blue heron, and roseate spoonbill have been observed utilizing the seasonally
flooded wetlands throughout the TPA.
Soils data is based on the Soil Survey of Collier County Area, Florida (USDA/NRCS, 1990). Mapped soils on this
parcel show the TPA to be comprised of 67% Boca and Hallandale Fine Sand. These soils are hydric, very poorly
drained and found in depressions, swamps, and marshes. Typical vegetation includes wax myrtle and maidencane.
33% of the area is comprised of Boca, Riviera depressional soils. These soils are hydric, very poorly drained and
found in depressions, swamps, and marshes. Typical vegetation includes cypress, pickerel weed, and alligator flag.
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
Figure 12 - CLIP Aquifer Recharge Priority and Wellfield Protection Zones
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
Figure 13 - Collier County Soil Survey
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
Figure 14 LIDAR Elevation Map
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
3.1.4 Ecosystem Connectivity
The parcels within the Gore TPA provide habitat and dispersal corridors for a significant number of imperiled
and common wildlife species. The TPA parcels are located within 1 mile of the Florida Panther National Wildlife
Refuge, Picyaune Strand State Forest and Fakahatchee Strand State Preserve, as well as the low-density
development of the Northern Golden Gate Estates residential area. A wildlife crossing exists beneath i-75 which
provides connectivity between the Gore TPA and Picayune Strand State Forest.
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
Figure 15 - Conservation Lands
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
3.2 Human Values
3.2.1 Recreation
Acquisition of the parcels within the Gore TPA would be an expansion of the existing Conservation Collier Dr.
Robert H. Gore III preserve. The Dr. Robert H. Gore III Preserve currently provides 1.5 miles of hiking trails with
conceptual plans for expansion in the coming years dependent on acquisitions. Overall, it is important to note
that adding onto the preserve will provide additional acreage that will not be developed and in turn will be
available for wildlife utilization. The addition of trails and site improvements to these parcels will be evaluated
and reviewed. Potential public use opportunities for the parcels within the TPA include:
Hiking: Some of the parcels could be incorporated into the preserve trail system.
Nature Photography: These properties provide opportunities for nature photography.
Birdwatching: Parcels will provide opportunities for birdwatching and are included in an annual Christmas Bird
Count Route.
Kayaking/Canoeing: The parcels do not provide opportunities for kayaking or canoeing. However, the preserve
as a whole may have such opportunities in the future along the canal as budgeting and permitting consideration
allow.
Swimming: This property does not provide opportunities for swimming.
Hunting: Hunting opportunities will be assessed with each management plan update to the preserve. The
limited acreage and existing private inholdings indicate that hunting would not be a compatible land use at this
time.
Fishing: Acquisition of TPA parcels may provide opportunities for fishing in the future along the canal as
budgeting and permitting consideration allow.
3.2.2 Accessibility
Additional passive recreational hiking trails may be considered for incorporation on the parcels within the Gore
TPA. Parcels within the TPA are accessible via Desoto Blvd, 40th Ave SE, 38th Ave SE, and 36th Ave SE.
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
3.2.3 Aesthetic/Cultural Enhancement
The TPA parcels are visible along Desoto Blvd and would contribute to preserving the natural aesthetics of the
Golden Gate Estates.
Figure 16 – Dr. Robert H. Gore III Preserve Hiking Trail
3.3 Restoration and Management
3.3.1 Vegetation Management
3.3.1.1 Invasive Vegetation
Approximately 50-65% of the plant communities within the TPA parcels are infested with invasive vegetation –
primarily Brazilian pepper. Other species of concern include lantana, mission grass, cogon grass, and Boston
fern.
3.3.1.2 Prescribed Fire
The TPA parcels contain fire dependent communities that have experienced decades of fire suppression and
hydrologic changes that have resulted in a significant dry down of wetland habitats. The TPA parcels and
surrounding areas have significant wildfire risk and would be unlikely candidates for maintenance through
controlled burning until significant fuel reduction took place within the parcels and surrounding private lands.
3.3.2 Remediation and Site Security
Parcels within the Gore TPA experience occasional ATV trespass issues and some illegal dumping in the road
right of ways. Consideration must be made to preventing ATV trespass if incorporating public use opportunities
onto acquisition parcels.
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
3.3.3 Assistance
The FWC Invasive Plant Management Section (IPMS) has provided funding assistance for exotic vegetation
removal within the Gore TPMA in the past. Opportunities exist for additional funding assistance to offset initial
exotic removal costs.
3.4 Vulnerability
3.4.1 Zoning and Land Use
The parcel is Zoned as Estates. Estates zoning provides 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.
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
Figure 17 – Zoning
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
Figure 18 –Future Land Use
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
3.4.2 Development Plans
The parcels within the Gore TPA are within an area being rapidly targeted for development for clearing
and new home construction.
4. Acquisition Considerations
Staff would like to bring the following items to the attention of the Advisory Committee during the review of this
property. The following does not affect the scoring. The following are items that will be addressed in the
Executive Summary to the Board of County Commissioners if this property moves forward for ranking.
Trash and dumping concerns will be reviewed and highlighted on a parcel-by-parcel basis as applications are
received. There is potential for an I-75 Interchange in this area, and the Perez parcel property is in an area where
a roadway expansion may be needed in the near future. If these properties are approved for the A-List, staff will
take this information into consideration when planning amenities and public access on the site. Additionally,
when applicable, language will be memorialized in the Purchase Agreements and related closing documents to
ensure Collier County Transportation will be able to purchase a portion of the properties from Conservation
Collier for future right-of-way, if and when needed, at the original per-acre acquisition cost.
5. Management Needs and Costs
Table 6 - Estimated Costs of Site Remediation, Improvements, and Management
Management
Element
Initial
Cost
Annual
Recurring
Cost
Comments
Invasive
Vegetation
Removal
$500 per
acre $250 per acre
Acquired lands within the Gore TPA would be treated on an
annual basis and acreage incorporated into the existing
preserve maintenance to reduce acreage cost. Initial per
acre cost will be higher for newly acquired parcels and
should reduce over time with continued maintenance
Trail
Construction
and Signage
$5000 $100 If public access trails are incorporated into acquisition
parcels
TOTAL $217,090 $106,145
6. Potential for Matching Funds
The primary partnering agencies for conservation acquisitions, and those identified in the ordinance are the
Florida Communities Trust (FCT) and The Florida Forever Program. The following highlights potential for
partnering funds, as communicated by agency staff.
Florida Communities Trust - Parks and Open Space Florida Forever grant program: The FCT
Parks and Open Space Florida Forever grant program provides grant funds to local governments and nonprofit
organizations to acquire conservation lands, urban open spaces, parks and greenways. Application for this
program is typically made for pre-acquired sites up to two years from the time of acquisition. The Parks and
Open Space Florida Forever grant program assists the Department of Environmental Protection in helping
communities meet the challenges of growth, supporting viable community development and protecting natural
resources and open space. The program receives 21 percent Florida Forever appropriation.
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
Florida Forever Program: Staff has been advised that the Florida Forever Program is concentrating on
funding parcels already included on its ranked priority list. This parcel is not inside a Florida Forever priority
project boundary. Additionally, the Conservation Collier Program has not been successful in partnering with the
Florida Forever Program due to conflicting acquisition policies and issues regarding joint title between the
programs.
7. Secondary Criteria Scoring Form
Property Name: Gore TPA
Target Protection Mailing Area: Gore
Folio(s): 41508680004, 41507440009, 415606000006, 415057560002
Secondary Criteria Scoring Possible
Points
Awarded
Points Percentage
1 - Ecological Value 160 120 75
2 - Human Value 80 54 68
3 - Restoration and Management 80 48 60
4 - Vulnerability 80 40 50
TOTAL SCORE 400 262 66
1 - ECOLOGICAL VALUES (40% of total) Possible
Points
Awarded
Points Comments
1.1 VEGETATIVE COMMUNITIES 200 120
1.1.1 - Priority natural communities (Select highest score)
a. Parcel contains CLIP4 Priority 1 communities (1130 - Rockland
Hammock, 1210 - Scrub, 1213 - Sand Pine Scrub, 1214 - Coastal Scrub,
1312 - Scrubby Flatwoods, 1610 - Beach Dune, 1620 - Coastal Berm,
1630 - Coastal Grasslands, 1640 - Coastal Strand, or 1650 - Maritime
Hammock)
100
b. Parcel contains CLIP4 Priority 2 communities (22211 - Hydric Pine
Flatwoods, 2221 - Wet Flatwoods, or 1311 - Mesic Flatwoods) 60 60
Mesic
flatwoods in
areas where
Wetland
Hardwoods
have
transitioned
from
hydrologic
changes
c. Parcel contains CLIP4 Priority 3 communities (5250 - Mangrove
Swamp, or 5240 - Salt Marsh) 50
d. Parcel contains CLIP4 Priority 4 communities (5250 - Mangrove
Swamp) 25
1.1.2 - Plant community diversity (Select the highest score)
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
a. Parcel has ≥ 3 CLC native plant communities (Florida Cooperative
Land Cover Classification System native plant communities) 20 20
b. Parcel has ≤ 2 CLC native plant communities 10
c. Parcel has 0 CLC native plant communities 0 0
1.1.3 - Listed plant species (excluding commercially exploited
species) (Select the highest score)
a. Parcel has ≥5 CLC listed plant species 30
b. Parcel has 3-4 CLC listed plant species 20 20
c. Parcel has ≤ 2 CLC listed plant species 10
d. Parcel has 0 CLC listed plant species 0 0
1.1.4 - Invasive Plant Infestation (Select highest score)
a. 0 - 10% infestation 50
b. 10 - 25% infestation 40
c. 25 - 50% infestation 30
d. 50 - 75% infestation 20 20
e. ≥75% infestation 10
1.2 - WILDLIFE COMMUNITIES 100 90
1.2.1 - Listed wildlife species (Select the highest score)
a. Listed wildlife species documented on the parcel 80 80
b. Listed wildlife species documented on adjacent property 60
c CLIP Potential Habitat Richness ≥5 species 40
d. No listed wildlife documented near parcel 0
1.2.2 - Significant wildlife habitat (Rookeries, roosts, denning sites,
nesting grounds, high population densities, etc) (Select highest score)
a. Parcel protects significant wildlife habitat (Please describe) 20
b. Parcel enhances adjacent to significant wildlife habitat (Please
describe) 10 10
adjacent to
Gore
Preserve
c. Parcel does not enhance significant wildlife habitat 0
1.3 - WATER RESOURCES 100 40
1.3.1 - Aquifer recharge (Select the highest score)
a. Parcel is located within a wellfield protection zone or within a CLIP4
Aquifer Recharge Priority 1 area 40
b. Parcel is located within a CLIP4 Aquifer Recharge Priority 2 or 3 area 30
c. Parcel is located within a CLIP4 Aquifer Recharge Priority 4 or 5 area 20
d. Parcel is located within a CLIP4 Aquifer Recharge Priority 6 area 0 0
1.3.2 - Surface Water Protection (Select the highest score)
a. Parcel is contiguous with and provides buffering for an Outstanding
Florida Waterbody 30
b. Parcel is contiguous with and provides buffering for a creek, river,
lake, canal or other surface water body 20 20
Faka Union
Canal
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
c. Parcel is contiguous with and provides buffering for an identified
flowway 15
d. Wetlands exist on site 10
e. Parcel does not provide opportunities for surface water quality
enhancement 0
1.3.3 - Floodplain Management (Select all that apply)
a. Parcel has depressional or slough soils 10 10
b. Parcel has known history of flooding and is likely to provide onsite
water attenuation 10 10
c. Parcel provides storm surge buffering 10
d. Parcel does not provide floodplain management benefits 0 0
1.4 - ECOSYSTEM CONNECTIVITY 200 200
1.4.1 - Acreage (Select Highest Score)
a. Parcel is ≥ 300 acres 150 150 424.18
b. Parcel is ≥ 100 acres 100
b. Parcel is ≥ 50 acres 75
c. Parcel is ≥ 25 acres 25
d. Parcel is ≥ 10 acres 15
e. Parcel is < 10 acres 0 0
1.4.2 - Connectivity (Select highest score)
a. Parcel is immediately contiguous with conservation lands 50 50
Dr. Robert H.
