Agenda 08/13/2024 Item #16A 5 (Agreement for Sale and Purchase under CCLAAC with Linda L. Arndt)08/13/2024
EXECUTIVE SUMMARY
Recommendation to approve an Agreement for Sale and Purchase under the Conservation Collier Land
Acquisition Program with Linda L. Arndt for a 1.14-acre parcel at a cost of $30,320, for a total cost not to
exceed $31,850, inclusive of closing costs.
_____________________________________________________________________________________
OBJECTIVE: To purchase one property totaling 1.14 acres within the Conservation Collier Winchester Head
Preserve multi-parcel project area.
CONSIDERATIONS: On October 10, 2023, Agenda Item #11B, the Board of County Commissioners (Board)
approved a Conservation Collier Land Acquisition Advisory Committee (CCLAAC) recommended Cycle 12A
Active Acquisition List (AAL) and directed staff to actively pursue acquisition of the properties under the Program.
The Arndt parcel within the Winchester Head Preserve multi-parcel project was approved as an A-list property on
the Cycle 12A AAL.
Arndt - South off 41st Ave. NE, Parcel 39776880004, east of Everglades Blvd. N and north of Oil Well
Rd.
The 1.14-acre unimproved, vacant Arndt parcel is located within the Winchester Head Preserve project area. The
parcel consists of Mixed Scrub-Shrub Wetland and Cypress and is mapped as containing 100% hydric, depressional
soils; it is adjacent to existing Conservation Collier parcels on it's east, west and south. The Winchester Head Multi-
Parcel project, located north of Oil Well Road and east of Everglades Boulevard, was established in 2005. A total
of 108.8 acres (69%) of the 158.4-acre project have been acquired within the project boundary. Acquisition within
Winchester Head provides floodplain storage for surrounding home sites during the 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 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, a 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 May 2024, which included the Arndt parcel, provided an appraised value for
wetland parcels within the Project at $28,000 an acre. The cost to obtain the appraisal was $1,800. An offer of
$30,320 was made on May 29, 2024, and accepted on June 12, 2024. The purchase price of $30,320 is 95% of the
appraised value.
This acquisition is consistent with Conservation Collier Purchasing Policy, Resolution No. 2023-10, which allows
the offer amount to be determined by staff but no more than the appraised value.
Pursuant to Ordinance 2007-65, Section 13(8), a Project Design Report (PDR) for this property is provided
herewith.
FISCAL IMPACT: The funds for this land acquisition will be withdrawn from the Conservation Collier Trust
Fund (1061). The property identified herein is comprised of a not-to-exceed acquisition cost of $31,850 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
16.A.5
Packet Pg. 427
08/13/2024
Arndt 1.14 $31,920 $30,320 $1,530 $31,850 $1,400 $170
As of August 13, 2024, the estimated property acquisition costs for Conservation Collier properties, including this
property and those under contract, total $123,016,931. The funds for managing this parcel will be expended from
the Conservation Collier Maintenance Fund (1062). The initial maintenance costs are provided in the attached PDR.
The total maintenance costs for this parcel for the first five years (initial maintenance costs) are estimated at $1,400.
After initial restoration, the estimated maintenance costs for this parcel will be approximately $170 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. - SAA
RECOMMENDATION:
1) To approve the attached Agreement and accept the Warranty Deed once approved by the County
Attorney’s Office;
2) To authorize the Chairman to execute the Agreement and any and all other County Attorney’s Office
approved documents related to this transaction; and
3) To 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 Agreement.
Prepared by: Sonja Stephenson, Property Management Specialist, Real Property Management, Facilities
Management Division
ATTACHMENT(S)
1. Sales and Purchase Agreement (Conservation) 06.10.2024 Arndt (PDF)
2. Arndt-WH-PDR (PDF)
3. [Linked] WH Carroll and Carroll appraisal 5-2024 (PDF)
4. Arndt Site Map (PDF)
16.A.5
Packet Pg. 428
08/13/2024
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.A.5
Doc ID: 29371
Item Summary: Recommendation to approve an Agreement for Sale and Purchase under the Conservation Collier
Land Acquisition Program with Linda L. Arndt for a 1.14-acre parcel at a cost of $30,320, for a total cost not to
exceed $31,850, inclusive of closing costs.
Meeting Date: 08/13/2024
Prepared by:
Title: Property Acquisition Specialist – Facilities Management
Name: Sonja Stephenson
07/09/2024 10:34 AM
Submitted by:
Title: – Facilities Management
Name: John McCormick
07/09/2024 10:34 AM
Approved By:
Review:
Facilities Management John McCormick Director - Facilities Completed 07/09/2024 10:38 AM
Public Services Department Melissa Hennig GMCDD Reviewer Completed 07/09/2024 10:39 AM
Transportation Management Operations Support Evelyn Trimino GMCDD Reviewer Completed
07/11/2024 9:03 AM
Facilities Management Jennifer Belpedio Manager - Real Property Completed 07/11/2024 9:33 AM
Operations & Regulatory Management Diane Lynch GMCDD Reviewer Skipped 07/15/2024 11:34 AM
Development Review Summer BrownAraque GMCDD Reviewer Completed 07/15/2024 3:15 PM
Unknown Jaime Cook GMCDD Reviewer Completed 07/15/2024 4:36 PM
Development Review Matt Denison GMCDD Reviewer Completed 07/16/2024 9:02 AM
Planning Commission Diane Lynch GMCDD Reviewer Completed 07/16/2024 1:07 PM
County Attorney's Office Sally Ashkar Level 2 Attorney Review Completed 07/17/2024 10:17 AM
Growth Management Community Development Department James C French Growth Management Completed
07/19/2024 9:47 AM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 07/19/2024 1:58 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 07/19/2024 4:00 PM
Office of Management and Budget Laura Zautcke OMB Reviewer Completed 07/23/2024 10:28 AM
County Manager's Office Amy Patterson Level 4 County Manager Review Completed 08/05/2024 12:29 PM
Board of County Commissioners Geoffrey Willig Meeting Pending 08/13/2024 9:00 AM
16.A.5
Packet Pg. 429
CONSERVATION COLLIER
TAX lD NUM8ER]39776880004
THIS AGREEMENT is made and entered into by and between Linda L. Arndt, f/k/a
Linda L. Ludwic, whose address is 38245 Pineridge St, Harrison Township, Ml 48045
(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:
'l .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
Thousand Three Hundred Twenty Dollars and 00/100 dollars ($30,320.00),
(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 office of the insuring title company or by mail. The procedure to be
followed by the parties in connection with the Closing shall be as follows:
3rCC Ag.eement 05/1 0/202!Page I of 14 /
AGREEMENT FOR SALE AND PURCHASE
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.
I. AGREEMENT
l[. cLosrNG
16.A.5.a
Packet Pg. 430 Attachment: Sales and Purchase Agreement (Conservation) 06.10.2024 Arndt (29371 : Conservation Collier - Winchester Head Preserve - Arndt)
CONSERVATION COLLIER
TAX lD NUMBER:39776880004
3.0'11 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 Properg,
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 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-g 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,
CC Agreemenl 06/1 0/2024 Page ! of 14
I -uL'I!\i' J
16.A.5.a
Packet Pg. 431 Attachment: Sales and Purchase Agreement (Conservation) 06.10.2024 Arndt (29371 : Conservation Collier - Winchester Head Preserve - Arndt)
CONSERVATION COLLIER
rAx ro NUMBER 39776880004
Florida Statutes, and the cost and electronic fee 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 4.01 1
below, shall be paid by Purchaser. The cost of the title commitment shall also be
paid by Purchaser. lf required by a Phase I report and desired by Purchaser,
Seller shall pay for a Phase ll Environmental Assessment selected 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 {ixed, taxes will be prorated based upon such prior
year's millage.
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;
4.012 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
tso )
CC Agreem€nt 06/1012024 Pase 3 ol t4
IV. REQUIREMENTS AND CONDITIONS
4.011 Within fifteen (15) days afler 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.
16.A.5.a
Packet Pg. 432 Attachment: Sales and Purchase Agreement (Conservation) 06.10.2024 Arndt (29371 : Conservation Collier - Winchester Head Preserve - Arndt)
CONSERVATION COLLIER
TAX rO NUMBER 39776880004
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, prolection, 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.
5.01 Purchaser shall have one hundred twenty (120) days from the date of this
Agreemenl. ("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 lhe 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.
. v.o )
CC Agreemenl 06/10/2024 Paoe 4 of la
V, INSPECTION PERIOD
i
16.A.5.a
Packet Pg. 433 Attachment: Sales and Purchase Agreement (Conservation) 06.10.2024 Arndt (29371 : Conservation Collier - Winchester Head Preserve - Arndt)
CONSERVATION COLLIER
TAX ID NUMBER 39776880004
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. If 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 mre. 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
VIIl. PRORATIONS
8.01 Ad valorem taxes next due and payable, after closing on the Property, shall
be prorated at Closing based upon the gross amount of current year taxes, and
shall be paid by Seller.
IX TERMINATION AND REMEDIES
9.01 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.
CC Agreement 08! 1Ol2A24 Page 5 of 14
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16.A.5.a
Packet Pg. 434 Attachment: Sales and Purchase Agreement (Conservation) 06.10.2024 Arndt (29371 : Conservation Collier - Winchester Head Preserve - Arndt)
CONSERVATION COLLIER
TAX lD NUMBER:39776880004
9.02 The parties acknowledge that the remedies described herein and in the
other provisions of this Agreement provide mutually satisfactory and sufficient
remedies to each of the parties and take into account the peculiar risks and
expenses of each of the parties.
X. SELLER'S AND PURCHASER'S REPRESENTATIONS AND WARRANTIES
10.01 Seller and Purchaser represent and warrant the following
10.011 Seller and Purchaser have full right and authority to enter into and to
execute this Agreement and to undertake all actions and to perform all tasks
required of each hereunder. Seller is not presently the subject of a pending,
threatened or contemplated bankruptcy proceeding. Seller further represents
the Property is free from any and all occupants, tenants, and other persons or
entities claiming possession of the Property at the time of closing. This
provision shall survive closing.
10.012 Seller has full right, power, and authority to own and operate the
Property, and to execute, deliver, and perform its obligations under this
Agreement and the instruments executed in connection herewith, and to
consummate the transaction contemplated hereby. All necessary
authorizations and approvals have been obtained authorizing Seller and
Purchaser to execute and consummate the transaction contemplated hereby.
At Closing, certified copies of such approvals shall be delivered to Purchaser
and/or Seller, if necessary.
10.013 The warranties set forth in this paragraph shall be true on the date of
this Agreement and as of the date of Closing. Purchaser's acceptance of a
deed to the said Property shall not be deemed to be full performance and
discharge of every agreement and obligation on the part of the Seller to be
performed pursuant to the provisions of this Agreement.
10.014 Seller represents that it has no knowledge of any actions, suits, claims,
proceedings, litigation or investigations pending or threatened against Seller, at
law, equity or in arbitration before or by any federal, state, municipal or other
governmental instrumentality that relate to this agreement or any other
property that could, if continued, adversely affect Seller's ability to sell the
Property to Purchaser according to the terms of this Agreement.
10.015 No party or person other than Purchaser has any right or option to
acquire the Property or any portion thereof.
10.016 Until the date fixed for Closing, so long as this Agreement remains in
force and effect, Seller shall not encumber or convey any portion of the
CC Agreement 06/1 0/2024 Page 6 of 14
(,F)
16.A.5.a
Packet Pg. 435 Attachment: Sales and Purchase Agreement (Conservation) 06.10.2024 Arndt (29371 : Conservation Collier - Winchester Head Preserve - Arndt)
CONSERVATION COLLIER
TAX lD NUMBER: 39776880004
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 they have (it has) no knowledge that there is or
ever has been incinerators, septic tanks, or cesspools on the Prope$; 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 that to their knowledge 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 contamrnation from neighboring properties. Seller
represents that they have (it has) no knowledge that there is or ever has been
any 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 that they have (it has) no knowledge that any part of the Property
has ever been used as a sanitary landfill.
10.018 Seller has no knowledge that the Properg 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 leases, licenses or other
possessory interests, 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
@
CC Agreement 061 1012024 Page 7 of 14
16.A.5.a
Packet Pg. 436 Attachment: Sales and Purchase Agreement (Conservation) 06.10.2024 Arndt (29371 : Conservation Collier - Winchester Head Preserve - Arndt)
CONSERVATION COLLIER
TAX ID NUMBER 39776880004
improvement agreements, utility moratoriums, use moratoriums, improvement
moratoriums, administrative or other proceedings or governmental
anvestigations 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
p.omptly 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, thal 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.
10.024 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.
oCC Agreement 06/10/2024 Page I of l4
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, rmposed 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.
16.A.5.a
Packet Pg. 437 Attachment: Sales and Purchase Agreement (Conservation) 06.10.2024 Arndt (29371 : Conservation Collier - Winchester Head Preserve - Arndt)
CONSERVAION COLLIER
TAX lD NUMBER:39776880004
XI. NOTICES
'11.0'1 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 Araq ue, 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: Vera lvanova
Collier County Real Property Management
3335 Tamiami Trail East, Suite 102
Naples, Florida 34112
Telephone number: 239-252-7 609
Fax number: 239-252-8876
lf to Seller:Name Linda L. Arndt
38245 Pineridge
Harrison Township, Ml 48045
Telephone number: 586-876-3990
Fax number: NIA
11.02 The addressees and numbers for the purpose of this Article may be
changed by either party by giving written notice of such change to the other party
in the manner provided herein. For the purpose of changing such addresses or
addressees only, unless and until such written notice is received, the last
addressee and respective address stated herein shall be deemed to continue in
effect for all purposes.