Gore III
Preserve
b. Parcel is not immediately contiguous, but parcels between it and
nearby conservation lands are undeveloped 25
c. Parcel is isolated from conservation land 0 0
ECOLOGICAL VALUES TOTAL POINTS 600 450
ECOLOGICAL VALUES WEIGHTED SCORE (Awarded Points/Possible
Points*160) 160 120
2 - HUMAN VALUES (20%) Possible
Points
Awarded
Points Comments
2.1 - RECREATION 120 80
2.1.1 - Compatible recreation activities (Select all that apply)
a. Hunting 20
b. Fishing 20 20
c. Water-based recreation (paddling, swimming, etc) 20
d. Biking 20 20
e. Equestrian 20 20
f. Passive natural-resource based recreation (Hiking, photography,
wildlife watching, environmental education, etc) 20 20
g. Parcel is incompatible with nature-based recreation 0
2.2 - ACCESSIBILITY 120 95
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
2.2.1 - Seasonality (Select the highest score)
a. Parcel accessible for land-based recreation year round 20 20
b. Parcel accessible for land-based recreation seasonally 10
c. Parcel is inaccessible for land-based recreation 0
2.2.2 - Vehicle access (Select the highest score)
a. Public access via paved road 50 50
b. Public access via unpaved road 30
c. Public access via private road 20
d. No public access 0
2.2.3 - Parking Availability (Select the highest score)
a. Minor improvements necessary to provide on-site parking 40
b. Major improvements necessary to provide on-site parking (Requires
site development plan) 25 25
b. Public parking available nearby or on adjacent preserve 20
c. Street parking available 10
d. No public parking available 0
2.2.4 - Pedestrian access (Select the highest score)
a. Parcel is easily accessible to pedestrians (within walking distance of
housing development) 10
b. Parcel is not easily accessible to pedestrians 0 0
2.3 - AESTHETICS/CULTURAL ENHANCEMENT 40 15
2.3.1 - Aesthetic/cultural value (Choose all that apply)
a. Mature/outstanding native vegetation 5 5
Mature
cypress and
pine
b. Scenic vistas 5
c. Frontage enhances aesthetics of public thoroughfare 10 10 adjacent to
Desoto Blvd
d. Archaeological/historical structures present 15
e. Other (Please describe) 5
f. None 0
HUMAN VALUES TOTAL SCORE 280 190
HUMAN VALUES WEIGHTED SCORE (Awarded Points/Possible
Points*80) 80 54
3 - RESTORATION AND MANAGEMENT (20%) Possible
Points
Awarded
Points Comments
3.1 - VEGETATION MANAGEMENT 120 50
3.1.1 - Invasive plant management needs (Select the highest score)
a. Minimal invasive/nuisance plant management necessary to restore
and maintain native plant communities (<30%) 100
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
b. Moderate invasive/nuisance plant management necessary to
restore and maintain native plant communities (30-65%) 75
c. Major invasive/nuisance plant management necessary to restore
and maintain native plant communities (>65%) 50 50
High invasive
density but
equally high
native seed
source and
diversity
intermixed.
d. Major invasive/nuisance plant management and replanting
necessary to restore and maintain native plant communities (>65%) 25
e. Restoration of native plant community not feasible 0
3.1.2 - Prescribed fire necessity and compatibility (Select the highest
score)
a. Parcel contains fire dependent plant communities and is compatible
with prescribed fire or parcel does not contain fire dependent plant
communities
20
b. Parcel contains fire dependent plant communities and is
incompatible with prescribed fire 0 0
Fire unlikely
to be safely
contained
3.2 - REMEDIATION AND SITE SECURITY 50 50
3.2.1 - Site remediation and human conflict potential (Dumping,
contamination, trespassing, vandalism, other) (Select the highest
score)
a. Minimal site remediation or human conflict issues predicted 50 50
ATV trespass
and minimal
potential
dumping
b. Moderate site remediation or human conflict issues predicted
(Please describe) 20
c. Major site remediation or human conflict issues predicted (Please
describe) 5
d. Resolving site remediation or human conflict issues not feasible 0
3.3 - ASSISTANCE 5 5
3.4.1 - Management assistance by other entity
a. Management assistance by other entity likely 5 5
Cypress Cove
Landkeeper
assistance
possible
b. Management assistance by other entity unlikely 0 0
RESTORATION AND MANAGEMENT TOTAL SCORE 175 105
RESTORATION AND MANAGEMENT WEIGHTED SCORE (Awarded
Points/Possible Points*80) 80 48
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
4 - VULNERABILITY (20%) Possible
Points
Awarded
Points Comments
4.1 - ZONING AND LAND USE 130 75
4.1.1 - Zoning and land use designation (Select the highest score)
a. Zoning allows for Single Family, Multifamily, industrial or
commercial 100
b. Zoning allows for density of no greater than 1 unit per 5 acres 75
c. Zoning allows for agricultural use /density of no greater than 1 unit
per 40 acres 50 50 Estates
d. Zoning favors stewardship or conservation 0
4.1.2 - Future Land Use Type (Select the highest score)
a. Parcel designated Urban 30
b. Parcel designated Estates, Rural Fringe Receiving and Neutral,
Agriculture 25 25
c. Parcel designated Rural Fringe Sending, Rural Lands Stewardship
Area 5
d. Parcel is designated Conservation 0
4.2 - DEVELOPMENT PLANS 50 15
4.2.1 - Development plans (Select the highest score)
a. Parcel has been approved for development 20
b. SFWMD and/or USACOE permit has been applied for or SDP
application has been submitted 15
c. Parcel has no current development plans 0 0
4.2.2 - Site characteristics amenable to development (Select all that
apply)
a. Parcel is primarily upland 10
b. Parcel is along a major roadway 10 10
c. Parcel is >10 acres 5 5
d. Parcel is within 1 mile of a current or planned commercial or multi-
unit residential development 5
VULNERABILITY TOTAL SCORE 180 90
VULNERABILITY WEIGHTED SCORE (Awarded Points/Possible
Points*80) 80 40
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
8. Additional Site Photos
Mature Cypress within Gore TPA
Faka-Union canal with opportunities for enhance public access amenities
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
Typical site conditions of wetland hardwood communities that have transitioned to mesic flatwood.
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
APPENDIX 1 – Critical Lands and Water Identification Maps (CLIP) Definitions
This report makes use of data layers from the Florida Natural Areas Inventory and University of Florida
Critical Lands and Waters Identification Project (CLIP4). CLIP4 is a collection of spatial data that identify
statewide priorities for a broad range of natural resources in Florida. It was developed through a
collaborative effort between the Florida Areas Natural Inventory (FNAI), the University of Florida
GeoPlan Center and Center for Landscape Conservation Planning, and the Florida Fish and Wildlife
Conservation Commission (FWC). It is used in the Florida Forever Program to evaluate properties for
acquisition. CLIP4 is organized into a set of core natural resource data layers which are representative
of 5 resource categories: biodiversity, landscapes, surface water, groundwater and marine. The first 3
categories have also been combined into the Aggregated layer, which identifies 5 priority levels for
natural resource conservation.
Below is a description of each of the three CLIP4 data layers used in this report.
Figure 4 - CLIP4 Priority Natural Communities
Consists of 12 priority natural community types: upland glades, pine rocklands, seepage slopes, scrub,
sandhill, sandhill upland lakes, rockland hammock, coastal uplands, imperiled coastal lakes, dry prairie,
upland pine, pine flatwoods, upland hardwood forest, or coastal wetlands. These natural communities
are prioritized by a combination of their heritage global status rank (G-rank) and landscape context,
based on the Land Use Intensity Index (subset of CLIP Landscape Integrity Index) and FNAI Potential
Natural Areas. Priority 1 includes G1-G3 communities with Very High or High landscape context.
Priority 2 includes G1-G3 Medium and G4 Very High/High. Priority 3 includes G4 Medium and G5 Very
High/High. Priority 5 is G5 Medium.
This data layer was created by FNAI originally to inform the Florida Forever environmental land
acquisition program. The natural communities were mapped primarily based on the FNAI/FWC
Cooperative Land Cover (CLC) data layer, which is a compilation of best-available land cover data for
the entire state. The CLC is based on both remote-sensed (from aerial photography, primarily from
water management district FLUCCS data) and ground-truthed (from field surveys on many
conservation lands) data.
Figure 11. Potential Habitat Richness CLIP4 Map
This CLIP version 4.0 data layer is unchanged from CLIP v3.0. FWC Potential Habitat Richness. Because
SHCAs do not address species richness, FWC also developed the potential habitat richness layer to
identify areas of overlapping vertebrate species habitat. FWC created a statewide potential habitat
model for each species included in their analysis. In some cases, only a portion of the potential habitat
was ultimately designated as SHCA for each species. The Potential Habitat Richness layer includes the
entire potential habitat model for each species and provides a count of the number of species habitat
models occurring at each location. The highest number of focal species co-occurring at any location in
the model is 13.
Initial Criteria Screening Report- Gore TPA Folio Number: 41508680004, 41507440009,
415606000006, 415057560002
Owner Names: Berman Trust, Trigoura, Perez, Mack Date: August 3, 2022 (Revised August 26, 2022)
Figure 12: CLIP4 Aquifer Recharge Priority and Wellfield Protection Zones
High priorities indicate high potential for recharge to an underlying aquifer system (typically the
Floridan aquifer but could be intermediate or surficial aquifers in some portions of the state). The
highest priorities indicate high potential for recharge to springs or public water supplies. This figure
also includes Wellfield Protection Zones. Collier County Wellfield Protection Zones are referenced in
the Land Development Code and updated in 2010 by Pollution Control and Prevention Department
Staff. The public water supply wellfields, identified in section 3.06.06 and permitted by the SFWMD for
potable water to withdraw a minimum of 100,000 average gallons per day (GPD), are identified as
protected wellfields, around which specific land use and activity (regulated development) shall be
regulated under this section.
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1919 Courtney Drive | Fort Myers, FL 33901 | Phone 239.936.1991 | www.carlsonnorris.com
Real Estate Valuation Experts
Trusted since 1985
May 19, 2023
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: 2.27 Acres of Vacant Land
40th Ave SE
Naples, Florida 34117
Our File Number: 23-205-1
PO #4500223050
Dear Mr. Leonard,
At your request and authorization, Carlson, Norris and Associates, Inc. have prepared an appraisal
presented in an Appraisal Report of the market value for the above referenced real property. Per
the request of the client, we have provided the market value of the subject on an As-Is basis. The
interest appraised includes the fee simple estate of the subject property.
The subject property is vacant land located off 40th Ave SE in Naples, Florida. The site is rectangular
in shape, contains 2.27 acres or 98,881 square feet and is located along the south side of 40th Ave
SE, north of I-75. The site is vacant, fully wooded and 100% forested/shrub wetlands with land cover
being primarily mixed wetland hardwoods. There are no structural improvements. The site will be
more fully described within the body of the attached report.
Data, information, and calculations leading to the value conclusion are incorporated in the report
following this letter. The report, in its entirety, including all assumptions and limiting conditions, is an
integral part of, and inseparable from, this letter. Any special assumptions and limiting considerations
were especially noted in Section 7 of this report. Your attention is directed to these General
Assumptions and Limiting Conditions which are part of this report.
The following appraisal sets forth the most pertinent data gathered, the techniques employed, and
the reasoning leading to the opinion of value. The analyses, opinions and conclusions were
developed based on, and this report has been prepared in conformance with, our interpretation of the
guidelines and recommendations set forth in the Uniform Standards of Professional Appraisal
Practice (USPAP) of the Appraisal Foundation, the requirements of the Code of Professional Ethics
and Standards of Professional Appraisal Practice of the Appraisal Institute, the Financial Institutions
Reform, Recovery, and Enforcement Act of 1989 (FIRREA) and Title XI Regulations.
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May 19, 2023
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 a market value in its “as is” condition in fee simple
ownership on May 16, 2023 of:
THIRTY-NINE THOUSAND FIVE HUNDRED DOLLARS ........................................... ($39,500.00).
PLEASE NOTE: The natural disaster known as Hurricane Ian made landfall on the west coast of
Florida on September 28, 2022 with maximum sustained winds of 150 mph, causing severe levels of
damage to SWFL. Ian was the first category 4 hurricane to impact SWFL since hurricane Charley in
2004 and became the most devastating tropical system to hit Florida in more than 84 years. During
the storm, nearly 2.6 million Floridians lost power with the majority of customers in Lee and Charlotte
County experiencing the highest levels of outages between 80% and 95% without power. The storm
surge as a result of the hurricane reached record highs with preliminary analysis suggesting areas
such as Fort Myers Beach had surges up to 10-15 feet above normally dry ground. Sanibel Island
was also among the hardest areas hit. The Sanibel causeway, which is the only connection the
island has to the mainland, had areas of its structure washed away. Other areas such as Naples, Key
West and Cape Coral had extensive storm surge damage with surges reaching above 7 feet in some
areas.
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
Hannah Dwyer
State-registered trainee appraiser RI25089
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SUBJECT AERIAL PHOTOGRAPH
2.27 ACRES OF VACANT LAND
40th AVE SE
NAPLES, FLORIDA 34117
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TABLE OF CONTENTS
SUBJECT AERIAL PHOTOGRAPH ............................................................................................................ 3
SECTION 1 - SUMMARY OF SALIENT FACTS ....................................................................... 5
CONSERVATION FEATURES SUMMARY OVERVIEW ........................................................................................... 7
SECTION 2 – PREMISES OF THE APPRAISAL ...................................................................... 8
INTENDED USE AND USER OF APPRAISAL ........................................................................................................ 8
SCOPE OF WORK.............................................................................................................................................. 8
SALES HISTORY ............................................................................................................................................. 11
VALUATION HISTORY ...................................................................................................................................... 12
APPRAISAL ANALYSIS AND REPORT TYPE ...................................................................................................... 12
EXPOSURE TIME ............................................................................................................................................. 12
MARKETING TIME ........................................................................................................................................... 13
SECTION 3 – DESCRIPTION OF REAL ESTATE APPRAISED ................................................ 15
COLLIER COUNTY AREA ANALYSIS ................................................................................................................ 15
LOCATION MAP .............................................................................................................................................. 29
MARKET AREA DESCRIPTION ......................................................................................................................... 30
LEGAL DESCRIPTION ...................................................................................................................................... 32
OWNER OF RECORD ...................................................................................................................................... 33
ASSESSED VALUE AND TAXES ....................................................................................................................... 33
SITE DESCRIPTION .......................................................................................................................................... 33
SUBJECT PROPERTY PHOTOGRAPHS ............................................................................................................. 39
SECTION 4 – HIGHEST AND BEST USE ANALYSIS ............................................................. 41
HIGHEST AND BEST USE AS THOUGH VACANT ............................................................................................... 41
SECTION 5 – VALUATION OF THE SUBJECT ...................................................................... 43
VALUE ESTIMATE BY THE COST APPROACH ................................................................................................. 43
VALUE ESTIMATE BY THE INCOME APPROACH .............................................................................................. 43
VALUE ESTIMATE BY THE SALES COMPARISON APPROACH ......................................................................... 43
SECTION 6 – RECONCILIATION OF VALUE ........................................................................ 59
SUMMARY OF VALUE CONCLUSIONS .............................................................................................................. 59
SECTION 7 – CERTIFICATION AND LIMITING CONDITIONS ................................................. 60
CERTIFICATION OF MICHAEL JONAS, MAI, AI-GRS, CCIM ........................................................................... 60
CERTIFICATION OF HANNAH DWYER ............................................................................................................... 62
GENERAL ASSUMPTIONS & LIMITING CONDITIONS ......................................................................................... 64
SECTION 8 – ADDENDA .................................................................................................... 69
SUBJECT WARRANTY DEED……………………………………………………………………………….…...70
FDEP MAP……………………………………………………………………………………………………..72
WETLANDS MAP ............................................................................................................................................. 73
SOIL MAP ....................................................................................................................................................... 74
FLOOD MAP .................................................................................................................................................... 75
APPRAISER'S LICENSES ................................................................................................................................. 76
QUALIFICATIONS OF MICHAEL JONAS, MAI, AI-GRS, CCIM ......................................................................... 77
QUALIFICATIONS OF HANNAH DWYER ............................................................................................................ 79
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Section 1 - Summary of Salient Facts
Property Reference: 41510440009
Property Type: Vacant Land
Property Address: 40th Ave SE
Naples, Florida 34117
Report Format: Appraisal Report
Date Of Inspection: May 16, 2023
Date Of Value: May 16, 2023
Date Of Report: May 19, 2023
Real Estate Interest
Appraised:
Fee Simple
Purpose Of Appraisal: The purpose of this appraisal is to provide our estimate of the
"as is" market value of the fee simple interest of the subject
property 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.
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 property is located along the south side of 40th Ave SE,
north of I-75 in Naples, Florida. The subject property can be
found in Section 33, Township 49, Range 28, in Collier County,
Florida.
Site Description: The site is rectangular in shape, contains 98,881 square feet or
2.27 acres and is located along the south side of 40th Ave SE.
The site is fully wooded and is made up of 100% Freshwater
Forested/Shrub Wetlands according to the National Wetlands
Inventory map. An FDEP Informal Wetlands determination map
indicates the site is 100% Hydric Slough. In addition, the USDA
Web Soil Survey Map shows the subject as 100% Cypress Lake
Riviera-Copeland and Brynwood Cypress fine sands. The
property is currently vacant and unimproved. The site will be
more fully described within the body of the attached report.
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Comprehensive Land Use
Plan Designation:
Estates Designation
Zoning Classification: E-Estates
Highest And Best Use As
Vacant:
The highest and best use for the site would be for low density
residential development consistent with the comprehensive land
use plan classification and zoning classification affecting the
property.
Highest And Best Use As
Improved:
The subject property is a vacant unimproved parcel and as such
an analysis of the site as improved is not appropriate in this
analysis.
Market Value Indications
“As Is”:
Cost Approach: Not Applicable
Income Capitalization Approach: Not Applicable
Sales Comparison Approach: $39,500
Market Value Estimate as
of May 16, 2023:
$39,500
Appraisal Firm: Carlson, Norris and Associates, Inc.
Appraisers Completing
Report:
Michael Jonas, MAI, AI-GRS, CCIM
State-certified general real estate appraiser RZ2623
Hannah Dwyer
State-registered trainee appraiser RI25089
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Conservation Features Summary Overview
Project Name: Robert H Gore III Preserve Appraisal Project
Folio numbers with owner(s) of record:
41510440009
Celine Weir
32859 Walnut Dr
Avon, OH 44077
Zoning and overlays: E-Estates
Zoning Considerations for TDR’s, PHU, other endangered species: No
Was the cost to mitigate wetlands or endangered species taken into consideration? If
Yes, provide details.
No
Scope of proposed mitigation: None
Land Area: 2.27 acres or 98,881 square feet
Access for the parcel taken into consideration:
Yes-Access is from public road 40th Ave SE
Highest and Best Use: Single-Family Residential
Date of estimated value: May 16, 2023
Estimated value: $39,500
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Section 2 – Premise of the Appraisal
Purpose of Appraisal: The purpose of this appraisal is to estimate the market value of the fee
simple interest of the subject property described on an “as is” basis, under the reporting requirements
of the Uniform Standards of Professional Appraisal Practice (USPAP), as defined by the Appraisal
Foundation.
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.