XII REAL ESTATE BROKERS
12 01 Any and all brokerage commissions or fees shall be the sole responsibility
of the Seller. Seller shall indemnify Purchaser and hold Purchaser harmless from
and against any claim or liability for commission or fees to any broker or any other
person or party claiming to have been engaged by Seller as a real estate broker,
salesman or representative, in connection with this Agreement. Seller agrees to
qCC Agreement 061 1 0t2024 Page 9 of 14
16.A.5.a
Packet Pg. 438 Attachment: Sales and Purchase Agreement (Conservation) 06.10.2024 Arndt (29371 : Conservation Collier - Winchester Head Preserve - Arndt)
CONSERVATION COLLIER
TAX ID NUMBER 39776880004
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 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,
Page 10 of 14
op)
XIII. MISCELLANEOUS
CC Agrseme.t 06/10/2024
16.A.5.a
Packet Pg. 439 Attachment: Sales and Purchase Agreement (Conservation) 06.10.2024 Arndt (29371 : Conservation Collier - Winchester Head Preserve - Arndt)
CONSERVATION COLTIER
TAX lD NUMBER:39776880004
Florida Statutes, under oath, of the name and address of every person having a
beneficial interest in the Property before Property held in such capaci$ 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.
XV. ACKNOWLEDGMENT OF POTENTIAL FUTURE USE
15.01 Any development rights or credits available on the Property are relinquished
by the Seller and conveyed to the Purchaser at closing as part of the sale of the
Property.
SIGNATURES APPEAR ON THE FALLOWING PAGES
I
CC Agreement 06/1 0/2024 Page 11 of 14
*)
16.A.5.a
Packet Pg. 440 Attachment: Sales and Purchase Agreement (Conservation) 06.10.2024 Arndt (29371 : Conservation Collier - Winchester Head Preserve - Arndt)
CONSERVATION COLLIER
TAX lD NUMBER:39776880004
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 COUNW COMMISSIONERS
COLLIER COUNry, FLORIDA
By:
, Deputy Clerk CHRIS HALL, Chairman
REMAINDER OF THE PAGE ]NTENTIONALLY LEFT BLANK
CC Agreement A61W2O24 Page 12 of 14
{.,q
16.A.5.a
Packet Pg. 441 Attachment: Sales and Purchase Agreement (Conservation) 06.10.2024 Arndt (29371 : Conservation Collier - Winchester Head Preserve - Arndt)
CONSERVATION COLLIER
TAX lD NUMBER:39776880001
AS TO SELLER:
DATED:6- )r - A4
By
Print Name:Lt p tca L, krnA I
Approved as to foIm and legality:
Assistant County Attorney
CC Agre€ment 06/10/2024 S['"t Page 13 ot 14 6
16.A.5.a
Packet Pg. 442 Attachment: Sales and Purchase Agreement (Conservation) 06.10.2024 Arndt (29371 : Conservation Collier - Winchester Head Preserve - Arndt)
CONSERVATION COLLIER
TAX lD NUMBER:39776880004
EXHIBIT ((A"
PROPERTY I DENTIFICATION NUMBER: 3e776880004
GOLDEN GATE ESTATES UNIT 62, E 75 FT OF W 150 FT OF TRACT 57,
ACCORDING TO THE MAP OR PLAT THEREOF RECORDED IN PLAT BOOK 5,
PAGE 87, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FL
1 14 ACRES
{q^
CC Agreement 06/1 012024 Page 14 of 1{
16.A.5.a
Packet Pg. 443 Attachment: Sales and Purchase Agreement (Conservation) 06.10.2024 Arndt (29371 : Conservation Collier - Winchester Head Preserve - Arndt)
1
Conservation Collier Land Acquisition Program
Project Design Report
Arndt Property
Date: August 2024
Property Owner(s): Linda L. Arndt
Folio: 39776880004
Location: GOLDEN GATE EST UNIT 62 TR 57
Size: 1.14 acres
Purchase Price: $30,320
History of Project:
Purpose of Project: Environmental Conservation – Conservation Collier Program
Program Qualifications:
The Arndt parcel is within the Winchester Head multi-parcel project area. 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
114 parcels (158.4 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 108.8 acres out of a total of
158.4 acres, or 69% 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
Date of
Offer
Date Offer
Accepted
7/14/2023 10/10/2023 5/29/2024 6/12/2024
16.A.5.b
Packet Pg. 444 Attachment: Arndt-WH-PDR (29371 : Conservation Collier - Winchester Head Preserve - Arndt)
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 (41st 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 $340 $230 $230 $230 $170
Signage $200
Total $540 $230 $230 $230 $170
SEE PAGES 3 AND 4 FOR AERIAL MAPS OF THE PARCEL.
16.A.5.b
Packet Pg. 445 Attachment: Arndt-WH-PDR (29371 : Conservation Collier - Winchester Head Preserve - Arndt)
3
16.A.5.b
Packet Pg. 446 Attachment: Arndt-WH-PDR (29371 : Conservation Collier - Winchester Head Preserve - Arndt)
4
16.A.5.b
Packet Pg. 447 Attachment: Arndt-WH-PDR (29371 : Conservation Collier - Winchester Head Preserve - Arndt)
Ardnt Parcel (1.14 acres)
16.A.5.d
Packet Pg. 448 Attachment: Arndt Site Map (29371 : Conservation Collier - Winchester Head Preserve - Arndt)
APPRAISAL REPORT
FOR
THE CONSERVATION COLLIER
PROGRAM AND THE COLLIER
COUNTY BOARD OF COUNTY
COMMISSIONERS
SUBJECT PROPERTY:
WINCHESTER HEAD PRESERVE
NAPLES, FL 34120
AT THE REQUEST OF:
ROOSEVELT LEONARD, R/W-AC
SUPERVISOR – REAL PROPERTY
MANAGEMENT
COLLIER COUNTY FACILITIES
MANAGEMENT/REAL PROPERTY
3335 TAMIAMI TRAIL E., STE. 101
NAPLES, FL 34112
ASSIGNMENT NO.:
6713-TS
APPRAISAL EFFECTIVE DATE:
MAY 13, 2024
DATE OF REPORT:
MAY 20, 2024
6713 Report Table of Contents
Carroll & Carroll
Table of Contents
SUMMARY OF IMPORTANT DATA AND CONCLUSIONS ......................................................... 1
CERTIFICATION ..................................................................................................................................... 3
SCOPE OF WORK ................................................................................................................................... 5
ESTATE APPRAISED .............................................................................................................................. 6
DEFINITION OF MARKET VALUE ..................................................................................................... 7
ASSUMED EXPOSURE TIME ................................................................................................................ 7
AREA INFORMATION .......................................................................................................................... 8
MARKET AREA ..................................................................................................................................... 17
PROPERTY INFORMATION ............................................................................................................... 29
SITE DESCRIPTION – WINCHESTER HEAD PRESERVE ......................................................... 31
ENVIRONMENTAL CONTAMINATION .................................................................................... 34
NATURAL RESOURCE CONCERNS ............................................................................................ 35
FUTURE LAND USE ......................................................................................................................... 37
ZONING .............................................................................................................................................. 39
HIGHEST AND BEST USE ................................................................................................................... 41
CONSIDERATION OF APPROACHES ............................................................................................. 42
SALES COMPARISON APPROACH ................................................................................................. 43
WINCHESTER HEAD PRESERVE...................................................................................................... 44
LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES ............................. 45
LAND SALES ADJUSTMENT GRID – UP TO 25% WETLANDS.............................................. 46
LAND SALES ADJUSTMENT GRID – 26-50% WETLANDS ..................................................... 47
LAND SALES ADJUSTMENT GRID – 51-75% WETLANDS ..................................................... 48
LAND SALES ADJUSTMENT GRID – 76-100% WETLANDS ................................................... 49
FINAL ESTIMATE OF VALUE – WINCHESTER HEAD ........................................................ 57
ADDENDA ............................................................................................................................................. 58
6713 Report Summary of Important Data & Conclusions
Carroll & Carroll 1
SUMMARY OF IMPORTANT DATA AND CONCLUSIONS
This information is summarized only for convenience. The value given is the final, rounded
conclusion of the appraisal. To use this summary without first reading the appraisal report
could be misleading.
PROPERTY INFORMATION
Property Identification
Winchester Head Preserve Market Area
Naples, FL 34120
Property Description
Winchester Head Preserve consists of 40 parcels or a total of
52.6 acres remaining to be acquired which are located
within Golden Gate Estates, Unit 65 in Naples, Florida.
Property Type Vacant Land
Owner of Record Full List Copied into the Addendum
Property ID # Full List Copied into the Addendum
CLIENT INFO & VALUE CONCLUSIONS
Client Collier County Facilities Management Department
Intended Use
To assist the Conservation Collier Program and the Collier
County Board of County Commissioners.
Intended Users
Conservation Collier Program and the Collier County
Board of County Commissioners.
Appraisal Effective Date May 13, 2024
Date of Report May 20, 2024
Date of Inspection N/A
Purpose of Appraisal
Estimate the market value on a price per acre basis within
the Winchester Head Preserve for the various tiers.
Tiers
I. Up to 25% Wetlands
II. 26-50% Wetlands
III. 51-75% Wetlands
IV. 76-100% Wetlands
Estate Appraised Fee Simple
Interest Appraised 100%
Estimated Market Values
I Up to 25% Wetlands $76,000 per acre
II 26-50% Wetlands $48,000 per acre
III 51-75% Wetlands $35,000 per acre
IV 76-100% Wetlands $28,000 per acre
GENERAL INFO
Appraiser
Timothy W. Sunyog, MAI
State-Certified General Appraiser RZ 3288
Scope of Work All applicable approaches to value were developed.
EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS
6713 Report Summary of Important Data & Conclusions
Carroll & Carroll 2
None
HYPOTHETICAL CONDITIONS
None
6713 Report Certification
Carroll & Carroll 3
CERTIFICATION
I CERTIFY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF:
I did not physically inspect the Winchester Head Preserve parcels or comparable sales,
but I relied on aerial photography for my analysis.
The statements of fact contained in this report are true and correct.
The reported analyses, opinions and conclusions are limited only by the reported
assumptions and limiting conditions and our personal, impartial and unbiased
professional analyses, opinions and conclusions.
I have no present or prospective interest in the property that is the subject of this report
and no personal interest with respect to the parties involved.
In the three years immediately prior to acceptance of this assignment I have not
performed any services regarding the subject property as appraisers, or in any other
capacity.
I have no bias with respect to the property that is the subject of this report or the parties
involved with this assignment.
My engagement in this assignment was not contingent upon developing or reporting
predetermined results.
My compensation for completing this assignment is not contingent upon the
development or reporting of a predetermined value or direction in value that favors the
cause of the client, the amount of the value opinion, the attainment of a stipulated result
or the occurrence of a subsequent event directly related to the intended use of this
appraisal.
My analyses, opinions and conclusions were developed, and this report was prepared,
in conformity with the Uniform Standards of Professional Appraisal Practice. I am also
subject to the Code of Ethics and Standards of Professional Practice of the Appraisal
Institute, which includes provisions for peer review.
The use of this report is subject to the requirements of the State of Florida relating to
review by the Florida Real Estate Appraisal Board and to the requirements of the
Appraisal Institute relating to review by its duly authorized representatives.
6713 Report Certification
Carroll & Carroll 4
No one other than the undersigned prepared the analyses, opinions and conclusions
concerning real estate that are set forth in this report.
As of the date of this report, I have completed the requirements of the continuing
education program of the State of Florida, and for Designated Members of the
Appraisal Institute.
CARROLL & CARROLL
Timothy W. Sunyog, MAI
Cert Gen RZ3288
6713 Report Scope of Work
Carroll & Carroll 5
SCOPE OF WORK
All applicable approaches to value were developed and the value conclusion reflects all
known information about the subject property, market conditions, and available data.
The scope of work was:
• I did not physically inspect the Winchester Head Preserve parcels or the comparable
sales, but I relied on aerial photography.
• Reviewed aerial photographs, land use plans, the Land Development Code, the
Conservation Collier Initial Criteria Screening Report, and other documentation.
• Reviewed how the properties relate to their neighborhood and to the broader market
area in development of an opinion of highest and best use.
• Researched vacant land comparable sales, listings, and pending sales.
• Developed the sales comparison approach.
• Estimated the market value on a price per acres basis within Winchester Head Preserve
for the various tiers.
Tiers
I. Up to 25% Wetlands
II. 26-50% Wetlands
III. 51-75% Wetlands
IV. 76-100% Wetlands
• Prepared an appraisal report summarizing the appraisal assignment, the property
appraised, the application of the appraisal methodology, and the logical support for the
value conclusions.
Sources of market data included local and regional MLS systems, CoStar, LoopNet, public
records, and interviews with real estate brokers.
6713 Report Estate Appraised
Carroll & Carroll 6
ESTATE APPRAISED
The estate appraised is the Fee Simple Absolute. For appraisal purposes Fee Simple
Absolute is synonymous with Fee Simple.
The Dictionary of Real Estate Appraisal, Seventh Edition, published 2022 by the Appraisal
Institute, defines Fee Simple Estate as:
Absolute ownership unencumbered by any other interest or estate, subject only to the limitations
imposed by the governmental powers of taxation, eminent domain, police power, and escheat.
We consider easements, but only to the extent that they are known to us. Appraisal of the
fee simple means that an improved property is vacant and available to be put to its highest
and best use.
6713 Report Definition of Market Value
Carroll & Carroll 7
DEFINITION OF MARKET VALUE
In United States tax law, the definition of Fair Market Value is found in the United States
Supreme Court decision in the Cartwright case:
The fair market value is the price at which the property would change hands between a
willing buyer and a willing seller, neither being under any compulsion to buy or to sell
and both having reasonable knowledge of relevant facts.
United States v. Cartwright, 411 U. S. 546, 93 S. Ct. 1713, 1716-17, 36 L. Ed. 2d 528, 73-1 U.S.
Tax Case. (CCH) ¶ 12,926 (1973) (quoting from U.S. Treasury regulations relating to Federal
estate taxes, at 26 C.F.R. sec. 20.2031-1(b)).
ASSUMED EXPOSURE TIME
The reasonable exposure time is assumed to have already occurred as of the appraisal
effective date. The assumed reasonable exposure time was between 6 and 9 months.
6713 Report Area Analysis
Carroll & Carroll 8
AREA INFORMATION
COLLIER COUNTY ANALYSIS
An analysis of geography, transportation, population, employment, income, and education
for Collier County is performed using data provided by Site to Do Business, Florida Office
of Economic & Demographic, United States Department of Labor, all recognized source(s).
GEOGRAPHY
Collier County is the most southerly county on Florida's west coast offering mainland
coastal development. Collier County is west of Ft. Lauderdale and south of Tampa. With
2,025 square miles of land area, it is the largest county in Florida. About 63% of the land
area is in public ownership, is set aside for environmental preservation, or is scheduled for
public land acquisition.
The region enjoys a climate that is classified as subtropical. Summers are relatively mild,
and winters are usually frost free. A hard freeze is a rarity. The climate, especially in winter,
is one that attracts and is enjoyable to most people.
The geography of the area runs generally northwest and southeast as indicated by the trend
of the coastline. Beaches extend from the northern county line south to Cape Romano and
then, as the coastline trends further to the southeast, beaches give over to mangrove islands
and swamps. Moving northeastward from the beaches, elevations increase very slowly.
Most of the county is less than 15 feet above mean sea level. Although changes in elevation
6713 Report Area Analysis
Carroll & Carroll 9
are gradual, they are well defined by variations in vegetation. Much of the county is, or was
once, wetland. The once plentiful marine resources are largely depleted, but still provide
good sport fishing.
Population centers include the coastal communities of Naples, Marco Island and
Everglades/Chokoloskee. Immokalee, the single large interior community, is in north
Collier County and is the agricultural center of the region.
POPULATION
“The social forces studied by appraisers primarily relate to population characteristics. The
demographic composition of the population reveals the potential demand for real estate,
which makes the proper analysis and interpretation of demographic trends important in an
appraiser’s analysis.” The total population, it's composition by age and gender, and the rate
of household formation and dissolution strongly influence real property values. (The
Appraisal of Real Estate 14th Edition)
Collier County’s population has continued to increase year after year. The population has
increased only 0.1% as of 2022 from 2020. The population forecasts through 2027 calls for a
continued steady growth cycle with an estimated 4.4% population growth from 2022 to
2027.
6713 Report Area Analysis
Carroll & Carroll 10
Collier County is a popular retirement destination. As of 2022, 55.9% of the County’s
residents are over the age of 45. The 2027 forecasts depict an aging community with 56.5%
of the population 45 years of age or older.
EMPLOYMENT
Collier County is a largely service based economy with 32.1% of the employees in the
leisure, hospitality, education, and health service industries and 26% in professional,
business, financial and other services. Trade, transportation, & utilities along with
government jobs account for 36.4% of the County’s employees. Industries such as natural
resources/mining, construction, and manufacturing make up only 5.5% of the market.
6713 Report Area Analysis
Carroll & Carroll 11
The unemployment
rate in Collier County exceeded the state average by a slight margin in the years 2015 and
2016. The unemployment rate then declined through 2020 as the economy improved and,
until recently, Collier County’s unemployment rates decreased more rapidly than the state.
Top 10 Largest Employers SWFL-2022
Rank Company Employees
1 Lee Health 13595
2 Lee County School District 12936
3 Lee County Local Government 9038
4 Publix 8728
5 NCH Healthcare System 7017
6 Walmart 6516
7 Collier County School District 6422
8 Collier County Government 5000
9 Florida Gulf Coast University 3430
10 Arthrex, Inc 3000
Source: SOUTHWEST FLORIDA ECONOMIC DEVELOPMENT
ALLIANCE NOTE: * DATA AS RECENT AS 2018 Q3; ** DATA AS
RECENT AS 2017
6713 Report Area Analysis
Carroll & Carroll 12
INCOME
Collier County’s per capita income and median household income levels are higher than
state statistics. The most substantial difference between Collier County and the state is the
large percentage difference in household incomes above $100,000 where Collier County
exceeds the state by over 12%. Collier County's percentage household incomes ranging
from $25,000 to $74,999 is slightly lower than the percentage of household incomes in the
state, only mirroring that of the state at $75,000 to $99,000, and from there exceeding the
percentage of the state. Income levels vary greatly within different areas of Collier County,
and so will be discussed in greater detail in the Market Area descriptions.
TRANSPORTATION
The transportation system reflects local geography, population densities and the primary
motivators of tourism, service industry employment, the construction industry, agriculture,
and leisure activities.
ROADS
The earliest roads were coastal, extending from north to south in the early twentieth century
with the first settlers. Principal among these is US-41, commonly referred to as the Tamiami
Trail because it was built to connect Tampa and Miami. Where it passes through the coastal
community US-41 is a four or six lane divided highway with landscaped medians, curb and
gutter, streetlights and often with concrete sidewalks. The Trail is the principal coastal
arterial and one that defines several important boundaries. Often there is a noticeable land
value difference east and west of US-41 because the affluent coastal population prefers to
shop and trade close to home. As the highway turns southeast from downtown Naples
toward Miami the Trail defines the boundary of the coastal management zone which affects
development densities and storm evacuation requirements. The eastern segment of US -41
is a designated national scenic highway popular with tourists, especially during the winter
season as they seek adventure in the Everglades.
A system of asphalt surfaced arterials, major collectors, minor collectors, and neighborhood
streets extend into the urban area east and west from US-41. North-south arterials and
major collectors are established about one mile apart. From west to east, these include
Goodlette-Frank Road, Airport-Pulling Road, Livingston Road, Santa Barbara Boulevard
and Collier Boulevard. The east-west grid is spaced about two miles apart; from north to
south being Immokalee Road (CR-864), Vanderbilt Beach Road (CR-862), Pine Ridge Road
(CR-896), Golden Gate Parkway (CR-886), Radio Road (CR-856), Davis Boulevard (SR-84),
and Rattlesnake Hammock Road (CR-864). Within the urban area all of these are at least 4
lane divided highways.
East of Collier Boulevard the road system reflects the economies of scale of Golden Gate
Estates subdivision (the Estates) where 102 square miles of rural subdivision is supported
by a grid system of paved and unpaved 2 lane streets, with 2 and 4 lane asphalt surfaced
6713 Report Area Analysis
Carroll & Carroll 13
major collectors. Golden Gate Boulevard, a 4-lane divided road for five of its eleven miles
east of CR-951, is the principal east-west collector. Everglades Boulevard (2 lane and
asphalt surfaced) is the north-south major collector extending south from Immokalee Road
14 miles to the grade separation at I-75 where it continues into the Picayune Strand State
Forest. Most of the neighborhood streets in Golden Gate Estates are asphalt. Collier
County is planning to extend east-west collectors through the Estates along the alignment of
Vanderbilt Beach Road and somewhere south of Golden Gate Boulevard. A north-south
connection is also planned from the eastern terminus of White Boulevard (Pine Ridge Road)
north to Golden Gate Boulevard.
Interstate highway 75 (I-75) was extended from north to south through Collier County in
the mid-1980s along a flood-proof route about five miles inland. Directly east of the City of
Naples I-75 joins the original alignment of State Road 84 (Alligator Alley) connecting with
Florida's east coast at Ft. Lauderdale. The coastal community I-75 interchanges are spaced
three to four miles apart at Immokalee Road (CR-864), Pine Ridge Road (CR-896), Golden
Gate Parkway (CR-886), and at Collier Boulevard/Davis Boulevard (CR-951/SR-84). Twenty-
one miles east of the coastal community is an interchange at State Road 29; the last
interchange in Collier County. Collier County and the FDOT continue to study the
feasibility of an interchange at Everglades Boulevard.
The advent of I-75 signaled a change in the relationship of Collier County to the rest of
Florida and the United States. While US-41 was the only north-south arterial, Collier
County was dominated by the conservative mid-western influences of seasonal residents
and somewhat isolated from the larger urban areas of Florida. After the late 1980s, road
access to Collier was made much more convenient to the northeast via connections with I -4
and I-95. This had the effect of broadening Collier’s market exposure and it stimulated
growth. The extension of I-75 south into Dade County promoted better access for European
tourists and made Collier County transient lodging attractive for east coast weekenders.
Strategic connections exist where Collier Boulevard and CR-92 extend south and west from
US-41 providing access to the City of Marco Island from the greater Naples area and from
Florida's east coast, respectively. State Road 29 connects the southwest Florida agricultural
center of Immokalee with points north, with the Naples coastal community via CR-846,
with the Ft. Myers coastal community via SR-82, and with US-41 at Everglades City which
is the western gateway to Everglades National Park and the 10,000 Islands region of
Collier's southwest coast.
The road transportation system is well planned, well maintained, and operating at
acceptable capacity. Ambitious road construction projects undertaken in anticipation of
growth projections and funded by impact fees have caught up with development. The road
system reflects Collier's position at the southerly limit of development on Florida's west
coast.
6713 Report Area Analysis
Carroll & Carroll 14
MASS TRANSIT
Collier Area Transit (CAT), operated by Collier County Alternative Transportation Modes
Department, provides inexpensive alternative transportation throughout the county linking
major employment centers of Naples with Marco Island and Immokalee. There are several
circulation routes with stops at the County government complex, hospitals, and major
shopping establishments. The system accommodates bicycle transport and personal items.
The same County department administers the Collier Area Para Transit system which
provides subsidized transportation services for the disabled and economically
disadvantaged.
This is a successful and growing system that connects people with jobs, essential services,
and shopping while reducing transportation costs and road congestion.
AIRPORTS
Collier County is supported by a system of five public airports. Southwest Florida
International Airport (RSW) is located in Lee County 25 miles north of Naples; a 45-minute
drive via I-75 from the Collier center of population. This facility serves the five county
southwest Florida regions offering domestic and international air carrier service. It is
modern, convenient, and has planned expansion to keep up with regional growth.
Naples Municipal Airport (APF) owned by the City of Naples and operated by the
independently constituted Naples Airport Authority which derives its revenue principally
from fuel sales. This small airport (about 1 sq. mi.) is located one mile east of downtown
Naples. It serves the coastal community and is especially convenient to affluent residents
who own private aircraft, to the corporate convention business of the large beachfront
hotels, and to essential services like mosquito control, Emergency Medical Services (EMS),
the Sheriff’s office, and private air ambulance services. The two paved runways (5/23 @
5,290’ and 14/32 @ 5,000’) will support jets including the G4 and Challenger series. Naples
airport is tower controlled and fully certified for commercial operations and is home to
several aircraft charter services and flight training schools. In 2005, Naples Municipal
Airport accommodated 163,434 aircraft operations, a record high. Annual operations
decreased by nearly 50% from 2005 to 2011. The total operations for 2020 were 104,479,
which is a 5.2% increase from the previous year. Due to its downtown location, Naples
airport has restricted operations of the noisiest jet aircraft and is at the leading edge of noise
abatement measures.
The Collier County Airport Authority owns and operates airports at Marco Island, in
Everglades City, and at Immokalee. These are primarily funded through fuel sales and
hangar leases. Marco Island Airport (MKY) is a very small (64.47 acres) general aviation
facility on the mainland four miles northeast of Marco Island. The single paved runway
(17/35 @ 5,000') will support light jet traffic. Hanger and ramp space is very limited. Fuel is
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available. This airport is convenient to Marco Island residents and to the corporate
convention business of the Island hotels. Immokalee Regional Airport (IMM) is one mile
east of Immokalee and 35 miles by road northeast of Naples. This 2 square mile airport has
two paved 5,000-foot runways (18/36 and 09/27) a third diagonal runway is now used as a
weekend drag racing strip. The airport is in the Florida Rural Enterprise Zone and a HUB
Empowerment Zone. A 60-acre zone in and around the airport is a designated Foreign
Trade Zone. To date, the economic potential of this airport is largely unrealized. However,
the field is active as a training destination for coastal-based flight schools, it hosts aerial
firefighting and crop-dusting operations, and it bases numerous private aircraft. The
Everglades Airpark (X01) is a light duty general aviation facility of 29.14 acres that is within
walking distance of downtown Everglades City. The single paved strip (15/33 @ 2,400')
supports itinerant coastal traffic and half a dozen-based aircraft. Fuel, a comfortable pilot
center and bicycles are available.
The aviation community Is well supported. The greater Naples area is the beneficiary of the
winter season influx of corporate executives and affluent individuals who can afford luxury
private jet travel.
MARINE TRANSPORTATION
There is no deep-water port and no commercial marine activity other than that associated
with commercial fishing, charter sport fishing, and the marine towing services that support
the pleasure boat industry. The controlling depth to the municipal dock in Naples Bay is six
feet at mean low water. The US Coast Guard maintains a dredged and well-marked
intracoastal waterway from the head of Naples Bay to Coon Key southeast of Marco Island.
Local geography requires vessels northbound from Naples to transit 30 miles of the Gulf of
Mexico before returning to the sheltered intracoastal system at Sanibel Island. According to
the Marine Industries Association of Collier County, as of early 2018 there were 57,685
registered vessels in Southwest Florida. In 2022, Florida registered over 1 million
recreational boats. Seasonally, excursions from Marco Island to Key West and from Ft.
Myers Beach to Key West are scheduled daily.
EDUCATION
The Collier County School District provides public education to about 47,000 students
encompassing grades K-12 and employs almost 7,000 people of which 3,200 are teachers.
The district has 51 public schools consisting of 31 elementary, 10 middle, 8 high schools, one
K-12 (Everglades City School), and 1 virtual school. There are also 12 alternative school
programs and two technical colleges, Lorenzo Walker Technical College, and Immokalee
Technical College, which offer short term and long-term training to adults and high school
students.
Between 2015 and 2020, the school district had an overall population growth of more than
6,000 students but recently student population growth has leveled off and slightly
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decreased. The student population is a diverse culture. 55% of students live in homes where
English is not the first language. Students come from 76 different countries of origin and
speak 104 different languages.
Collier County School District continues to receive an “A” grade by the State of Florida
Department of Education. The district and all schools are accredited by the Southern
Association of Colleges and Schools Council. Collier County is the leader in Florida in
educational technology. It is also a leader in advanced educational programs, offering dual
enrollment and Advance Placement courses, Cambridge Advanced International Certificate
of Education and Laureate diplomas. Career training is available through 32 career
academies.
In addition to the public-school system, there are numerous private schools throughout the
county. Approximately, 16% of all K-12 students in Collier County are educated in private
schools.