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
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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 property was identified by its STRAP Number, address and legal description.
• Extent to which the property was inspected
o An inspection of the property being appraised as well as the neighborhood in which it is
located was done on May 16, 2023. During the inspection, an inventory of the property
attributes was collected based on visual observation. Please note, the appraiser was not
able to gain full access to the interior portions of the site and therefore also relied 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 property contains no improvements, the Cost Approach is not considered
to be an applicable appraisal tool.
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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
market value for the subject property.
o Collection and analysis of comparable land sales in order to perform an opinion of value
for the underlying land.
▪ An investigation of comparable land sales and active listings of similar
unimproved properties were utilized. The sales were considered 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 a final
value opinion for the subject property; all as of the effective date of this report.
o Preparation of a written report.
To develop the opinion of value, Carlson, Norris and Associates, 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 reflects information about the subject 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.
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Fee Simple Estate is defined as: “Absolute ownership unencumbered by any other interest or
estate, subject only to the limitations imposed by the governmental powers of taxation, eminent
domain, police power, and escheat.”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: May 16, 2023
Date of Value Estimate “As Is”: May 16, 2023
Date of the Report: May 19, 2023
Sales History: The Uniform Standards of Professional Appraisal Practice requires a statement of
the listings, purchase contracts and sales history of the subject property for the three years prior to
the appraisal date. No qualified transactions for the subject have occurred within the past five years.
The most recent transfer for the subject occurred in a non-arm’s length transaction on February 12,
2020 and is recorded in a Warranty Deed in OR Book 5786, Page 2710. A copy of the deed is
included in the addenda section of this report.
1 Unless otherwise noted, all definitions in italics are taken from The Dictionary of Real Estate Appraisal, Seventh Edition, the Appraisal
Institute, Chicago, Illinois (U.S., 2015)
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Valuation History: The Uniform Standards of Professional Appraisal Practice requires the appraiser
to divulge any services provided on the subject property during the preceding three years. Carlson,
Norris and Associates has not previously appraised the subject in the past three years, nor have we
provided additional services related to the subject property 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.
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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 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
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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 will require a
marketing time of twelve months or less.
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Section 3 – Description of Real Estate Appraised
COLLIER COUNTY AREA ANALYSIS
Collier County is located in southwest Florida and was established in 1923 when it was separated
from Lee County. Collier County is named for Barron Collier, a New York City advertising mogul and
real estate developer who moved to southwest Florida and established himself as a prominent
business man and land owner. By the end of the 1920s, 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
Collier County 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 includes 307 square miles of water, giving 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 when traveling east in the county. These
eastern areas of the county contain a considerable amount of preserved land. There are three
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incorporated cities within the county; namely the City of Naples, the City of Marco Island, and
Everglades City. The county is famous for its subtropical climate with average high temperatures
ranging from 74o Fahrenheit in January to 90o Fahrenheit in August. The average annual precipitation
for the county is 54 inches. This area is also subject to tropical storms and hurricanes. The hurricane
season runs from June through November.
ECONOMIC-FINANCIAL FACTORS
There are numerous economic factors that impact the supply and demand for all types of real estate
and housing in any given area. These factors will be considered and discussed in the following
paragraphs. Although these factors are considered individually, they do not act as independent
agents in the marketplace. They interact and effect, one another. Therefore, the economic-financial
factors considered, should be considered in totality, as a part of the economic framework.
Population: Collier County has 385,980 people living within according to recent July 2021 Census
population estimates, making Collier County Florida’s 17th most populous county. Collier County had
a population of 321,520 in 2010 and experienced 16.9% growth from 2010 to 2020. Additional
population estimates reflect population projections from 2020 to the year 2045 and compare the three
coastal counties in the southwest Florida area. The counties include; Charlotte, Collier and Lee.
Collier County’s population is predicted to increase to around 517,000 in year 2045.
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Tourism: Tourism is an important industry for Naples, Marco Island and the Everglades. As the
leading employer and the primary economic engine for the region, the tourism industry is responsible
for over 34,400 jobs in Collier County in 2020. Just over 1.5 million visitors in 2021 spent over $1.6
billion dollars, resulting in a total economic impact of over $2.4 billion dollars 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 approximately 1,303 students, and offers 31 major and minor degree programs.
The school expects to continue growing in size. The town of Ave Maria is designed to be a compact,
walk-able, and self-sustaining, reflecting 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
6,656 acres, of which 113 acres is designated as the University Campus. A Town Core anchored by
the landmark oratory that also incorporates retail, commercial, and residential living space, provides a
central connection between the town and the university. Business is expanding in Collier County as
evidenced by a surgical device company that recently opened its doors on a site near Ave Maria
University in the form of a $25 million manufacturing plant. This brought approximately 500
construction jobs to the area and currently employs around 350 workers. Ave Maria has experienced
a severe mosquito problem, resulting in the region being sprayed more than 30 times via airplane
with pesticides by the Collier Mosquito Control District in 2015, making it the most sprayed area in
southwest Florida.
A new town has also been proposed in Eastern Collier County. Collier Enterprises received the
Rivergrass project through the Collier County Commission on January 28th 2020, allowing them to
begin planning to develop a 1,000-acre township in Eastern Collier County. The plans were stalled as
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the project’s impact on approximately 700 acres of primary panther habitat is being heavily opposed
by wildlife organizations such as the Conservancy of Southwest Florida, among others. However, a
recent 2021 court ruling rejected the Conservancy groups’ challenge to the development of
Rivergrass. Furthermore, Collier County commissioners voted to approve Collier Enterprises project
plans for two additional villages and a town hub in Eastern Collier County called Longwater, Bellmar,
and the Town of Big Cypress. These two additional villages along with Rivergrass will encompass
over 12,000 acres with the neighboring Town of Big Cypress, most of which will be for environmental
preservation. Each of the villages will be 1,000 acres, with the Town of big Cypress acting as an
anchor for all three. See site plan below for reference.
Employment & Income: The most recently reported median household income for Collier County is
at $70,217. Collier County’s unemployment rate has continued to decrease since 2020 and was at
2.2 percent as of December 2022, which was slightly lower than in December 2021. The overall trend
of unemployment has been trending downward. From January 2010 until March 2020, Collier County
had experienced downward trends in unemployment getting as low as almost 3%. Then in April
2020, the effects of COVID-19 resulted in unemployment peaking to 13.5% from only 2.5% in
February two months prior. Unemployment remained elevated in the following months. The most
recent data from
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2022 shows that the unemployment rate has leveled back out to around 3% and has stayed
consistent month to month, though recently the unemployment rate has continued to decrease to
around 2.2%. See the table below.
Collier County’s largest employment concentrations continue to be in industries that are fueled by
population growth. The Retail Trade industry is the largest with 23,534 industry jobs. Health Care and
Social Assistance is second with 23,378, and Real Estate and Rental Leasing is third with 22,378.
The Construction industry and Accommodation and Food Services Industry round out the top five
largest employers by industry in Collier County.
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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 as of 2019 are listed
below.
Taxes: Florida is one of the few remaining states without a personal income tax. The absence of
personal income taxes draws many people to Florida. Businesses enjoy additional incentive of low
corporate income taxes. The Florida’s tax rate of 6% is one of the lowest in the U.S. and far below
the 12% levied by some states. The largest share of households in Collier County pay $3,000+ in
property taxes.
The Florida statutes provide for the annual assessment and collection of property taxes on real and
personal property. Property taxes are assessed and collected at the county level as revenue for
counties, municipalities, school districts and special taxing districts. The tax rate is set by the taxing
authority. One mill is equal to $1 per $1,000 of property value. The total just value for all real estate
property types in Collier County for 2022 was $185,310,543,961.
Prices: A price index is a tool that simplifies the measurement of price movements in a numerical
series. Movements are measured with respect to the base period, when the index is set to 100. The
current cost of living index in Collier County is 113 meaning that generally speaking the cost of living
is more expensive in Collier County than the average cost of living throughout the United States.
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Specifically, Groceries are at 107.7, Housing is at 140.9, and Health is at 106.7. Below you can see
the rest of the table and how it compares to the United States.
Banking/Interest Rates/Financing: As of February 2023, the prime rate was reported at 7.75%.
Approximately one year ago the prime rate was 3.25%. The federal discount rate is most recently
reported to be 4.75%; a year ago was also .25%. The federal funds rate is 4.75%, while a year ago
was also .25% Currently the benchmark rate for a 30 year fixed loan is 6.36%, a 15 year fixed loan is
5.66%, and a five-year/one-year adjustable arm rate at 5.43%.
Financing both commercial and residential properties became difficult during the downturn in the
economy. Financing for vacant land is the most difficult. Vacant land is currently being purchased by
investors with cash and expectation of longer holding periods. Generally financing of improved
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properties requires loans of 60%-75% of commercial properties and 90%-95% financing available for
residential properties.
Real Estate and Housing: Collier County experienced a significant increase in residential and
commercial property values from 2004 through 2006. Several news publications rated Naples as the
most over-valued area of the country with respect to residential housing values. The decline in
residential property values began in 2006. Inventory levels began to rise as investors and owners
positioned themselves to sell at a significant profit. However, buyers were reluctant to purchase any
property with a sense that the economy as a whole was headed for trouble. Many investors were not
able to meet their carrying costs and properties went into foreclosure. Southwest Florida became the
epicenter for residential property foreclosures with communities such as Golden Gate at the forefront
of the crisis in Collier County.
Residential construction projects in various stages of development were stopped as housing
inventories continued to rise and prices began to fall significantly. Southwest Florida thrived on the
residential construction industry; and with no homes to build, this industry was quickly decimated.
Contractors that supplied this industry typically ran their businesses from various industrial locations
in Collier and Lee Counties. This type of property was the first commercial property to be adversely
affected with retail and office properties following.
There are 24+/- industrial parks and parks of commerce located throughout Collier County. Each
park is proximate to Interstate-75 for connection to major air transportation and water ports. Collier
County’s zoning allows the flexibility of properties of 19 acres or more to be zoned as Research and
Technology Parks, which are based on commerce parks and offer advanced infrastructure to attract
technology based businesses.
New construction building permits are an indicator of health in an economy of a given area. Below is
a chart showing single family permits monthly averages from January 2021 to January 2023. In the
bottom of the recession in 2009, Collier County fell below 50 permits per month. In Collier County,
206 permits were issued in January 2023, a decrease of 155 permits (43 percent) from January
2022 (see chart below). New construction building permits include houses under construction and
therefore reflect jobs in the construction industry.
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The median closed price of single-family Collier County home sales was $725,000 in January 2023,
an increase of $49,001 (7 percent) compared to January 2022. The median price in Collier County
has been rising steadily since 2012, with a recent peak in May 2022. See the chart below.