Collier County is also home to several colleges and accredited universities. Three colleges
have campuses in Collier County: Ave Maria University, Keiser University and Florida
Southwestern State College (formerly Edison Community College). Ave Maria University is
a private catholic university that offers both undergraduate and graduate programs
including a law school has around 1,245 students. Keiser University is a private university
that offers both undergraduate and graduate programs to over 17,990 students throughout
20 campuses in Florida and an online learning program. Florida Southwestern State College
with campuses in Naples, Punta Gorda, and Ft. Myers, offers both two-year and four-year
degree programs for 14,714 students. Formerly located in Naples, now in Fort Myers,
Hodges University is a private four-year college that offers bachelor’s and master’s degrees
in 20 disciplines for around 1,676 students. Nearby Florida Gulf Coast University (located
in southern Lee County) is one of the state's fastest growing institutions and home to over
16,000 students.
CONCLUSION
At the southerly limit of urban development on Florida's west coast, Collier County offers
the climate, natural resources, and sporting opportunities to support a superb retirement
community. The quality of infrastructure, schools, and social services is what one would
expect of such an area. We are experiencing a surge in new development projected to take
us through the next several years. In the long term, the attractions of the climate and
location, and the stability of fixed-account affluence promise continuing prosperity
although probably without the strong emphasis on new development.
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MARKET AREA
Market Area is defined as:
“The geographic region from which a majority of demand comes and in which the
majority of competition is located.” (The Dictionary of Real Estate Appraisal 7th Edition)
“A market area is defined in terms of the market for a specific category of real estate
and thus is the area in which alternative, similar properties effectively compete with the
subject property in the minds of probable, potential purchasers and users.” (The
Appraisal of Real Estate 15th Edition)
A market area includes those surrounding land uses which impact the value of a property
and it can encompass one or more neighborhoods or districts. An appraiser focuses on the
market area in analyzing subject property value influences.
BOUNDARIES
The subject property is located within the Golden Gate area of Collier County. For
appraisal purposes, the Golden Gate or market area boundaries are shown below:
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Introduction
The portion of Golden Gate within this market area is approximately 157 square miles in
size. Three separate land uses are worth noting. Golden Gate City, which is not
incorporated, is a 4-square mile development of high residential density consisting of both
single-family and multifamily units. Commercial services for this market area are
centralized here. The rural estates consist of approximately 116 square miles and is zoned
for estate living. This low-density development serves a rural lifestyle desired by many in
the area. A third area, Orange Blossom PUD located on Immokalee Road, is a 4-square mile
residential subdivision with commercial support near the Immokalee Road and Randall
Boulevard intersection. It is approximately 80% developed with primarily single-family
units. Collier County Fairgrounds, a high school, middle school, and elementary school are
located here.
Demographics for Golden Gate City and rural estates will be discussed separately, where
appropriate, Data for Orange Blossom PUD will be included in the rural estate’s
demographics.
Environmental Influences
This area is desired because of mild winter weather and rural lifestyle. Even though it is
inland from the coast there is still easy access to miles of beaches. The Naples area is one of
the very few in Florida that offers adequate public access to a mainland beach. The
subtropical weather allows for year-round recreational opportunities. Boating, swimming,
riding ATVs, and camping are popular activities. Bicycling, walking and jogging are
supported by an extensive network of connected biking and walking paths. Multiple tennis
and pickle ball courts are available, as well as fitness centers.
Golden Gate is known for its clean environment and healthy lifestyle. Residents are drawn
to the rural estates because of wooded lots, native vegetation and abundance of wildlife.
Agriculture uses are permitted; therefore, equestrian activities are common throughout the
estates. Golden Gate City is an urban area served by county parks and a biking/walking
path network.
Governmental Influences
This market area, including Golden Gate City, is governed by Collier County Board of
County Commissioners which serves as chief legislative body and five constitutional
officers: sheriff, clerk of courts, tax collector, supervisor of elections, and property appraiser.
County government is managed by a strong county manager structure. Collier County
provides services which range from average to high quality. However, Collier County is
known for being a difficult county for building and development. The tax burden in
Collier County is lower than the national average.
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County government has zoning, and comprehensive plan ordinances designed to protect
the character and values of property; to protect and enhance economic development; and to
maintain and enhance the attractive nature of the area.
Public services include fire protection, solid waste disposal, potable water, sanitary sewer
service and storm water drainage. In some areas of Golden Gate Estates where sanitary
sewer is not available, septic systems are permitted. Public/private companies proved
adequate services for electricity, cable, and internet. Community support facilities such as
schools, parks, churches, shopping, and places of employment are all located within this
market area.
Collier County Sheriff Department provides a full range of services for Collier County.
According to the 2022 statistics listed by the Collier County Sheriff’s Office, Collier County
has one of the lowest crime rates in Florida. The county averages are representative of
conditions in the Golden Gate area.
This market area is served by several arterial roadways. All are six-lane divided highways
with landscaped medians. Improvements include street lighting and concrete curb and
gutter. North-south arterial roadways include Santa Barbara Boulevard which connects
Rattlesnake Hammock Road to Immokalee Road and Collier Boulevard (SR-951) which is a
major arterial linking Marco Island in south Collier County with Immokalee Road near the
north county line. Development along Collier Boulevard is a mixture of single/multi-family
residential, office, light industrial, institutional, and retail.
The Collier Boulevard thoroughfare anchors a grid of arterial roads spaced about 2 miles
apart, that serve the greater Naples coastal community which lies to the west and has direct
access to I-75.
East-west arterials include Golden Gate Parkway, Pine Ridge Road, and Immokalee Road.
Each one provides direct access to Interstate I-75. Development along Pine Ridge Road is
mainly developed with single family homes and institutional uses. Golden Gate Parkway
and Immokalee Roads have a mixture of single/multi-family residential, office, industrial,
institutional, and retail uses. Another east-west arterial is Vanderbilt Beach Road which is a
direct connection between the Golden Gate area and the Naples beaches. Construction has
begun on the Vanderbilt Beach Road Extension, which will be extended to Wilson
Boulevard.
Interstate I-75, which connects Collier County to both North Florida and Florida’s east coast,
serves this entire market area and access is provided by three interchanges.
The arterial road system is laid out in a grid pattern that provides adequate traffic flow to
all areas of the county. Commercial development exists at every major intersection; but the
intersections are designed with proper turns lanes and signaling to provide for adequate
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traffic movement. The road network easily handles traffic demand in the off-season, May
through December. Traffic more than doubles in January, February, March and April
because of seasonal residents and tourists. Even with exceptionally heavy traffic, the road
network usually handles peak traffic demand without major delays.
The rural estates are served by a grid of residential streets and collector roads. The
residential streets, which are two-lane roads with open swales, are located every quarter
mile. Most these roads are paved; however, some residential streets located along the
eastern edge of this market area have yet to be improved. The residential streets feed into
collector roads, which connect to the major arterial highway system. The collector roads
include Santa Barbara Boulevard, Golden Gate Boulevard, Wilson Boulevard, Everglades
Boulevard, Randall Boulevard and Oil Well Road. They are four to six-lanes in the more
populated areas, transitioning to two-lanes in the eastern section of this market area.
Public transportation is provided by a county transit bus service.
Naples Municipal Airport is located outside the market area but is easily accessed by any
resident of the area. The airport is City owned but operated by the independent Naples
Airport Authority. It serves private and commercial aviation, as well as aviation related
activities. It supports government services, such as, Mosquito Control District and Collier
County Sheriff’s aviation unit.
Located within the market area is the Paradise Sports Complex developed by Collier
County. The 60+ acre site is designed with 19 fields to accommodate football, soccer, field
hockey, lacrosse, baseball, and others. There is a 13-acre lake with a beachfront, food-truck
area, a market space, a large lawn, a championship stadium with seating capacity for 3,500
and an indoor fieldhouse. The total budget for the project was approximately $80 million
dollars. Adjacent to the Paradise Sports Complex will be the proposed Great Wolf Lodge
South Florida which is projected to be completed in the spring/summer of 2024. The hotel is
situated on 20 acres and will feature 500 family-friendly suites and an expansive 100,000-
square-foot indoor water park.
Social Influences
Golden Gate City is a diverse community of entry level housing. Residents like the small
town feel and consider it a safe place to raise a family. Residential is approximately 95%
built out. Rural estates are attractive for their quiet country living while being in close
proximity to all that the coastal community has to offer. Build out varies in the rural estates
from 95% in the western portion of the market area to 40% or less in the southeastern
location. Per US Census Bureau forecasts, the 2022 population is 78,769 with a projected
growth to 81,893 (0.78% annual growth) by 2027. This area experiences a lower seasonal
population increase during the winter months than other areas of Collier County.
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The median age is 36.7 with 73.7% of the population being 54 and younger. The median
household income is $83,679. 25.6% have a bachelor’s or professional degree and 24.7%
have some college education. There is an average degree of community involvement
through civic organizations, neighborhood groups, social service organizations and political
committees.
The Naples cost of living is 11.9% higher than the average cost of living in the United States.
Conversely, Florida has a cost of living that is 1% higher than the US average. Of the 25
locations included in the Economic Policy Institute's dataset for Florida, Naples-Marco
Island is the 21st most expensive. In Naples, housing is the category with the highest index
(21% above national average), while taxes are the category with the lowest index (15%
below national average). (Ref. Careertrends.com; cost of living analysis). Golden Gate has
some of the highest density of affordable housing units in Collier County, but because of the
high cost of living, home values can still be out of reach for many moving into Collier
County.
One of the main driving forces impacting growth in this area is the quality of schools. This
market area has 15 public schools: two high schools, three middle schools, nine elementary
schools, and three Charter schools. In addition to the public school system, there are three,
faith-based private schools.
Economic Influences
The population increased 20.07% over the last 12 years or 1,097 people per year. The
population is forecasted to increase an additional 3.97% over the next five years for an
average of 625 people per year. This trend is consistent with the past twenty years and
should continue into the near future as buildout continues along the eastern edge of this
market area. The residential population is dominated by working class and young
professional residents. Comparatively, incomes within this market area are less than the
county average.
Development trends:
Residential
This market area provides a large range in home values from entry level housing to million-
dollar estates and is the greatest source of vacant residential lots in the county. Values in
Golden Gate City should remain consistent subject only to general market trends. Values in
the eastern rural estates will increase as buildout in the units closest to the coast continues.
The average home value in the market area is $384,105 which is considerably lower than the
County’s average home value of $567,449. The total number of households in the market
area is 27,440, of which, 69.9% are owner occupied, 22.8% renter occupied and 7.3% vacant.
Vacancy includes seasonal rentals.
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Commercial
Commercial development can be categorized into four different groups. Primary
commercial is in Golden Gate City. Second group is newer construction at the arterial road
intersections. Third is neighborhood commercial within the rural estates. Fourth is the
industrial commerce park near Collier Boulevard and the I-75 interchange.
Golden Gate City is the commercial center serving this market area. Santa Barbara
Boulevard, north of Golden Gate Parkway, has a mixture of multi-family residential and
commercial along the east side of the road. Commercial consists of older single story, single
user buildings and 4 to 8 unit retail plazas. Businesses include daycare/ preschools,
neighborhood food mart and gas stations, construction company offices, barber shops and
beauty salons and small restaurants. Golden Gate Parkway has a mixture of multi-family
and commercial development along both sides of the roadway. Newer commercial consists
of CVS and Walgreens, carwashes, bank branches and national fast food restaurants. There
are three older shopping centers, anchored by Winn Dixie and by Ace Hardware. Single
story commercial structures and strip centers house neighborhood businesses such as
barber shops and beauty salons, florists and jewelers; veterinary services and family
medical clinics; and small locally-run restaurants and food marts. Several businesses
consist of automotive support such as gas stations, oil chance and car washes. Professional
services are primarily located in executive suites located near Santa Barbara Boulevard.
The Quality Inn Hotel & Golf Course located at the southwest corner of Golden Gate
Parkway and Collier Boulevard was purchased by Collier County in 2019. A lease
agreement was signed with BigShots Golf in May 2021 who planned to redevelop the 165
acres with a 12-hole public golf course and a BigShots entertainment facility. The project
has still not yet broke ground.
Commercial frontage along the west side of Collier Boulevard south of Green Boulevard is
very similar to commercial along Golden Gate Parkway in building size, age and use. The
exception is that there is a greater density of national food chains. The second-tier
commercial properties, without major road frontage, are developed with single story
warehouse-type structures housing service-oriented businesses.
Newer commercial development is located along Collier Boulevard where it intersects Pine
Ridge Road and Vanderbilt Beach Road. Each intersection has a shopping center anchored
by either a Publix or Winn-Dixie supermarket. Out parcel development includes bank
branches and gas station/convenience stores and national pharmacies.
Commercial development in the rural estates is limited because residents have orchestrated
an ongoing effort to prohibit commercial development in the residential areas. The only
neighborhood commercial locations are at the intersection of Wilson Boulevard and Golden
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Gate Boulevard, Everglades Boulevard and Golden Gate Boulevard, and at Randall
Boulevard and Immokalee Road.
The Randall Boulevard and Immokalee Road intersection is where the majority of
commercial development is occurring. There is a Publix anchored shopping center on the
east side of the road. Located along the western curve of Immokalee Road is approximately
50 acres that is current being developed and will be known as Randall at Orangetree. Upon
completion, the development will include a 400-unit apartment complex and about 350,000
square feet of commercial space.
Industrial
Industrial/commercial developments are in the northeast quadrant of I-75 and Collier
Boulevard interchange. White Lake Industrial Corp Park is one of Collier County’s three
primary industrial parks. The White Lake Industrial Park contains 144.4 acres and is
approved for 7.80 acres of commercial and 77 acres of industrial. White Lake consists of
newer, good quality flex and warehouse properties and it is home to some of the largest
manufacturing facilities within the county. It is approximately 85-90% built-out.
City Gate Commerce Center contains 288 acres zoned for 2,950,000 S.F. of commercial, light
industry, office, warehouse and distribution. The site has over 3,000 feet of frontage on
Collier Boulevard where a gas station, a 102 room Spring Hill Marriott Hotel and a 100
room Fairfield Inn Marriott have been constructed. The Paradise Sports Complex was also
recently completed. A developer (Uline) recently completed the development of a 936,950-
square-foot Distribution Center on approximately 102.68 acres of land within City Gate.