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Transportation: The infrastructure of the county continues to see improvements. Interstate 75 has
been widened to six lanes from Fort Myers to Golden Gate Parkway in Naples. The County recently
widened several major corridors such as Immokalee Road, Collier Boulevard, Rattlesnake Hammock
Road and Goodlette-Frank Road. East Naples was not overlooked, with road widening projects along
Collier Boulevard, Santa Barbara Boulevard and Radio Road. Major north south roads are: US 41,
Interstate 75, Airport Pulling Road and Livingston Parkway. The Collier County Government has
worked diligently to develop an efficient road system that will accommodate future growth; and it is
likely to continue to develop the necessary road infrastructure in the years to come.
Southwest Florida International Airport (RSW) in Fort Myers, Florida satisfies the passenger traffic
needs for the fast growing population of Southwest Florida. RSW is one of the fastest growing
airports in the nation, servicing more than 10 million passengers a year. More than two dozen
commercial airlines currently serve Southwest Florida Regional Airport with non-stop service to more
than 27 domestic and two international destinations. The Southwest Florida International Airport also
maintains customs clearing facilities for international cargo. RSW is located off Interstate-75 in South
Lee County, an approximate 30-minute drive from most areas of Naples. In 2005 the airport was
completely updated and expanded to meet the growing demand of area businesses and visitors. The
$386 million ultra-modern complex includes a two-story terminal with 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.
Total passenger activity for the Southwest Florida International Airport exceeded 1,100,000 in
January 2020, before a historical decrease in traffic in April 2020, when total passengers fell to
53,379 for the month. As we have noted earlier, the COVID-19 pandemic was keeping both
Floridians and non-Floridians at home. However, recent statistics show that passenger activity has
generally returned to pre-COVID-19 conditions. Total passenger traffic at RSW was 10,343,802 in
2022, up 1.1 percent from the total passenger traffic in 2019. These numbers indicated that the
region continues to improve from the dip in passenger activity experienced in April 2020.
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The Naples Municipal Airport is a fully certificated air carrier airport. The airport also provides FBO
services for general aviation including fueling and catering. It is the home to charter airlines, aircraft
maintenance facilities, a restaurant, fire/rescue services, mosquito control, car rental agencies, the
Collier County Sheriff’s Aviation Unit, flight schools, the Humane Society, and over 40 additional
aviation and non-aviation businesses. The airport encompasses approximately 732 acres of land,
approximately two miles northeast of Old Naples with convenient access to major roads and
Interstate-75.
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POLITICAL-GOVERNMENTAL FACTORS
The county government is headed by a Board of Commissioners. There are five commissioners,
each assigned to a specific geographical area within the county. A County Manager coordinates
most of the departments including county services, public services, community
development/environmental services, utilities and transportation. Collier County has experienced an
increase of 11.73% in budget between FY 2022 and FY 2023. The FY 2023 total net county budget
is now $1,959,954,000.
Education: The Collier County public school system currently contains a total of 63 schools with
48,000 students and 3,200 teachers. Collier County averages 3,200 graduates per year. The below
chart shows more detail with regards to the public-school system.
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Collier County is home to several colleges and universities. As mentioned, Ave Maria University is a
newly established Catholic University offering liberal arts-oriented baccalaureate degrees as well as
some graduate degree programs. The county is also home to branch campuses of Florida
Southwestern State College and Florida Gulf Coast University.
Collier County has a high level of education attainment compared to other counties in Florida. Collier
County has 35.9% of the population Age 25+ with a bachelor’s degree or higher compared to 30.5%
in Florida and 32.9% in the United States. Only 10.1% of those within Collier County have less than a
high school education.
SOCIOLOGICAL FACTORS
Recreation: Collier County offers a vast array of natural and historical attractions. Places to visit
include the 52-acre Naples Zoo, the Collier County Museum, the Big Cypress National Preserve, the
Museum of the Everglades, and the Naples Botanical Gardens. In addition to these listed, there are
numerous other reserves, museums, zoos, etc that are available for tourists to visit.
Healthcare: Within Collier County, there are the Naples Community Hospital, the North Collier
Hospital, Regional Heart Institute, NCH Wellness Centers and various other clinics. As the largest
county in Florida with a total area of 2,305 square miles, these medical facilities must provide
services effectively to the entire county. Helicopter usage cuts critical minutes from transport time.
83.564% of those living within Collier County have health insurance compared to 86.53% throughout
Florida and 90.63% throughout the United States. The highest percentage of those without
healthcare coverage is from people making $25,000 at 20.3%.
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SUMMARY
Collier County is located along the west coast of Florida along the Gulf of Mexico. The climate is sub-
tropical with mild winters that allow for year-round enjoyment of the many attractions this area offers.
Collier County is a desirable destination for residents and non-residents alike. Despite these many
positives, portions of Collier County were greatly affected by the past housing debacle which resulted
in a significant number of residential foreclosures. However, trends have been positive in most recent
years. The availability of commercial vacant land, the county's numerous natural attractions, and the
anticipated future population growth are all positive factors that bode well for this area over the long
term.
Collier County is considered to be a great place to live. The presence of a wide variety of industries in
the area offers residents and potential residents diverse opportunities for employment. A significant
amount of land is federally held in conservation in eastern portions of the county. There are also
excellent recreational facilities throughout the county, with numerous golf courses, beaches, and
parks.
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We invite your attention to the location map, which shows the relative location of the subject property
in Naples.
Location Map
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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.”
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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)
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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%
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. For the benefit of the reader, we have listed the names, contact information on the
sales exhibits found later in this report.
Legal Description: The legal description of the subject was obtained from the most recent deed on
file with Collier County Property Appraiser’s Office (OR 5786-2710) and displayed as follows:
Owner of Record: According to information obtained from the Collier County Property Appraiser’s
office and the Collier County Tax Collector’s office, the current owner of record for the subject
property is listed as follows:
Celine Weir
32859 Walnut Dr
Avon, OH 44077
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Assessed Value and Taxes: According to the Collier County Tax Collector’s Office the subject
property is identified by its Parcel Number 41510440009. For the tax year of 2022 the subject
property had an assessed value of $12,581 at a millage rate of 10.9632 resulting in an annual tax
burden of $233.64. Please note the 2020-2022 tax analysis in tabular form that follows. The tax
summary chart represents resents a summary of the assessed values, taxable values, ad valorem
taxes, non-ad valorem taxes and millage rates.
Year Assessed Value Taxable Value County Millage
Rate Ad Valoreum Non-Ad-
Valorem Tax Liability
2022 $12,581 $12,581 10.9632 $233.64 $0.00 $233.64
2021 $11,437 $11,437 11.4183 $177.35 $0.00 $177.35
2020 $10,397 $10,397 11.3084 $162.22 $0.00 $162.22
41510440009 Tax Analysis
Delinquent Taxes: According to information obtained from the Collier County Tax Collector’s office
there are no delinquent or outstanding taxes on the subject property.
Site Description: We invite your attention to the following aerial and plat maps which shows the
relative size, configuration and location of the subject property. This will be followed by general site
information and data as well as information on the physical characteristics and economic factors that
affect the property.
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Subject Aerial Map
Plat Map
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General Site Information
Address:
Parcel Number:
40th Ave SE, Naples, Florida 34117
41510440009
Physical Characteristics of the Site
Frontage: Approximately 150 feet along 40th Ave SE
Total Site Area: 2.27 acres or 98,881 square feet per the Collier County Property
Appraiser records. We were not provided with a site survey.
Shape of Tract: Rectangular
Access: The subject has access from 40th Ave SE, an unpaved road with
connection to Desoto Blvd S to the west and is a dead end to the
east of the property.
Corner Influence: This property is not located on a corner.
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.
Site Improvements: The site has no improvements.
Topography: The subject parcel is fully wooded with brush ground covering.
According to the National Wetlands Inventory Map the site is 100%
Forested/Shrub Wetlands. Additionally, an FDEP informal wetland
determination map indicates wetlands as well as hydric slough
soils present on site. The USDA Web Soil Survey Map shows the
subject as 100% Cypress Lake Riviera-Copeland and Brynwood
Cypress fine sands. The property is currently vacant and
unimproved. Due to the wetlands indicated on the subject property,
it can be assumed 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 property.
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 along 40th Ave SE generally consist of limited
semi- rural residential uses. Zoning allows for a maximum of one
development unit per 2.25 gross acres
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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
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. 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.
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).
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.
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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 small 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 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.).
● 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:
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• 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.
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Subject Property Photographs
View: Looking
west along 40th Ave
SE. Subject to the
left.
Photograph date:
May 16, 2023
Taken by: Hannah
Dwyer
View: Looking east
along 40th Ave SE.
Subject to the right.
Photograph date:
May 16, 2023
Taken by: Hannah
Dwyer
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Subject Property Photographs
View: Looking
south at the subject
property frontage
from 40th Ave SE
Photograph date:
May16, 2023
Taken by: Hannah
Dwyer
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Section 4 – Highest and Best Use Analysis
The principal of highest and best use is defined as: “The reasonably probable use of property
that results in the highest value. The four criteria that the highest and best use must meet are
legal permissibility, physical possibility, financial feasibility, and maximum productivity.”
The four criteria the highest and best use must meet are legal permissibility, physical possibility,
financial feasibility, and maximum profitability.
• Permissible Use (Legal) - what uses are permitted by zoning and deed restrictions on the site
in question?
• Possible Use- to what uses is it physically possible to put the site in question?
• Feasible Use-, which possible and permissible uses will produce any net return to the owner
of the site?
• Highest and best Use- among the feasible uses, which use will produce the highest net return
or the highest present worth?
HIGHEST AND BEST USE AS VACANT
Legally Permissible Use: Factors that impact the legally permissible uses for the subject property
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 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. Due to the wetlands indicated
on the subject property, 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 impact legally permissible
development. The site has a rectangular configuration containing a total of 98,881 square feet or
2.27 acres of site area, more or less. The property has good frontage of 150 feet on 40th Ave SE.
There are wetlands present on site and the property is fully wooded with brush covering. This
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impacts developability and value for properties of this nature. Currently, no utilities were present on
site. The size of the parcel is sufficient to support low density residential use.
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 economic 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 include vacant low density residential along 40th Ave SE.
There is an abundance of Estate zoned vacant land in the immediate area. The most economic and
financially feasible uses of the property would be for development of the site as limited agriculture
under the permitted uses or for low-density residential development.
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 residential properties, it is our opinion that low density residential
use has the most development potential given the location of the property.
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Section 5 – Valuation of the Subject
VALUE ESTIMATE BY THE COST APPROACH
Cost Approach is defined as: “A set of procedures through which a value indication is derived for the
fee simple estate by estimating the current cost to construct a reproduction of (or replacement for) the
existing structure, including an entrepreneurial incentive or profit; deducting depreciation from the
total cost; and adding the estimated land value. Adjustments may then be made to the indicated
value of the fee simple estate in the subject property to reflect the value of the property interest being
appraised.”
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 agricultural zoned 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 the most
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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.
Due to the nature of the subject property and comparable sales, it is our opinion the sales price per
square foot would be the most appropriate for utilization. This unit is calculated by dividing the sale
price of the comparable sales by the number of the square feet contained within the sale.
The subject site is being valued based on highest and best use; and as such, data selection begins
by limiting the sales considered to include only those sites with a highest and best use similar to that
of the subject. From these sales, 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. The appraiser also considered two active listings.
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 qualitative 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 square foot and multiply this by the number of square feet contained within the property in order
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to estimate the market value for the site. This value estimate will then be rounded to an appropriate
figure for appraisal purposes.
We now invite your attention to a land sales location map which follows. This map shows the relative
location of each of the comparables to that of the subject property. Following this will be a land sales
exhibit which will contain land sales data sheets for each transaction utilized in the analysis process
showing the relative size, configuration and location of the site as well as the relative information for
each individual sales transaction. Following the land sales exhibit will be a pending sale and active
listing similar to the subject property followed by a summary chart showing the relevant information
for the subject and each of the comparable sales as well as the adjustments and factors which were
considered in providing an overall rating for each of the comparable properties.
The comparable sales map is displayed below.
COMPARABLE SALES MAP
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COMPARABLE 1
Property Reference:
Property Type: Residential Acreage Vacant Land
Address: 28th Ave SE
Naples, FL 34117
County: Collier
Location: South side of 28th Ave SE
STRAP/ID: 41444000007
Grantor: Anthony Saldadino
Grantee: Myrianne and Louis Sanon
Legal Data:
Sale Date: February 17, 2023
Sale Price: $29,900
Sale Price per Sq. Ft.: $0.31
Sale Price per Acre: $13,289
Recording: 6217-1970
Interest Conveyed: Fee Simple
Deed Conveyed: Warranty Deed
Land Use: Estates Designation
Zoning: E
Highest and Best Use: Low-density residential/agricultural
CNA Data # 2826
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Site Data:
Site Dimensions: 660' x 150'
Site Size: 98,010 square feet, 2.250 acres
Shape: Rectangular
Topography: Appears level and wooded
Corner/Visibility Influence: No
Utilities: None
Access: From 28th Ave SE
Wetlands/Uplands: Wetlands 100%
Soils: 100% Hydric Slough
Sale Analysis:
Sale Price: $29,900
Financing: Cash to Seller
Price per SF: $0.31
Price per Acre: $13,289
Sale Confirmation:
Verification: Mike Miller-Agent, 239-572-3577
Verifying Appraiser: Hannah Dwyer, April 16, 2023
Sale History: $18,500 on 4/5/18
Comments:
This is a vacant wooded parcel located off the east side of Everglades Blvd S in Naples. The
site is unimproved and consists of 100% wetlands according to the listing agent and National
Wetlands Mapper. A wetland permit is required in order to develop this land. Soils are 100%
hydric slough. Zoning allows for low density residential/agricultural uses. The property was on
the market for 4 days and sold for the asking price. This was and arm's length transaction.
CNA Data # 2826
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COMPARABLE 2
Property Reference:
Property Type: Residential Acreage Vacant Land
Address: 40th Ave SE
Naples, FL 34117
County: Collier
Location: North side of 40th Ave SE
STRAP/ID: 41614000002
Grantor: Aislinn Hernandez
Grantee: Timothy Armesy
Legal Data:
Sale Date: December 06, 2022
Sale Price: $46,000
Sale Price per Sq. Ft.: $0.47
Sale Price per Acre: $20,264
Recording: 6198-468
Interest Conveyed: Fee Simple
Deed Conveyed: Warranty Deed
Land Use: Estates Designation
Zoning: E
Highest and Best Use: Low-density residential/agricultural
CNA Data # 2828
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Site Data:
Site Dimensions: 660' x 150'
Site Size: 98,881 square feet, 2.270 acres
Shape: Rectangular
Topography: Appears level and wooded
Corner/Visibility Influence: No
Utilities: None
Access: From 40th Ave SE
Wetlands/Uplands: Wetlands 100%
Soils: 100% Hydric Slough
Sale Analysis:
Sale Price: $46,000
Financing: Cash to Seller
Price per SF: $0.47
Price per Acre: $20,264
Sale Confirmation:
Verification: Raul Leyva-Agent, 239-634-1198
Verifying Appraiser: Hannah Dwyer, April 16, 2023
Sale History: No qualified transactions in prior 5 years
Comments:
This is a vacant wooded parcel located off the east side of Everglades Blvd S in Naples. The
site is unimproved and consists of 100% wetlands indicated by an informal wetlands report,
however, the sales agent stated a formal environmental report has not been done for the
property. A wetland permit is assumed to be required in order to develop this land. Soils are
100% hydric slough. Zoning allows for low density residential/agricultural uses. The property
was on the market for 438 days for an asking price of $58,888. This was an arm's length
transaction.
CNA Data # 2828
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COMPARABLE 3
Property Reference:
Property Type: Residential Acreage Vacant Land
Address: 38th Ave SE
Naples, FL 34117
County: Collier
Location: South side of 38th Ave SE
STRAP/ID: 41508800004
Grantor: Calisha Vaughn and Peter Varga
Grantee: 38 ST SE LLC
Legal Data:
Sale Date: August 22, 2022
Sale Price: $43,300
Sale Price per Sq. Ft.: $0.44
Sale Price per Acre: $19,075
Recording: 6166-3127
Interest Conveyed: Fee Simple
Deed Conveyed: Warranty Deed
Land Use: Estates Designation
Zoning: E
Highest and Best Use: Low-density residential/agricultural
CNA Data # 2827
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Site Data:
Site Dimensions: 660' x 150'
Site Size: 98,881 square feet, 2.270 acres
Shape: Rectangular
Topography: Appears level and wooded
Corner/Visibility Influence: No
Utilities: None
Access: From 38th Ave SE
Wetlands/Uplands: Wetlands 100%
Soils: 100% Hydric Slough
Sale Analysis:
Sale Price: $43,300
Financing: Cash to Seller
Price per SF: $0.44
Price per Acre: $19,075
Sale Confirmation:
Verification: German Hernandez-Agent, 239-233-7005
Verifying Appraiser: Hannah Dwyer, April 16, 2023
Sale History: $45,000 on 2/3/2022
Comments:
This is a vacant wooded parcel located off the east side of Everglades Blvd S in Naples. The
site is unimproved and consists of 100% wetlands according to a DEP report for the property. A
wetland permit is required in order to develop this land. Soils are 100% hydric slough. Zoning
allows for low density residential/agricultural uses. The property was on the market for 62 days
and sold for the asking price.
CNA Data # 2827
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PENDING SALE
Property Reference:
Property Type: Residential Acreage Vacant Land
Address: 30th Ave SE
Naples, FL 34117
County: Collier
Location: South side of 30th Ave SE
STRAP/ID: 41447840002
Grantor: Paul Christian Lopez-Zanelli
Grantee: N/A
Legal Data:
Pending Date: May 11, 2023
Pending Price: $58,000
Pending Price per Sq. Ft.: $0.59
Pending Price per Acre: $25,551
Recording: N/A
Interest Conveyed: Fee Simple
Deed Conveyed: N/A
Land Use: Estates Designation
Zoning: E
Highest and Best Use: Low-density residential/agricultural
CNA Data # 2829
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Site Data:
Site Dimensions: 660' x 150'
Site Size: 98,881 square feet, 2.270 acres
Shape: Rectangular
Topography: Appears level and wooded
Corner/Visibility Influence: No
Utilities: None
Access: From 30th Ave SE
Wetlands/Uplands: Wetlands 100%
Soils: Depressional
Sale Analysis:
List Price: $58,000
Financing: N/A
Price per SF: $0.59
Price per Acre: $25,551
Sale Confirmation:
Verification: Maria Zanelli-Agent/Related Party, 239-878-7342
Verifying Appraiser: Hannah Dwyer, May 12, 2023
Sale History: No transactions in prior 5 years
Comments:
This is the pending sale of a vacant wooded parcel located off the south side of 30th Ave SE in
Naples. The site is unimproved and consists of 100% wetlands indicated by a DEP report. A
wetland permit is required in order to develop this land. Zoning allows for low density
residential/agricultural uses. The property was listed on the open market on March 1, 2023 at an
asking price of $58,000 before going under contract on May 11, 2023.
CNA Data # 2829
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Criteria Subject Sale 1 Sale 2 Sale 3 Pending Sale
Location 40th Ave SE 28th Ave SE 40th Ave SE 38th Ave SE 30th Ave SE
Naples Naples Naples Naples Naples
Recording -6217-1970 6198-468 6166-3127 6198-468
Sales Price -$29,900 $46,000 $43,300 $58,000
Sale/Appraisal Date May 16, 2023 February 17, 2023 December 6, 2022 August 22, 2022 March 1, 2023
Parcel Size (sf)98,881 98,010 98,881 98,881 98,881
Parcel Size (Acres)2.27 2.25 2.27 2.27 2.27
Sale Price -$29,900 $46,000 $43,300 $58,000
Sale Price per Square Foot -$0.31 $0.47 $0.44 $0.59
Transactional Adjustments
Property Rights -Fee Simple Fee Simple Fee Simple Fee Simple
Financing -Cash to Seller Cash to Seller Cash to Seller N/A
Conditions of Sale -Arms Length Arms Length Arms Length Arms Length
Expenditures Immediately after Sale -$0 $0 $0 $0
Market Conditions -$0 $0 $0 $0
Adjusted Sale Price -$29,900 $46,000 $43,300 $58,000
Adjusted Sale Price per sq. ft. -$0.31 $0.47 $0.44 $0.59
Physical Properties
Location Naples Naples Naples Naples Naples
Parcel Size (sf)98,881 98,010 98,881 98,881 98,881
Land Use Estates Designation Estates Designation Estates Designation Estates Designation Estates Designation
Zoning E E E E E
Utilities None None None None None
Access From 40th Ave SE From 28th Ave SE From 40th Ave SE From 38th Ave SE From 30th Ave SE
Topography/Site Condition Fully Wooded Fully Wooded Fully Wooded Fully Wooded Fully Wooded
Wetlands 100%100%100%100%100%
Permit Required Yes Yes Yes Yes Yes
Location Similar Similar Similar Similar
Parcel Size Slightly Superior Similar Similar Similar
Land Use Similar Similar Similar Similar
Zoning Similar Similar Similar Similar
Utilities Similar Similar Similar Similar
Access Similar Similar Similar Similar
Topography/Site Condition Similar Similar Similar Similar
Wetlands Similar Similar Similar Similar
Permit Required Similar Similar Similar Similar
Overall Rating Slightly Superior Similar Similar Similar
Land Sales Adjustment Analysis - Qualitative
Physical Property Ratings
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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 comparable sales 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.” The appraiser is not aware of any expenditures
after sale for the comparables; 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 August 2022 (Sale 3) and February 2023 (Sale 1). Realtors
familiar with this market area confirmed that both land and improved property values had been
increasing, especially in the subjects immediate neighborhood towards the end of 2021 and early
2022, but have leveled off in recent months. No adjustments were warranted for this category.