There is also an Amazon Distribution Center near the corner of Davis and Collier Blvd.
Medical
None of Collier County’s major medical facilities are located within this market area. The
only major medical center/hospital servicing this area is the Physicians Regional Medical
Center located along Pine Ridge Road, just east of Interstate 75. This is a 201-bed facility
and is one of the county's four major medical centers. The hospital offers a 24-hour
emergency department that provides a full range of traditional emergency services. An
additional NCH emergency room facility was completed at the northeast corner of Collier
Boulevard and Immokalee Road. This is a two-story 19 room, state of the art emergency
room with additional medical space for practicing physicians. The facility was built to help
service the rural estates and all the new residential units being constructed along Collier
Boulevard and Immokalee Road. Physicians Regional recently completed a similar facility
at the southeast corner to serve all the new residential development along Immokalee Road
and the Golden Gates Estates community. Encompass Health Rehabilitation Hospital of
Naples is a recently completed 50-bed rehabilitation hospital along Collier Boulevard, north
of Vanderbilt Beach Road.
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Construction, education, and retail trade dominate the market area business sector.
MARKET AREA LIFE CYCLE
Market areas often pass through a four-stage life cycle of growth, stability, decline, and
revitalization.
• Growth – A period during which the market area gains public favor and acceptance.
• Stability – A period of equilibrium without marked gains or losses.
• Decline – A period of diminishing demand
• Revitalization – A period of renewal, redevelopment, modernization and increasing
demand.
Most of the real estate activity in Golden Gate reflects the growth cycle. The residential and
commercial markets continue to be strong. The growth cycle is expected to continue into the
near future. Because of the age of the structures, the western portion and the city center are
just beginning to experience some revitalization.
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CONCLUSION
This continues to be one of the most affordable market areas in Collier County. The houses
within the city center provide entry level housing and the rural area satisfies the desire for
larger lot sizes and rural lifestyle. A well-designed road network provides easy access to
jobs serving the coastal community; coastal beaches and water activities; entertainment
endeavors; and commercial and medical services. This area appeals to a cross section of the
population but primarily to working-class families. Development continues to push north
and east where vacant lots still exist. Golden Gate will likely continue to enjoy a healthy
growth while maintaining its affordability.
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PROPERTY INFORMATION
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SITE DESCRIPTION – WINCHESTER HEAD PRESERVE
Summary Winchester Head consists of a total of 120 parcels or a total
of 165.29 acres. The parcels are located in northern Golden
Gate Estates, east of Everglades Boulevard and north of Oil
Well Road and stretch from south side of 37th Avenue NE to
the north side of 41st Avenue NE.
Parcel ID#& Owners There are a total of 40 parcels or a total of approximately
52.60 acres that Collier County is considering acquiring. A
complete list of the parcels is included in the addendum of
the report.
Size The remaining parcels range in size from 1.14 to 2.73 acres.
Shape All the parcels are rectangular in shape.
Access All parcels have legal and physical access along paved
roads. The parcels are accessible from 37th Avenue NE, 39th
Avenue NE, and 41st Avenue NE via Everglades Boulevard.
Topography The properties are generally level.
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Ground Cover The majority of the properties are covered in native and
exotic vegetation and have never been cleared.
I was provided with a Conservation Collier Property
Summary Winchester Head Preserve Multi Parcel Project
dated February 2024. The parcels are primarily freshwater
marsh and cypress.
Utilities Electricity, telephone and TV cable are available. The
properties are serviced by well and septic.
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ENVIRONMENTAL CONTAMINATION
Observed Contamination None
Noted Concerns None
Environmental Assessment
Available
No
Impact on Value None
Disclaimer Unless otherwise stated in this report, the existence
of hazardous substances or environmental
conditions including but not limited to asbestos,
polychlorinated biphenyls, petroleum leakage,
agricultural chemicals, urea formaldehyde
insulation, lead paint, toxic mold, et cetera, which
might or might not be present in or on the property
were not called to the attention of the appraiser.
Such tests were not in the appraiser's required
scope of work, the appraiser is not qualified to test
for such substances and conditions and the
appraiser is not qualified to render professional
opinions in this specialty area. No responsibility is
assumed for any such conditions that might exist,
or for the knowledge and expertise required to
discover them.
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NATURAL RESOURCE CONCERNS
Condition of subject The majority of the properties are covered in native
and exotic vegetation and have never been cleared.
I was provided with a Conservation Collier
Property Summary Winchester Head Preserve
Multi Parcel Project dated February 2024. The
parcels are primarily freshwater marsh and cypress
which are considered jurisdictional wetlands.
The preserve is used by the Florida Panther and is a
habitat for Wood storks.
All plant and animal communities are of interest
and concern. To a greater or lesser degree
depending on the species and the quality of habitat
they occupy, plants and animals inhabiting the
property will invoke some level of scrutiny and will
result in some cost during the permitting process.
Natural Resource Audits Available Yes
Impact on Value N/A
Disclaimer
Specialized natural resource audits were not in the
appraiser’s required scope of work, the appraiser is
not qualified to conduct such audits and the
appraiser is not qualified to render professional
opinions in this specialty area. No responsibility is
assumed for any extraordinary natural resource
concerns, or for the knowledge and expertise
required to discover them.
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FUTURE LAND USE
Ordinance or Plan Collier County
Future Land Use Designation GGE- Golden Gate Estates
Residential Estates Subdistrict
Purpose of Designation The Estates Land Use Designation encompasses lands
which are already subdivided into semi-rural
residential parcels (2.25 acres as an average)
essentially consisting of the Golden Gate Estates
Subdivision. The area is identified as having potential
for population growth far removed from supportive
services and facilities. Expansion of the area shall be
discouraged.
Refer to the Golden Gate Area Master Plan for siting
criteria and development standards for specific land
uses.
Under the Estates future land use designation there is
no provision for a conditional use and therefore a
conditional use approval requires an amendment to
the GGAMP.
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ZONING
Ordinance or Land Development
Code
Collier County
Zoning E- Estates
Purpose or Intent of Zoning The subject is zoned “E” – Estates District. The
purpose and intent of the Estates district is to provide
lands for low density residential development in a
semi-rural to rural environment. In addition, several
conditional uses including churches, social and
fraternal organizations, child care centers, private
schools, and group care facilities are available under
conditional use provisions. Permitted uses include
single-family dwellings and Family Care Facilities,
and public schools. Conditional uses permissible in
the Estates district include churches and other places
of worship, social and fraternal organizations, child
and adult care centers, schools and group care
facilities. These conditional uses are strictly
regulated.
Below are the development requirements as set forth
in the Estate Zoning District:
Minimum Lot Area: 98,010 square feet
or 2.25 acres
Minimum Lot Width: 150 feet
Minimum Front Yard Setback: 75 feet minimum
Minimum Side Yard Setback: 30 feet
Minimum Rear Yard Setback: 75 feet
Maximum Building Height: 30 feet
Overlay District None.
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HIGHEST AND BEST USE
DEFINITION
The Dictionary of Real Estate Appraisal, 7th Edition, published 2022 by the Appraisal
Institute, defines Highest and Best Use as:
The reasonably probable use of property that results in the highest value. The four criteria that the
highest and best use must meet are legal permissibility, physical possibility, financial feasibility,
and maximum productivity.
METHOD
There are four criteria that must be met in order for a use to be the highest and best use for a
given property. The highest and best use must be:
• Legally permissible.
• Physically Possible.
• Financially feasible.
• Maximally productive.
Ordinarily these criteria are considered sequentially, each step narrowing the range of
alternative uses being considered.
ANALYSIS
SITE AS THOUGH VACANT
Legally Permissible – All parcels are zoned E-Estates with a future land use of Residential
Estates. The purpose and intent of the E-Estates district is to apply to an area of low-density
single-family residences in a semi-rural environment and permits all necessary residential
activities as well as the keeping of limited agricultural animals as specified in this division.
Physically Possible: The sites are level and at or slightly below road grade and could be
developed as a single-family home sites. The location, surrounding land uses, and the size
of the properties suggest some type of single-family use. Due to the potential presence of
wetlands on the sites, mitigation could be required to develop single-family residences on
some of the properties.
Financially Feasible: The financial feasibility of single-family residential development is
good. The single-family residential market continues to be strong, especially new
construction. Single-family residential development is financially feasible.
Although it is not an economic use, acquisition of lands in the area by Collier County is
encouraged for habitat preservation and conservation.
6713 Report Highest and Best Use
Carroll & Carroll 42
Maximally Productive: The maximally productive use is that the wetlands be mitigated,
and the properties developed with single-family residences, or the properties be purchased
for preservation, conservation, and restoration.
CONSIDERATION OF APPROACHES
Only the sales comparison approach is appropriate for these vacant parcels.
6713 Report Sales Comparison Approach
Carroll & Carroll 43
SALES COMPARISON APPROACH
INTRODUCTION
In the sales comparison approach, the subject property is compared with similar properties
that have sold recently or for which listing prices or offering prices are known. Data from
generally similar properties is used, and comparisons are made to demonstrate a probable
price at which the subject property would sell if offered on the market. This approach is
particularly strong when comparable sales data is plentiful and there is good conformity
among properties in the neighborhood.
Following is the procedure to be followed in developing this approach:
1. Research the market to gather information on sales, listings, and offers to purchase
properties similar to the subject.
2. Verify the information as to factual accuracy and arm's-length market considerations.
3. Identify relevant units of comparison and develop a comparative analysis for each
unit.
4. Compare the subject with comparable sale properties using elements of comparison
and adjust the sale price of each comparable appropriately.
5. Reconcile the various value indicators produced from the analysis of comparables into
a single value indication or a range of values.
The outline above is developed in detail on the following pages.
6713 Report Sales Comparison Approach
Carroll & Carroll 44
WINCHESTER HEAD PRESERVE
Collier County is interested in determining a per acre value for the various tiers for the
Winchester Head Preserve Area to assist them in acquiring parcels for the Conservation
Collier land preservation program. The price per acre will be estimated for the various
tiers.
Tiers
I. Up to 25% Wetlands
II. 26-50% Wetlands
III. 51-75% Wetlands
IV. 76-100% Wetlands
SALES DATA
A search was made for sales of land comparable to the subject parcels. The intention was to
find comparable sales in similar locations that offer similar functional utility. A total of 21
comparable sales were identified as the best available for analysis.
Price per acre of gross land area was developed as the unit of comparison, since that is the
unit best suited to the analysis, and the one most often utilized by local buyers, sellers, and
brokers of land similar to the subject parcel. Due to the location and physical
characteristics, I elected to bracket the subject within the range indicated by comparables.
This is preferable to a conventional adjustment process where the magnitude of adjustments
is likely to be great, and there is little support for specific adjustments.
Comparable land sales grids are given on the following pages. Each comparable is
identified by a number which will be used for reference throughout the report. Each
comparable is identified on the location map immediately following this page.
6713 Report Sales Comparison Approach
Carroll & Carroll 45
LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES
6713 Report Sales Comparison Approach
Carroll & Carroll 46
LAND SALES ADJUSTMENT GRID – UP TO 25% WETLANDS
ITEM SUBJECT COMP #1 COMP #2 COMP #3 COMP #4 COMP #5 COMP #6 COMP #7
PARCEL #39772680004 39778720007 39781320009 39964040009 39712560003 39713200003 39712080004
PROPERTY IDENTIFICATION Winchester Head 3248 41st 3533 41st 3690 41st 3841 39th 47th 4165 43rd 4137 43rd
Avenue NE Avenue NE Avenue NE Avenue NE Avenue NE Avenue NE Avenue NE
SALE PRICE N/A $97,000 $100,000 $130,000 $90,000 $105,000 $70,000 $130,000
REAL PROPERTY RIGHTS N/A Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple
0 0 0 0 0 0 0
CONDITIONS OF SALE Market Market Market Market Market Market Market Market
0 0 0 0 0 0 0
BUILDING IMPROVEMENTS None None None None None None None None
0 0 0 0 0 0 0
FINANCING Cash or Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller
Equivalent 0 0 0 0 0 0 0
ADJUSTED SALE PRICE N/A $97,000 $100,000 $130,000 $90,000 $105,000 $70,000 $130,000
Recording Date N/A 03/28/24 04/25/24 10/27/23 04/11/24 04/25/24 12/01/23 11/01/23
Months Prior To Effective Date 05/13/24 1.51 0.59 6.54 1.05 0.59 5.39 6.38
MARKET CHANGE ADJUSTMENT N/A 1.1%0.4%4.9%0.8%0.4%4.0%4.8%
ADJUSTED SALE PRICE N/A $98,100 $100,444 $136,378 $90,710 $105,466 $72,830 $136,218
Parcel Area in Gross Acres 1.14-2.73 1.14 1.14 1.59 1.14 1.59 1.14 2.27
PRICE PER ACRE ?$86,053 $88,109 $85,772 $79,570 $66,331 $63,886 $60,008
LOCATION
ADDRESS Winchester Head 41st Ave. NE 41st Ave. NE 41st Ave. NE 39th Ave. NE 47th Ave. NE 43rd Ave. NE 43rd Ave. NE
CORNER LOT N/A No No No No No No No
PAVED ROAD Yes Yes Yes Yes Yes Yes Yes Yes
CANAL FRONTAGE N/A No No No No No No No
OVERALL LOCATION Average Similar Similar Similar Similar Similar Similar Similar
0%0%0%0%0%0%0%
UTILITIES Well & Septic Similar Similar Similar Similar Similar Similar Similar
0%0%0%0%0%0%0%
COMP. PLAN Estates Estates Estates Estates Estates Estates Estates Estates
ZONING E - Estates E - Estates E - Estates E - Estates E - Estates E - Estates E - Estates E - Estates
0%0%0%0%0%0%0%
SIZE IN ACRES 1.14-2.73 1.14 1.14 1.59 1.14 1.59 1.14 2.27
SHAPE/CONFIGURATION Rectangular Similar Similar Similar Similar Similar Similar Similar
0%0%0%0%0%0%0%
PHYSICAL CHARACTERISTICS Native Veg.Similar Similar Similar Similar Similar Similar Similar
WETLANDS No No No No No No No
WETLANDS %0-25%0%0%0%0%0%0%0%
WETLANDS QUALITY N/A N/A N/A N/A N/A N/A N/A
0%0%0%0%0%0%0%
GROSS ADJUSTMENT N/A 0%0%0%0%0%0%0%
INDICATION OF UNIT VALUE ?$86,053 $88,109 $85,772 $79,570 $66,331 $63,886 $60,008
6713 Report Sales Comparison Approach
Carroll & Carroll 47
LAND SALES ADJUSTMENT GRID – 26-50% WETLANDS
ITEM SUBJECT COMP #8 COMP #9 COMP #10 COMP #11
PARCEL #40067480005 39141240004 38785720004 38964120001
PROPERTY IDENTIFICATION Winchester Head 31st Avenue 2389 66th 3425 58th 2252 56th
NE Avenue NE Avenue NE Avenue NE
SALE PRICE N/A $75,000 $87,000 $125,000 $65,000
REAL PROPERTY RIGHTS N/A Fee Simple Fee Simple Fee Simple Fee Simple
0 0 0 0
CONDITIONS OF SALE Market Market Market Market Market
0 0 0 0
BUILDING IMPROVEMENTS None None None None None
0 0 0 0
FINANCING Cash or Cash to seller Cash to seller Cash to seller Conventional
Equivalent 0 0 0 0
ADJUSTED SALE PRICE N/A $75,000 $87,000 $125,000 $65,000
Recording Date N/A 03/05/24 06/27/23 08/07/23 12/22/23
Months Prior To Effective Date 05/13/24 2.27 10.55 9.20 4.70
MARKET CHANGE ADJUSTMENT N/A 1.7%7.9%6.9%3.5%
ADJUSTED SALE PRICE N/A $76,276 $93,885 $133,629 $67,292
Parcel Area in Gross Acres 1.14-2.73 1.59 2.73 2.73 1.14
PRICE PER ACRE ?$47,972 $34,390 $48,948 $59,028
LOCATION
ADDRESS Winchester Head 31st Ave. NE 66th Ave. NE 58th Ave. NE 56th Ave. NE
CORNER LOT N/A No No No No
PAVED ROAD Yes Yes Yes Yes Yes
CANAL FRONTAGE N/A No No No No
OVERALL LOCATION Average Similar Similar Similar Similar
0%0%0%0%
UTILITIES Well & Septic Similar Similar Similar Similar
0%0%0%0%
COMP. PLAN Estates Estates Estates Estates Estates
ZONING E - Estates E - Estates E - Estates E - Estates E - Estates
0%0%0%0%
SIZE IN ACRES 1.14-2.73 1.59 2.73 2.73 1.14
SHAPE/CONFIGURATION Rectangular Similar Similar Similar Similar
0%0%0%0%
PHYSICAL CHARACTERISTICS Native Veg.Similar Similar Similar Similar
WETLANDS Yes Yes Yes Yes
WETLANDS %26-50%40%25-50%26-50%46%
WETLANDS QUALITY Low N/A N/A Medium
0%0%0%0%
GROSS ADJUSTMENT N/A 0%0%0%0%
INDICATION OF UNIT VALUE ?$47,972 $34,390 $48,948 $59,028
6713 Report Sales Comparison Approach
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LAND SALES ADJUSTMENT GRID – 51-75% WETLANDS
ITEM SUBJECT COMP #12 COMP #13 COMP #14 COMP #15 COMP #16
PARCEL #39958320007 38848440001 38848480003 38973000002 38972920002
PROPERTY IDENTIFICATION Winchester Head 35th 58th 58th 48th 48th
Avenue NE Avenue NE Avenue NE Avenue NE Avenue NE
SALE PRICE N/A $34,900 $55,000 $51,000 $80,000 $105,000
REAL PROPERTY RIGHTS N/A Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple
0 0 0 0 0
CONDITIONS OF SALE Market Market Market Market PENDING Market
0 0 0 0 0
BUILDING IMPROVEMENTS None None None None None None
0 0 0 0 0
FINANCING Cash or Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller
Equivalent 0 0 0 0 0
ADJUSTED SALE PRICE N/A $34,900 $55,000 $51,000 $80,000 $105,000
Recording Date N/A 05/18/23 08/18/23 09/11/23 05/13/24 10/26/23
Months Prior To Effective Date 05/13/24 11.87 8.84 8.05 0.00 6.57
MARKET CHANGE ADJUSTMENT N/A 8.9%6.6%6.0%0.0%4.9%
ADJUSTED SALE PRICE N/A $38,006 $58,648 $54,081 $80,000 $110,178
Parcel Area in Gross Acres 1.14-2.73 1.14 2.27 1.59 2.27 2.27
PRICE PER ACRE ?$33,339 $25,836 $34,013 $35,242 $48,536
LOCATION
ADDRESS Winchester Head 35th Ave. NE 58th Ave. NE 58th Ave. NE 48th Ave. NE 48th Ave. NE
CORNER LOT N/A No No No No No
PAVED ROAD Yes Yes Yes Yes Yes Yes
CANAL FRONTAGE N/A No No No No No
OVERALL LOCATION Average Similar Similar Similar Similar Similar
0%0%0%0%0%
UTILITIES Well & Septic Similar Similar Similar Similar Similar
0%0%0%0%0%
COMP. PLAN Estates Estates Estates Estates Estates Estates
ZONING E - Estates E - Estates E - Estates E - Estates E - Estates E - Estates
0%0%0%0%0%
SIZE IN ACRES 1.14-2.73 1.14 2.27 1.59 2.27 2.27
SHAPE/CONFIGURATION Rectangular Similar Similar Similar Similar Similar
0%0%0%0%0%
PHYSICAL CHARACTERISTICS Native Veg.Similar Similar Similar Similar Similar
WETLANDS Yes Yes Yes Yes Yes
WETLANDS %51-75%51-75%70%70%66%52%
WETLANDS QUALITY N/A N/A N/A Medium Medium
0%0%0%0%0%
GROSS ADJUSTMENT N/A 0%0%0%0%0%
INDICATION OF UNIT VALUE ?$33,339 $25,836 $34,013 $35,242 $48,536
6713 Report Sales Comparison Approach
Carroll & Carroll 49
LAND SALES ADJUSTMENT GRID – 76-100% WETLANDS
ITEM SUBJECT COMP #17 COMP #18 COMP #19 COMP #20 COMP #21
PARCEL #39959000009 39840600000 39956200006 39953720000 39960440001
PROPERTY IDENTIFICATION Winchester Head 35th 43rd 37th Avenue 3315 39th 37th
Avenue NE Avenue NE NE Avenue NE Avenue NE
SALE PRICE N/A $47,000 $48,000 $29,000 $39,800 $38,500
REAL PROPERTY RIGHTS N/A Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple
0 0 0 0 0
CONDITIONS OF SALE Market Market Market Market Govt. Agency Govt. Agency
0 0 0 0 0
BUILDING IMPROVEMENTS None None None None None None
0 0 0 0 0
FINANCING Cash or Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller
Equivalent 0 0 0 0 0
ADJUSTED SALE PRICE N/A $47,000 $48,000 $29,000 $39,800 $38,500
Recording Date N/A 05/26/23 04/01/24 07/20/23 02/26/24 01/19/24
Months Prior To Effective Date 05/13/24 11.60 1.38 9.80 2.53 3.78
MARKET CHANGE ADJUSTMENT N/A 8.7%1.0%7.3%1.9%2.8%
ADJUSTED SALE PRICE N/A $51,090 $48,497 $31,131 $40,556 $39,592
Parcel Area in Gross Acres 1.14-2.73 1.59 1.59 1.14 1.59 1.59
PRICE PER ACRE ?$32,132 $30,501 $27,308 $25,507 $24,900
LOCATION
ADDRESS Winchester Head 35th Ave. NE 43rd Ave. NE 37th Ave. NE 39th Ave. NE 37th Ave. NE
CORNER LOT N/A No No No No No
PAVED ROAD Yes Yes Yes Yes Yes Yes
CANAL FRONTAGE N/A No No No No No
OVERALL LOCATION Average Similar Similar Similar Similar Similar
0%0%0%0%0%
UTILITIES Well & Septic Similar Similar Similar Similar Similar
0%0%0%0%0%
COMP. PLAN Estates Estates Estates Estates Estates Estates
ZONING E - Estates E - Estates E - Estates E - Estates E - Estates E - Estates
0%0%0%0%0%
SIZE IN ACRES 1.14-2.73 1.59 1.59 1.14 1.59 1.59
SHAPE/CONFIGURATION Rectangular Similar Similar Similar Similar Similar
0%0%0%0%0%
PHYSICAL CHARACTERISTICS Native Veg.Similar Similar Similar Similar Similar
WETLANDS Yes Yes Yes Yes Yes
WETLANDS %76-100%100%75%+100%75%+100%
WETLANDS QUALITY Medium N/A High N/A High
0%0%0%0%0%
GROSS ADJUSTMENT N/A 0%0%0%0%0%
INDICATION OF UNIT VALUE ?$32,132 $30,501 $27,308 $25,507 $24,900
6713 Report Sales Comparison Approach
Carroll & Carroll 50
DISCUSSION OF ADJUSTMENTS
Usually, comparable sale properties are not exactly like the subject property. If a typical
buyer would perceive the difference to be significant, then adjustment(s) must be made to
the comparable sales so that in the end each offers a realistic indication of value for the
subject. Adjusting comparable sales is a two-step process.
First, adjustments are made so that all of the comparable sales meet the standard of a
“market” transaction as outlined in the definition of market value. Customarily, the first
group of adjustments is made before the comparables are reduced to a common unit of
comparison. Included at this stage are adjustments to bring historic sales current to the
appraisal effective date.
The second group of adjustments is made after an appropriate unit of comparison is chosen.
These adjustments account for physical differences like location, physical characteristics and
size. Sometimes adjustment is required for differences in the permitted land use (zoning) or
in the availability of public service (infrastructure). When the adjustment process is
complete, the unit value indications are reconciled and converted into an estimate of value
for the subject.
REAL PROPERTY RIGHTS CONVEYED
This adjustment category is intended to account for the interest, benefits, and rights
inherent in the ownership of real estate. This category reflects the impact on value caused
by the fee simple versus the leased fee interest or the contract rent as opposed to market
rent.
• None of the comparable sales required adjustment in this category.
CONDITIONS OF SALE
This adjustment category is intended to account for a variety of factors that might affect
the purchase price.
• None of the comparable sales required adjustment in this category.
BUILDING IMPROVEMENTS
This category of adjustment is intended to account for the positive or negative contribution
to value of building improvements included with the sale of the land. Buildings that made
a positive contribution to the sale price require a negative adjustment. Buildings that were
demolished and removed require a positive adjustment to account for demolition costs
which are treated as part of the purchase price.
• None of the comparable sales required adjustment in this category.
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Carroll & Carroll 51
FINANCING
Adjustments in this category are intended to account for unusual terms of financing that
are not considered equivalent to cash or conventional financing.
• None of the comparable sales required adjustment in this category.
MARKET CHANGE
This adjustment is intended to account for changes in value due to the ebb and flow of
market forces over time.
• The comparables occurred between 2023 and 2024, which market conditions continue
to improve. The vacant lot sales from the prior 12 months within the market
boundaries of Immokalee Road to the north, Desoto Boulevard to the east, Golden Gate
Boulevard to the south, and Wilson Boulevard to the west, were plotted on a graph by
price per acre. These above sales indicate a median sale price of $120,000 in June 2023
and a median sale price of $99,000 in May 2024. Based on an analysis of these sales, sale
prices over the prior 12 months appear to be stable, with no noticeable market change.
6713 Report Sales Comparison Approach
Carroll & Carroll 52
I also analyzed recent paired sales in the submarket area which indicate positive
market change. Land values continue to appreciate due to the demand for affordable
residential land. The buyers include a mix of individuals who plan to build a home,
investors, and speculative home builders.
Giving consideration to all of the above, I applied a market change rate of 0.75% per
month or 9.00% annually.
LOCATION/ACCESS/EXPOSURE
This category of adjustment reflects the impact on value caused by the advantages or
disadvantages of a given location.
• None of the comparable sales required adjustment in this category.
UTILITIES/INFRASTRUCTURE
This category of adjustment references the availability and adequacy of the road system,
the public was distribution system and the public wastewater collection system of each
comparable property as that compares with the same services available to the subject
property.
• None of the comparable sales required adjustment in this category.
COMPREHENSIVE PLAN/LAND USE
This category of adjustment accounts for differences in the potential land uses
(Comprehensive Plan) or in the specific uses (Zoning) to which a property could be
developed. Differences in value between the subject property and comparable sales might
exist because their highest and best uses are different as a result of government regulation
through zoning and land use controls.
• None of the comparables sales required adjustment in this category.
SIZE/SHAPE
This category of adjustment addresses the effect on the marketability of a given property,
because its physical size/shape might limit the physical utility, or because the size and
term of the financial investment required of an investor/speculator is such that the unit
price is reduced.
• None of the comparable sales required adjustment in this category.
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Carroll & Carroll 53
PHYSICAL CHARACTERISTICS
This category of adjustment reflects the physical aspects of a property that impact its use
for development. Physical characteristics included land elevation, soil conditions,
drainage characteristics, threatened or endangered plant and animal species on the
property and the extent and density of covering vegetation.
• I was provided with a Conservation Collier Property Summary Winchester Head
Preserve Multi Parcel Project dated February 2024. The parcels are located within the
Winchester Head Preserve and consist primarily of freshwater marsh and cypress
which are considered jurisdictional wetlands. The higher the quality of the wetlands,
the higher the mitigation costs.
• I analyzed aerials, reviewed the listing history, and interviewed brokers, buyers and
sellers to determine the wetlands associated with the Comparable sales.
No adjustments were made for physical characteristics and instead the comparables
were bracketed with some being superior, similar, and inferior.