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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, utilities, access and site condition. The analyst will utilize a qualitative
procedure by considering physical differences in the sales properties when compared to the subject
and applying an overall rating of similar, superior or inferior.
Location Adjustment: The subject property is located along the south side of 40th Ave SE in
Naples, east of Desoto Blvd S, the two-lane road that leads into the subjects neighborhood. All of the
sales are located within the same immediate neighborhood as the subject and in close proximity. The
sales were considered similar in this category.
Size: The subject property contains 2.27 acres or 98,881 square feet. Sale 1 was considered slightly
superior for its smaller size at 2.25 acres. The remaining comparable sales are the exact size of the
subject and therefore considered similar.
Land Use Classification: The subject property has a land use classification of Estates Designation.
All of the comparable sales have the same land use designation as the subject.
Zoning Classification: The subject property is zoned (E) Estates District. All of the comparable
sales have the same zoning as the subject.
Utilities: The subject site currently has no utilities. This is the same for all of the comparables.
Access: The subject property is accessible from frontage along 40th Ave SE. All of the sales are
considered similar to the subject with access through frontage along nearby roadways.
Topography/Site Condition: 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 is 100% freshwater forested wetlands with an FDEP wetlands determination
map also indicating the entire site as hydric slough. The sales all have wetland determinations of
100% and were considered similar.
Permit Required: Due to the subjects wetlands determination, an ERP (environmental Resource
Permit) would be required in order to develop the land. All of the sales are considered similar in this
category.
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Land Sales Discussion: Following will be a brief discussion of each of the sales utilized in this
analysis to estimate the market value for the subject property. While the pending is supportive in
determining future market values, it is not relied upon it is not yet a closed sale.
Land Sale One is the February 17, 2023 purchase of the vacant site located off 28th Ave SE, Naples,
Florida. The site contains 2.25 acres and was acquired for $29,900 or $0.31 per square foot. This
sale was rated as slightly superior in regard to its smaller size.
Land Sale Two is the December 6, 2022 purchase of the vacant site located off 40th Ave SE in
Naples, Florida. The site contains 2.27 acres and was acquired for $46,000 or $0.47 per square foot.
Overall, this sale is rated similar to the subject in all categories.
Land Sale Three is the August 22, 2022 purchase of the vacant site located off 38th Ave SE in
Naples, Florida. The site contains 2.27 acres and was acquired for $43,300 or $0.44 per square foot.
This sale was considered similar in all categories.
Pending Sale This is the pending sale of a vacant site located off 30th Ave SE, Naples, Florida. The
site contains 2.27 acres and is pending at $58,000 or $0.59 per square foot. Overall, this pending
sale is rated as similar to the subject in all categories.
Please note the statistical data from the final adjusted closed sale prices presented below.
Range of Values Adj. Sales Price Per SF
Maximum $0.47
Minimum $0.31
Mean $0.40
Median $0.44
Final Per Sq. Ft. Estimate $0.40
Reconciliation of Sales Comparison Approach
Final Analysis: Three sales were utilized in the analysis process. The value indicators show an
adjusted range from a low of $0.31 per square foot (Sale 1) to a high of $0.47 per square foot (Sale
2). The mean and median value indications are $0.40 per square foot and $0.44 per square foot,
respectively.
No one sale is considered the most similar to the subject and as such are the best representations of
vacant land in the subject market. Sale One is the most recent sale and the smallest. All three sales
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are of the same topography, zoning and land use classification with wetlands designations. All of the
comparable sales are in close proximity to the subject.
The three sales utilized in this report were considered the best available for comparison purposes.
Based on all the preceding information it is our opinion the subject property warrants a value of $0.40
per square foot which is near the mean value as well as being within the range of sales. Multiplying
$0.40 by the 98,881 square feet contained within the subject site provides a value indication of
$39,552 or $39,500 rounded.
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Section 6 – Reconciliation of Value
Summary of Value Conclusions “As-Is”
Cost Approach Not Applied
Income Approach Not Applied
Sales Comparison Approach $39,500
The Cost Approach is based upon the principle of substitution, which states that a prudent purchaser
would not pay more for a property than the amount required to purchase a similar site and construct
similar improvements without undue delay, producing a property of equal desirability and utility.
Since there are no improvements to consider, the cost approach was not used in this appraisal.
The Income Approach compares rentals of similar properties to the subject. The derived market
rental rates are capitalized at a rate which considers available market financing and investor equity
return requirements. Vacant land is typically not purchased for its ability to generate a positive cash
stream. Therefore, the income approach was not used in this appraisal.
The Sales Comparison Approach 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
supports the final value conclusion. The sales utilized in this analysis provide a range of actual
purchase prices for properties considered to be similar to the subject. The appraiser properly
considered each of the sales studied as well as the listing and analyzed each of these properties in
relationship to the subject in order to arrive at a value estimate for the subject property.
Based on 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 May 16, 2023 of:
THIRTY-NINE THOUSAND FIVE HUNDRED DOLLARS ........................................... ($39,500.00).
Respectfully submitted,
Michael Jonas, MAI, AI-GRS, CCIM
State-certified general real estate appraiser RZ2623
Hannah Dwyer
State-registered trainee appraiser RI25089
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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.7
• 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 reported analyses, opinions and conclusions were developed, and this report has been
prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of
Professional Practice of the Appraisal Institute.
• The use of this report is subject to the requirements of the Appraisal Institute relating to review by
its duly authorized representatives.
• As of the date of this report, Michael Jonas has completed the Standards and Ethics Education
Requirements for Candidates of the Appraisal Institute.
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• As of the date of this report, Michael Jonas has completed the continuing education program for
Designated Members of the Appraisal Institute.
• Michael Jonas has completed the requirements of education for registration through the State of
Florida is current until November 30, 2024.
• Michael Jonas has not made a personal inspection of the property that is the subject of this report.
• 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 appraised the subject in the last three years. He has not provided any other
services related to the property in the last three years.
• Hannah Dwyer, Registered Appraiser Trainee License: RI25089, contributed three hours relating
to development, research, inspection, and writing of this report.
• I, the supervisory appraiser of a registered appraiser trainee who contributed to the development
or communication of this appraisal, hereby accepts full and complete responsibility for any work
performed by the registered appraisal trainee named in this report as if it were my own work.
Based upon the analysis presented in this appraisal report, it is my opinion the subject property
warrants a market value as of the effective date May 16, 2023, for its fee simple ownership and in its
“as is” condition of:
THIRTY-NINE THOUSAND FIVE HUNDRED DOLLARS ........................................... ($39,500.00).
Respectfully submitted,
CARLSON, NORRIS & ASSOCIATES
Michael Jonas, MAI, AI-GRS, CCIM
State-certified general real estate appraiser RZ2623
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Certification of Hannah Dwyer
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 reported analyses, opinions and conclusions were developed, and this report has been
prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of
Professional Practice of the Appraisal Institute.
• The use of this report is subject to the requirements of the Appraisal Institute relating to review by
its duly authorized representatives.
• Hannah Dwyer has completed the requirements of education for registration through the State of
Florida is current until November 30, 2024.
• Hannah Dwyer has made a personal inspection of the property that is the subject of this report.
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• No one has provided significant real property appraisal assistance to the persons signing this
report.
• 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.
• Hannah Dwyer 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.
• Hannah Dwyer has not appraised the subject in the last three years. She has not provided any
other services related to the property in the last three years.
Based upon the analysis presented in this appraisal report, it is my opinion the subject property
warrants a market value as of the effective date May 16, 2023, for its fee simple ownership and in its
“as is” condition of:
THIRTY-NINE THOUSAND FIVE HUNDRED DOLLARS ........................................... ($39,500.00).
Respectfully submitted,
CARLSON, NORRIS & ASSOCIATES
Hannah Dwyer
State-registered trainee appraiser RI25089
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General Assumptions & Limiting Conditions
Information Used: No responsibility is assumed for accuracy of information furnished by others or
from others, including the client, its officers and employees, or public records. We are not liable for
such information or for the work of contractors, subcontractors and engineers. The comparable data
relied upon in this appraisal has been confirmed with one or more parties familiar with the transaction
unless otherwise noted; all are considered appropriate for inclusion to the best of my factual
judgment and knowledge.
Certain information upon which the opinions and values are based may have been gathered by
research staff working with the appraiser. Names, professional qualifications and extent of their
participation can be furnished to the client upon request.
Legal, Engineering, Financial, Structural or Mechanical Nature, Hidden Components, Soil: No
responsibility is assumed for matters legal in character or nature nor matters of survey, nor of any
architectural, structural, mechanical or engineering nature. No opinion is rendered as to the legal
nature or condition of the title to the property, which is presumed to be good and marketable. The
property is appraised assuming it is free and clear of all mortgages, liens or encumbrances, unless
otherwise stated in particular parts of this report.
The legal description is presumed to be correct, but I have not confirmed it by survey or otherwise. I
assume no responsibility for the survey, any encroachments or overlapping or other discrepancies
that might be revealed thereby.
I have inspected, as far as possible by observation, the land thereon; however, it was not possible to
personally observe conditions beneath the soil or hidden; as a result, no representation is made
herein as to such matters unless otherwise specifically stated. The estimated market value assumes
that no such conditions exist that would cause a loss of value. I do not warrant against the
occurrence of problems arising from any of these conditions. It is assumed that there are no hidden
or unapparent conditions to the property, soil, subsoil or structures, which would render them more or
less valuable. No responsibility is assumed for any such conditions or for any expense or
engineering to discover them.
Information relating to the location or existence of public utilities has been obtained through inquiry to
the appropriate utility authority, or has been ascertained from visual evidence. No warranty has been
made regarding the exact location or capacities of public utility systems. Subsurface oil, gas or
mineral rights were not considered in this report unless otherwise stated.