6713 Report Sales Comparison Approach
Carroll & Carroll 54
RECAPITULATION OF DATA
After making the adjustments discussed above, the comparable sales indicated the
following unit values:
UP TO 25% WETLANDS
Comparables Price Per Gross Acre
of Land Area
1 $86,053
2 $88,109
3 $85,772
4 $79,570
5 $66,331
6 $63,886
7 $60,008
The range of unit value indications is from $60,008 to $88,109 per acre with an average of
$75,676 per acre and a median of $79,570 per acre.
Based on the range, I concluded to a unit value of $76,000 per acre.
6713 Report Sales Comparison Approach
Carroll & Carroll 55
26-50% WETLANDS
Comparables Price Per Gross Acre
of Land Area
8 $47,972
9 $34,390
10 $48,948
11 $59,028
The range of unit value indications is from $34,390 to $59,028 per acre with an average of
$47,585 per acre and a median of $48,460 per acre.
Based on the range, I concluded to a unit value of $48,000 per acre.
6713 Report Sales Comparison Approach
Carroll & Carroll 56
51-75% WETLANDS
Comparables Price Per Gross Acre
of Land Area
12 $33,339
13 $25,836
14 $34,013
15 $35,242
16 $48,536
The range of unit value indications is from $25,836 to $48,536 per acre with an average of
$35,393per acre and a median of $34,013 per acre.
Based on the range, I concluded to a unit value of $35,000 per acre.
6713 Report Sales Comparison Approach
Carroll & Carroll 57
76-100% WETLANDS
Comparables Price Per Gross Acre
of Land Area
17 $31,132
18 $30,501
19 $27,308
20 $25,507
21 $24,900
The range of unit value indications is from $24,900 to $32,132 per acre with an average of
$28,070 per acre and a median of $27,308 per acre.
Based on the range, I concluded to a unit value of $28,000 per acre.
FINAL ESTIMATE OF VALUE – WINCHESTER HEAD (1.14-2.73 ACRES)
The final indications of value on a per acre basis as of May 13, 2024 are presented below.
Tier Amount of Wetlands Price Per Gross Acre
I Up to 25% Wetlands $76,000
II 26-50% Wetlands $48,000
III 51-75% Wetlands $35,000
IV 76-100% Wetlands $28,000
CARROLL & CARROLL
Timothy W. Sunyog, MAI
Cert Gen RZ3288
6713 Report Addenda
Carroll & Carroll
ADDENDA
(In Order of Appearance)
Page Topic Count Page(s) Page(s)
Assumptions and Limiting Conditions............................................................................ 2
Parcel List.............................................................................................................................. 1
Qualifications of Appraiser................................................................................................. 2
6713 Report Addenda
Carroll & Carroll
ASSUMPTIONS AND LIMITING CONDITIONS
The certification of the appraiser appearing in this report is subject to the following
assumptions and limiting conditions.
ACCEPTANCE OF AND/OR USE OF THIS APPRAISAL REPORT CONSTITUTES
ACCEPTANCE OF ALL GENERAL AND EXTRAORDINARY ASSUMPTIONS AND
LIMITING CONDITIONS.
EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS
None
HYPOTHETICAL CONDITIONS
None
GENERAL ASSUMPTIONS AND LIMITING CONDITIONS
1. No responsibility is assumed for the legal description or for matters including legal or title
considerations. Title to the property is assumed to be good and marketable.
2. The property is appraised free and clear of liens and encumbrances.
3. Responsible ownership and competent property management are assumed.
4. The information furnished by others is assumed to be true, correct and reliable. A
reasonable effort was made to verify such information, but the appraiser bears no
responsibility for its accuracy.
5. All engineering is assumed to be correct. The plot plans and illustrative material is
included only to assist the reader in visualizing the property.
6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or
structures that render it more or less valuable. No responsibility is assumed for such
conditions or for arranging for engineering studies that might be required to discover
them.
7. It is assumed that there is full compliance with all applicable federal, state, and local
environmental regulations and laws.
6713 Report Addenda
Carroll & Carroll
8. It is assumed that the property is either in compliance with, or is "grandfathered" or
"vested" under, all applicable zoning, use regulations and restrictions.
9. It is assumed that all required licenses, certificates of occupancy, consents, or other
legislative or administrative authority from any local, state, or national government or
private entity or organization have been, or can be, obtained or renewed for any use on
which the value estimate is based.
10. It is assumed that the utilization of the land and improvements is within the boundaries or
property lines of the property described, and that there is no encroachment or trespass.
11. It is assumed that the subject site and improvements are not contaminated by any
hazardous material or toxic substance. During the property inspection we were sensitive
to obvious signs of contamination and we reported anything unusual. However, we are
not qualified to render professional opinions regarding the existence or the nature of
hazardous materials in or on the subject property. If a definitive opinion is desired, then
the client is urged to retain an expert in the field.
12. The distribution of the total value in this report, between land and improvements, applies
only under the stated program of utilization. The separate allocations for land and
buildings must not be used in conjunction with any other appraisal and are invalid if so
used.
13. Possession of this report, or a copy thereof, does not carry with it the right of publication.
14. Unless previous arrangements were made, the appraisers, by reason of this appraisal, are
not required to give further consultation, testimony, or to be in attendance in court.
6713 Report Addenda
Carroll & Carroll
6713 Report Addenda
Carroll & Carroll
6713 Report Addenda
Carroll & Carroll
APPRAISAL REPORT
FOR
THE CONSERVATION COLLIER
PROGRAM AND THE COLLIER
COUNTY BOARD OF COUNTY
COMMISSIONERS
SUBJECT PROPERTY:
WINCHESTER HEAD PRESERVE
NAPLES, FL 34120
AT THE REQUEST OF:
ROOSEVELT LEONARD, R/W-AC
SUPERVISOR – REAL PROPERTY
MANAGEMENT
COLLIER COUNTY FACILITIES
MANAGEMENT/REAL PROPERTY
3335 TAMIAMI TRAIL E., STE. 101
NAPLES, FL 34112
ASSIGNMENT NO.:
6713-TS
APPRAISAL EFFECTIVE DATE:
MAY 13, 2024
DATE OF REPORT:
MAY 20, 2024
6713 Report Table of Contents
Carroll & Carroll
Table of Contents
SUMMARY OF IMPORTANT DATA AND CONCLUSIONS ......................................................... 1
CERTIFICATION ..................................................................................................................................... 3
SCOPE OF WORK ................................................................................................................................... 5
ESTATE APPRAISED .............................................................................................................................. 6
DEFINITION OF MARKET VALUE ..................................................................................................... 7
ASSUMED EXPOSURE TIME ................................................................................................................ 7
AREA INFORMATION .......................................................................................................................... 8
MARKET AREA ..................................................................................................................................... 17
PROPERTY INFORMATION ............................................................................................................... 29
SITE DESCRIPTION – WINCHESTER HEAD PRESERVE ......................................................... 31
ENVIRONMENTAL CONTAMINATION .................................................................................... 34
NATURAL RESOURCE CONCERNS ............................................................................................ 35
FUTURE LAND USE ......................................................................................................................... 37
ZONING .............................................................................................................................................. 39
HIGHEST AND BEST USE ................................................................................................................... 41
CONSIDERATION OF APPROACHES ............................................................................................. 42
SALES COMPARISON APPROACH ................................................................................................. 43
WINCHESTER HEAD PRESERVE...................................................................................................... 44
LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES ............................. 45
LAND SALES ADJUSTMENT GRID – UP TO 25% WETLANDS.............................................. 46
LAND SALES ADJUSTMENT GRID – 26-50% WETLANDS ..................................................... 47
LAND SALES ADJUSTMENT GRID – 51-75% WETLANDS ..................................................... 48
LAND SALES ADJUSTMENT GRID – 76-100% WETLANDS ................................................... 49
FINAL ESTIMATE OF VALUE – WINCHESTER HEAD ........................................................ 57
ADDENDA ............................................................................................................................................. 58
6713 Report Summary of Important Data & Conclusions
Carroll & Carroll 1
SUMMARY OF IMPORTANT DATA AND CONCLUSIONS
This information is summarized only for convenience. The value given is the final, rounded
conclusion of the appraisal. To use this summary without first reading the appraisal report
could be misleading.
PROPERTY INFORMATION
Property Identification
Winchester Head Preserve Market Area
Naples, FL 34120
Property Description
Winchester Head Preserve consists of 40 parcels or a total of
52.6 acres remaining to be acquired which are located
within Golden Gate Estates, Unit 65 in Naples, Florida.
Property Type Vacant Land
Owner of Record Full List Copied into the Addendum
Property ID # Full List Copied into the Addendum
CLIENT INFO & VALUE CONCLUSIONS
Client Collier County Facilities Management Department
Intended Use
To assist the Conservation Collier Program and the Collier
County Board of County Commissioners.
Intended Users
Conservation Collier Program and the Collier County
Board of County Commissioners.
Appraisal Effective Date May 13, 2024
Date of Report May 20, 2024
Date of Inspection N/A
Purpose of Appraisal
Estimate the market value on a price per acre basis within
the Winchester Head Preserve for the various tiers.
Tiers
I. Up to 25% Wetlands
II. 26-50% Wetlands
III. 51-75% Wetlands
IV. 76-100% Wetlands
Estate Appraised Fee Simple
Interest Appraised 100%
Estimated Market Values
I Up to 25% Wetlands $76,000 per acre
II 26-50% Wetlands $48,000 per acre
III 51-75% Wetlands $35,000 per acre
IV 76-100% Wetlands $28,000 per acre
GENERAL INFO
Appraiser
Timothy W. Sunyog, MAI
State-Certified General Appraiser RZ 3288
Scope of Work All applicable approaches to value were developed.
EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS
6713 Report Summary of Important Data & Conclusions
Carroll & Carroll 2
None
HYPOTHETICAL CONDITIONS
None
6713 Report Certification
Carroll & Carroll 3
CERTIFICATION
I CERTIFY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF:
I did not physically inspect the Winchester Head Preserve parcels or comparable sales,
but I relied on aerial photography for my analysis.
The statements of fact contained in this report are true and correct.
The reported analyses, opinions and conclusions are limited only by the reported
assumptions and limiting conditions and our personal, impartial and unbiased
professional analyses, opinions and conclusions.
I have no present or prospective interest in the property that is the subject of this report
and no personal interest with respect to the parties involved.
In the three years immediately prior to acceptance of this assignment I have not
performed any services regarding the subject property as appraisers, or in any other
capacity.
I have no bias with respect to the property that is the subject of this report or the parties
involved with this assignment.
My engagement in this assignment was not contingent upon developing or reporting
predetermined results.
My compensation for completing this assignment is not contingent upon the
development or reporting of a predetermined value or direction in value that favors the
cause of the client, the amount of the value opinion, the attainment of a stipulated result
or the occurrence of a subsequent event directly related to the intended use of this
appraisal.
My analyses, opinions and conclusions were developed, and this report was prepared,
in conformity with the Uniform Standards of Professional Appraisal Practice. I am also
subject to the Code of Ethics and Standards of Professional Practice of the Appraisal
Institute, which includes provisions for peer review.
The use of this report is subject to the requirements of the State of Florida relating to
review by the Florida Real Estate Appraisal Board and to the requirements of the
Appraisal Institute relating to review by its duly authorized representatives.
6713 Report Certification
Carroll & Carroll 4
No one other than the undersigned prepared the analyses, opinions and conclusions
concerning real estate that are set forth in this report.
As of the date of this report, I have completed the requirements of the continuing
education program of the State of Florida, and for Designated Members of the
Appraisal Institute.
CARROLL & CARROLL
Timothy W. Sunyog, MAI
Cert Gen RZ3288
6713 Report Scope of Work
Carroll & Carroll 5
SCOPE OF WORK
All applicable approaches to value were developed and the value conclusion reflects all
known information about the subject property, market conditions, and available data.
The scope of work was:
• I did not physically inspect the Winchester Head Preserve parcels or the comparable
sales, but I relied on aerial photography.
• Reviewed aerial photographs, land use plans, the Land Development Code, the
Conservation Collier Initial Criteria Screening Report, and other documentation.
• Reviewed how the properties relate to their neighborhood and to the broader market
area in development of an opinion of highest and best use.
• Researched vacant land comparable sales, listings, and pending sales.
• Developed the sales comparison approach.
• Estimated the market value on a price per acres basis within Winchester Head Preserve
for the various tiers.
Tiers
I. Up to 25% Wetlands
II. 26-50% Wetlands
III. 51-75% Wetlands
IV. 76-100% Wetlands
• Prepared an appraisal report summarizing the appraisal assignment, the property
appraised, the application of the appraisal methodology, and the logical support for the
value conclusions.
Sources of market data included local and regional MLS systems, CoStar, LoopNet, public
records, and interviews with real estate brokers.
6713 Report Estate Appraised
Carroll & Carroll 6
ESTATE APPRAISED
The estate appraised is the Fee Simple Absolute. For appraisal purposes Fee Simple
Absolute is synonymous with Fee Simple.
The Dictionary of Real Estate Appraisal, Seventh Edition, published 2022 by the Appraisal
Institute, defines Fee Simple Estate as:
Absolute ownership unencumbered by any other interest or estate, subject only to the limitations
imposed by the governmental powers of taxation, eminent domain, police power, and escheat.
We consider easements, but only to the extent that they are known to us. Appraisal of the
fee simple means that an improved property is vacant and available to be put to its highest
and best use.
6713 Report Definition of Market Value
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DEFINITION OF MARKET VALUE
In United States tax law, the definition of Fair Market Value is found in the United States
Supreme Court decision in the Cartwright case:
The fair market value is the price at which the property would change hands between a
willing buyer and a willing seller, neither being under any compulsion to buy or to sell
and both having reasonable knowledge of relevant facts.
United States v. Cartwright, 411 U. S. 546, 93 S. Ct. 1713, 1716-17, 36 L. Ed. 2d 528, 73-1 U.S.
Tax Case. (CCH) ¶ 12,926 (1973) (quoting from U.S. Treasury regulations relating to Federal
estate taxes, at 26 C.F.R. sec. 20.2031-1(b)).
ASSUMED EXPOSURE TIME
The reasonable exposure time is assumed to have already occurred as of the appraisal
effective date. The assumed reasonable exposure time was between 6 and 9 months.