Legality of Use: The appraisal is based on the premise that there is or will be full compliance with all
applicable Federal, State and local environmental regulations and laws, unless otherwise stated in
the report; and that all appropriate zoning, building and use regulations and restrictions of all types
have been or will be complied with and required licenses, consent, permits or other authority, whether
local, State, Federal and/or private, have been or can be obtained or renewed for the use intended
and considered in the value estimate.
Component Values: The distribution of the total valuation of this report between land and
improvements applies only under the proposed program of utilization. The separate valuations of
land and buildings must not be used in conjunction with any other appraisal, and are invalid if so
used.
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A report related to an estate that is less than the whole fee simple estate applies only to the fractional
interest involved. The value of this fractional interest, plus the value of all other fractional interests,
may or may not equal the value of the entire fee simple estate considered as a whole.
A report relating to the geographic portion of a larger property applies only to such geographic portion
and should not be considered as applying with equal validity to other portions of the larger property or
tract. The value for such geographic portions, plus the value of all other geographic portions, may or
may not equal the value of the entire property or tract considered as a single entity.
All valuations in the report are applicable only under the estimated program of the highest and best
use and are not necessarily appropriate under other programs of use.
Auxiliary and Related Studies: No environmental or impact studies, special market study or
analysis, highest and best use analysis study or feasibility study has been requested or made by us
unless otherwise specified in this report or in my agreement for services. I reserve the unlimited right
to alter, amend, revise or rescind any of these statements, findings, opinions, values, estimates or
conclusions upon any subsequent study or analysis or previous study or analysis that subsequently
becomes available to us.
Dollar Values, Purchasing Power: The value estimates and the costs used herein are as of the
date of the estimate of value. All dollar amounts are based on the purchasing power and price of the
United States dollar as of the date of value estimate.
Inclusions: Furnishings and equipment or business operations, except as otherwise specifically
indicated, have been disregarded, with only the real estate being considered.
Proposed Improvements Conditioned Value: For the purpose of this appraisal, on- or off-site
improvements proposed, if any, as well as any repairs required, are considered to be completed in a
good and workmanlike manner according to information submitted and/or considered by us. In cases
of proposed construction, the report is subject to change upon inspection of the property after
construction is complete. The estimate of value, as proposed, is as of the date shown, as if
completed and operating at levels shown and projected.
Value Change, Dynamic Market Influences: The estimated value is subject to change with market
changes over time. Value is highly related to interest rates, exposure, time, promotional effort, supply
and demand, terms of sale, motivation and conditions surrounding the offering. The value estimate
considers the productivity and relative attractiveness of the property both physically and economically
in the marketplace.
The estimate of value in this report is not based in whole or in part upon race, color or national origin
of the present owners or occupants of the properties in the vicinity of the property appraised.
In the event this appraisal includes the capitalization of income, the estimate of value is a reflection of
such benefits and my interpretation of income and yields and other factors which were derived from
general and specific market information. Such estimates are made as of the date of the estimate of
value. As a result, they are subject to change, as the market is dynamic and may naturally change
over time. The date upon which the value estimate applies is only as of the date of valuation, as
stated in the letter of transmittal. The appraisal assumes no responsibility for economic or physical
factors occurring at some later date which may affect the opinion stated herein.
An appraisal is the product of a professionally trained person, but nevertheless is an opinion only,
and not a provable fact. As a personal opinion, a valuation may vary between appraisers based
upon the same facts. Thus, the appraiser warrants only that the value conclusions are his best
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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.
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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
• The appraiser complies with the disclosure requirements set forth in USPAP for extraordinary
assumptions.
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Please note the following extraordinary assumptions:
• A soil analysis for the site has not been provided 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.
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Section 8 – Addenda
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SUBJECT WARRANTY DEED
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FDEP Informal Wetland Determination Map/NRCS Hydric Slough Model
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NATIONAL WETLANDS MAP
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USDA SOIL MAP
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FLOOD MAP
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APPRAISERS' LICENSES
LICENSE FOR MICHAEL JONAS, MAI, AI-GRS
LICENSE FOR HANNAH DWYER
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QUALIFICATIONS OF MICHAEL P. JONAS, MAI, AI-GRS, CCIM
STATE-CERTIFIED GENERAL REAL ESTATE APPRAISER RZ2623
EDUCATION:
University of Central Florida - 1999 BSBA – Finance
PROFESSIONAL EDUCATION:
Appraisal Institute: National USPAP Update Course, 2012, 2014, 2016, 2020, 2022
Appraisal Institute: 2018 Legislative VALUEvent , 2018
Appraisal Institute: Advanced Income Capitalization, 2003
Appraisal Institute: Advancing the Appraisal Profession, 2019
Appraisal Institute: Analyzing Distressed Real Estate, 2007
Appraisal Institute: Appraisal Laws and Rules, 2000, 2002, 2004, 2020, 2022
Appraisal Institute: Appraisal Report Writing, 2005
Appraisal Institute: Artificial Intelligence, AVMS, 2019
Appraisal Institute: Business Practice and Ethics, 2012, 2016, 2019, 2020
Appraisal Institute: Capital Reserve Studies 2022
Appraisal Institute: Central Florida Real Estate Forum, 2022
Appraisal Institute: Desktop Appraisals 2020
Appraisal Institute: Evaluations for Commercial and Residential Appraisers, 2022
Appraisal Institute: FL State Law for Real Estate Appraisers, 2004
Appraisal Institute: Florida Appraisal Laws and Rules, 2012, 2014, 2016
Appraisal Institute: Florida Real Estate Valuation, 2011
Appraisal Institute: Florida State Law for Real Estate Appraisers, 2006
Appraisal Institute: Fundamentals of Separating Real Estate, 2012
Appraisal Institute: Insurance Appraisal, 2011
Appraisal Institute: National USPAP Update Course, 2000, 2002, 2004, 2006, 2008, 2010, 2012
Appraisal Institute: Real Estate Damages, 2011
Appraisal Institute: Reappraising, Readdressing, Reassigning, 2007
Appraisal Institute: Review Involving Appraisals by Multiple Appraisers, 2022
Appraisal Institute: Review Theory – General, 2014
Appraisal Institute: Roles/Responsibilities Supervisor/Trainee, 2006, 2008
Appraisal Institute: Specialty Appraisal Continued Education, 2000, 2002, 2004, 2006, 2008,
2012, 2014, 2016 2020, 2022
Appraisal Institute: State Law for Real Estate Appraisers, 2008, 2010, 2012
Appraisal Institute: The Appraiser as an Expert Witness, 2016
Appraisal Institute: The Paperless Real Estate Appraisal Office, 2022
Appraisal Institute: Trial Components, 2016
Appraisal Institute: Uniform Appraisal Standards for Federal Land Acquisitions, 2007
Bert Rodgers: Continuing Real Estate Education, 2004, 2006, 2021
Bob Hogue: CE for Florida Real Estate Professionals, 2016
CCIM Institute: Financial Analysis Commercial Investment, 2008
CCIM Institute: Financial Analysis for Commercial, 2008
CCIM Institute: Investment Analysis Commercial Investment, 2009
CCIM Institute: Investment Analysis Commercial, 2009
CCIM Institute: Market Analysis Commercial Investment, 2008
CCIM Institute: User Decision Analysis Commercial Industrial, 2009
CLE International: Eminent Domain, 2006
Cooke: CE for Real Estate Professionals, 2015
DPBR: FREAB Board Meeting, 2007
Florida Dept. Revenue: Real Property Appraiser Special Magistrates VAB Training, 2022
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Larson Educational Services: Core Law, 2010
McKissock: Supervisor – Trainee Course for Florida, 2019
NABOR Ethics Training: 2004, 2008, 2012, 2016
EXPERIENCE:
1999 – 2000 Clayton, Roper & Marshall Orlando, FL
2000 – 2001 Chapman & Associates Sarasota, FL
2001 – 2008 Coast Engineering Consultants, Inc Naples, FL
2008 – 2009 Orion Bank. Naples, FL
2009 – 2011 Iberia Bank Naples, FL
2011 – 2014 Integra Realty Resources Naples, FL
2014 – 2016 Capstone Valuation Advisors, LLC Naples, FL
2016 – 2019 MPJ Real Estate Services, Inc. Naples, FL
2019 – Present Carlson, Norris & Associates Fort Myers & Naples, FL
2022 – Special Magistrate, Collier County Value Adjustment Board
PROFESSIONAL MEMBERSHIP:
Appraisal Institute, Member (MAI / AI-GRS) No. 12480
Certified Commercial Investment Member, CCIM No. 18275 Certification,
State Certified General Appraiser RZ2623 Member, Naples Area Board of Realtors
State of Florida, Registered Real Estate Broker BK700992
Properties appraised include: subdivisions, retail centers, motels, commercial buildings,
industrial buildings, warehouses, mobile home parks, professional offices, medical offices,
office/warehouse condominiums, single family homes, duplexes, apartment projects, individual
condominium projects, residential lots, acreage, wetlands, special use properties, ranches,
conservation easements hotels, marinas, mixed-use subdivisions, regional malls, gas stations,
self-storage facilities and eminent domain cases.
Appraisal clients include: banks, savings and loan associations, attorneys, corporations,
builders, developers, mortgage companies, insurance companies, home transfer companies,
private individuals, and local, state and federal government agencies.
Qualified as an expert witness in Monroe and Collier County Circuit Court
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QUALIFICATIONS OF HANNAH V. DWYER
STATE-REGISTERED TRAINEE APPRAISER RI25089
EDUCATION:
Western Governors University- Bachelor of Science – Business Administration, Management
Expected Graduation- May 2023
PROFESSIONAL EDUCATION:
National 15-Hour USPAP Course – September 2020
National Appraising for Supervisors and Trainees- October 2020
Florida Appraisal Law- October 2020
Basic Appraisal Principles – January 2021
Basic Appraisal Procedures – March 2021
Marshall & Swift Commercial Cost Approach Certification- March 2022
National 15-Hour USPAP Course- September 2022
Florida Appraisal Law- October 2022
The Income Approach: An Overview- October 2022
EXPERIENCE:
2021-Present: Carlson, Norris and Associates, Inc.
Fort Myers, Florida
PROFESSIONAL MEMBERSHIP:
Certification - State-Registered Trainee Appraiser RI25089
Properties appraised/assisted include: commercial buildings, industrial buildings, warehouses,
professional offices, medical offices, office/warehouse condominiums, acreage, multi-family, special
use properties, and other miscellaneous properties.
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