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AREA INFORMATION
COLLIER COUNTY ANALYSIS
An analysis of geography, transportation, population, employment, income, and education
for Collier County is performed using data provided by Site to Do Business, Florida Office
of Economic & Demographic, United States Department of Labor, all recognized source(s).
GEOGRAPHY
Collier County is the most southerly county on Florida's west coast offering mainland
coastal development. Collier County is west of Ft. Lauderdale and south of Tampa. With
2,025 square miles of land area, it is the largest county in Florida. About 63% of the land
area is in public ownership, is set aside for environmental preservation, or is scheduled for
public land acquisition.
The region enjoys a climate that is classified as subtropical. Summers are relatively mild,
and winters are usually frost free. A hard freeze is a rarity. The climate, especially in winter,
is one that attracts and is enjoyable to most people.
The geography of the area runs generally northwest and southeast as indicated by the trend
of the coastline. Beaches extend from the northern county line south to Cape Romano and
then, as the coastline trends further to the southeast, beaches give over to mangrove islands
and swamps. Moving northeastward from the beaches, elevations increase very slowly.
Most of the county is less than 15 feet above mean sea level. Although changes in elevation
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are gradual, they are well defined by variations in vegetation. Much of the county is, or was
once, wetland. The once plentiful marine resources are largely depleted, but still provide
good sport fishing.
Population centers include the coastal communities of Naples, Marco Island and
Everglades/Chokoloskee. Immokalee, the single large interior community, is in north
Collier County and is the agricultural center of the region.
POPULATION
“The social forces studied by appraisers primarily relate to population characteristics. The
demographic composition of the population reveals the potential demand for real estate,
which makes the proper analysis and interpretation of demographic trends important in an
appraiser’s analysis.” The total population, it's composition by age and gender, and the rate
of household formation and dissolution strongly influence real property values. (The
Appraisal of Real Estate 14th Edition)
Collier County’s population has continued to increase year after year. The population has
increased only 0.1% as of 2022 from 2020. The population forecasts through 2027 calls for a
continued steady growth cycle with an estimated 4.4% population growth from 2022 to
2027.
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Collier County is a popular retirement destination. As of 2022, 55.9% of the County’s
residents are over the age of 45. The 2027 forecasts depict an aging community with 56.5%
of the population 45 years of age or older.
EMPLOYMENT
Collier County is a largely service based economy with 32.1% of the employees in the
leisure, hospitality, education, and health service industries and 26% in professional,
business, financial and other services. Trade, transportation, & utilities along with
government jobs account for 36.4% of the County’s employees. Industries such as natural
resources/mining, construction, and manufacturing make up only 5.5% of the market.
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The unemployment
rate in Collier County exceeded the state average by a slight margin in the years 2015 and
2016. The unemployment rate then declined through 2020 as the economy improved and,
until recently, Collier County’s unemployment rates decreased more rapidly than the state.
Top 10 Largest Employers SWFL-2022
Rank Company Employees
1 Lee Health 13595
2 Lee County School District 12936
3 Lee County Local Government 9038
4 Publix 8728
5 NCH Healthcare System 7017
6 Walmart 6516
7 Collier County School District 6422
8 Collier County Government 5000
9 Florida Gulf Coast University 3430
10 Arthrex, Inc 3000
Source: SOUTHWEST FLORIDA ECONOMIC DEVELOPMENT
ALLIANCE NOTE: * DATA AS RECENT AS 2018 Q3; ** DATA AS
RECENT AS 2017
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INCOME
Collier County’s per capita income and median household income levels are higher than
state statistics. The most substantial difference between Collier County and the state is the
large percentage difference in household incomes above $100,000 where Collier County
exceeds the state by over 12%. Collier County's percentage household incomes ranging
from $25,000 to $74,999 is slightly lower than the percentage of household incomes in the
state, only mirroring that of the state at $75,000 to $99,000, and from there exceeding the
percentage of the state. Income levels vary greatly within different areas of Collier County,
and so will be discussed in greater detail in the Market Area descriptions.
TRANSPORTATION
The transportation system reflects local geography, population densities and the primary
motivators of tourism, service industry employment, the construction industry, agriculture,
and leisure activities.
ROADS
The earliest roads were coastal, extending from north to south in the early twentieth century
with the first settlers. Principal among these is US-41, commonly referred to as the Tamiami
Trail because it was built to connect Tampa and Miami. Where it passes through the coastal
community US-41 is a four or six lane divided highway with landscaped medians, curb and
gutter, streetlights and often with concrete sidewalks. The Trail is the principal coastal
arterial and one that defines several important boundaries. Often there is a noticeable land
value difference east and west of US-41 because the affluent coastal population prefers to
shop and trade close to home. As the highway turns southeast from downtown Naples
toward Miami the Trail defines the boundary of the coastal management zone which affects
development densities and storm evacuation requirements. The eastern segment of US -41
is a designated national scenic highway popular with tourists, especially during the winter
season as they seek adventure in the Everglades.
A system of asphalt surfaced arterials, major collectors, minor collectors, and neighborhood
streets extend into the urban area east and west from US-41. North-south arterials and
major collectors are established about one mile apart. From west to east, these include
Goodlette-Frank Road, Airport-Pulling Road, Livingston Road, Santa Barbara Boulevard
and Collier Boulevard. The east-west grid is spaced about two miles apart; from north to
south being Immokalee Road (CR-864), Vanderbilt Beach Road (CR-862), Pine Ridge Road
(CR-896), Golden Gate Parkway (CR-886), Radio Road (CR-856), Davis Boulevard (SR-84),
and Rattlesnake Hammock Road (CR-864). Within the urban area all of these are at least 4
lane divided highways.
East of Collier Boulevard the road system reflects the economies of scale of Golden Gate
Estates subdivision (the Estates) where 102 square miles of rural subdivision is supported
by a grid system of paved and unpaved 2 lane streets, with 2 and 4 lane asphalt surfaced
6713 Report Area Analysis
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major collectors. Golden Gate Boulevard, a 4-lane divided road for five of its eleven miles
east of CR-951, is the principal east-west collector. Everglades Boulevard (2 lane and
asphalt surfaced) is the north-south major collector extending south from Immokalee Road
14 miles to the grade separation at I-75 where it continues into the Picayune Strand State
Forest. Most of the neighborhood streets in Golden Gate Estates are asphalt. Collier
County is planning to extend east-west collectors through the Estates along the alignment of
Vanderbilt Beach Road and somewhere south of Golden Gate Boulevard. A north-south
connection is also planned from the eastern terminus of White Boulevard (Pine Ridge Road)
north to Golden Gate Boulevard.
Interstate highway 75 (I-75) was extended from north to south through Collier County in
the mid-1980s along a flood-proof route about five miles inland. Directly east of the City of
Naples I-75 joins the original alignment of State Road 84 (Alligator Alley) connecting with
Florida's east coast at Ft. Lauderdale. The coastal community I-75 interchanges are spaced
three to four miles apart at Immokalee Road (CR-864), Pine Ridge Road (CR-896), Golden
Gate Parkway (CR-886), and at Collier Boulevard/Davis Boulevard (CR-951/SR-84). Twenty-
one miles east of the coastal community is an interchange at State Road 29; the last
interchange in Collier County. Collier County and the FDOT continue to study the
feasibility of an interchange at Everglades Boulevard.
The advent of I-75 signaled a change in the relationship of Collier County to the rest of
Florida and the United States. While US-41 was the only north-south arterial, Collier
County was dominated by the conservative mid-western influences of seasonal residents
and somewhat isolated from the larger urban areas of Florida. After the late 1980s, road
access to Collier was made much more convenient to the northeast via connections with I -4
and I-95. This had the effect of broadening Collier’s market exposure and it stimulated
growth. The extension of I-75 south into Dade County promoted better access for European
tourists and made Collier County transient lodging attractive for east coast weekenders.
Strategic connections exist where Collier Boulevard and CR-92 extend south and west from
US-41 providing access to the City of Marco Island from the greater Naples area and from
Florida's east coast, respectively. State Road 29 connects the southwest Florida agricultural
center of Immokalee with points north, with the Naples coastal community via CR-846,
with the Ft. Myers coastal community via SR-82, and with US-41 at Everglades City which
is the western gateway to Everglades National Park and the 10,000 Islands region of
Collier's southwest coast.
The road transportation system is well planned, well maintained, and operating at
acceptable capacity. Ambitious road construction projects undertaken in anticipation of
growth projections and funded by impact fees have caught up with development. The road
system reflects Collier's position at the southerly limit of development on Florida's west
coast.
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MASS TRANSIT
Collier Area Transit (CAT), operated by Collier County Alternative Transportation Modes
Department, provides inexpensive alternative transportation throughout the county linking
major employment centers of Naples with Marco Island and Immokalee. There are several
circulation routes with stops at the County government complex, hospitals, and major
shopping establishments. The system accommodates bicycle transport and personal items.
The same County department administers the Collier Area Para Transit system which
provides subsidized transportation services for the disabled and economically
disadvantaged.
This is a successful and growing system that connects people with jobs, essential services,
and shopping while reducing transportation costs and road congestion.
AIRPORTS
Collier County is supported by a system of five public airports. Southwest Florida
International Airport (RSW) is located in Lee County 25 miles north of Naples; a 45-minute
drive via I-75 from the Collier center of population. This facility serves the five county
southwest Florida regions offering domestic and international air carrier service. It is
modern, convenient, and has planned expansion to keep up with regional growth.
Naples Municipal Airport (APF) owned by the City of Naples and operated by the
independently constituted Naples Airport Authority which derives its revenue principally
from fuel sales. This small airport (about 1 sq. mi.) is located one mile east of downtown
Naples. It serves the coastal community and is especially convenient to affluent residents
who own private aircraft, to the corporate convention business of the large beachfront
hotels, and to essential services like mosquito control, Emergency Medical Services (EMS),
the Sheriff’s office, and private air ambulance services. The two paved runways (5/23 @
5,290’ and 14/32 @ 5,000’) will support jets including the G4 and Challenger series. Naples
airport is tower controlled and fully certified for commercial operations and is home to
several aircraft charter services and flight training schools. In 2005, Naples Municipal
Airport accommodated 163,434 aircraft operations, a record high. Annual operations
decreased by nearly 50% from 2005 to 2011. The total operations for 2020 were 104,479,
which is a 5.2% increase from the previous year. Due to its downtown location, Naples
airport has restricted operations of the noisiest jet aircraft and is at the leading edge of noise
abatement measures.
The Collier County Airport Authority owns and operates airports at Marco Island, in
Everglades City, and at Immokalee. These are primarily funded through fuel sales and
hangar leases. Marco Island Airport (MKY) is a very small (64.47 acres) general aviation
facility on the mainland four miles northeast of Marco Island. The single paved runway
(17/35 @ 5,000') will support light jet traffic. Hanger and ramp space is very limited. Fuel is
6713 Report Area Analysis
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available. This airport is convenient to Marco Island residents and to the corporate
convention business of the Island hotels. Immokalee Regional Airport (IMM) is one mile
east of Immokalee and 35 miles by road northeast of Naples. This 2 square mile airport has
two paved 5,000-foot runways (18/36 and 09/27) a third diagonal runway is now used as a
weekend drag racing strip. The airport is in the Florida Rural Enterprise Zone and a HUB
Empowerment Zone. A 60-acre zone in and around the airport is a designated Foreign
Trade Zone. To date, the economic potential of this airport is largely unrealized. However,
the field is active as a training destination for coastal-based flight schools, it hosts aerial
firefighting and crop-dusting operations, and it bases numerous private aircraft. The
Everglades Airpark (X01) is a light duty general aviation facility of 29.14 acres that is within
walking distance of downtown Everglades City. The single paved strip (15/33 @ 2,400')
supports itinerant coastal traffic and half a dozen-based aircraft. Fuel, a comfortable pilot
center and bicycles are available.
The aviation community Is well supported. The greater Naples area is the beneficiary of the
winter season influx of corporate executives and affluent individuals who can afford luxury
private jet travel.
MARINE TRANSPORTATION
There is no deep-water port and no commercial marine activity other than that associated
with commercial fishing, charter sport fishing, and the marine towing services that support
the pleasure boat industry. The controlling depth to the municipal dock in Naples Bay is six
feet at mean low water. The US Coast Guard maintains a dredged and well-marked
intracoastal waterway from the head of Naples Bay to Coon Key southeast of Marco Island.
Local geography requires vessels northbound from Naples to transit 30 miles of the Gulf of
Mexico before returning to the sheltered intracoastal system at Sanibel Island. According to
the Marine Industries Association of Collier County, as of early 2018 there were 57,685
registered vessels in Southwest Florida. In 2022, Florida registered over 1 million
recreational boats. Seasonally, excursions from Marco Island to Key West and from Ft.
Myers Beach to Key West are scheduled daily.
EDUCATION
The Collier County School District provides public education to about 47,000 students
encompassing grades K-12 and employs almost 7,000 people of which 3,200 are teachers.
The district has 51 public schools consisting of 31 elementary, 10 middle, 8 high schools, one
K-12 (Everglades City School), and 1 virtual school. There are also 12 alternative school
programs and two technical colleges, Lorenzo Walker Technical College, and Immokalee
Technical College, which offer short term and long-term training to adults and high school
students.
Between 2015 and 2020, the school district had an overall population growth of more than
6,000 students but recently student population growth has leveled off and slightly
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decreased. The student population is a diverse culture. 55% of students live in homes where
English is not the first language. Students come from 76 different countries of origin and
speak 104 different languages.
Collier County School District continues to receive an “A” grade by the State of Florida
Department of Education. The district and all schools are accredited by the Southern
Association of Colleges and Schools Council. Collier County is the leader in Florida in
educational technology. It is also a leader in advanced educational programs, offering dual
enrollment and Advance Placement courses, Cambridge Advanced International Certificate
of Education and Laureate diplomas. Career training is available through 32 career
academies.
In addition to the public-school system, there are numerous private schools throughout the
county. Approximately, 16% of all K-12 students in Collier County are educated in private
schools.
Collier County is also home to several colleges and accredited universities. Three colleges
have campuses in Collier County: Ave Maria University, Keiser University and Florida
Southwestern State College (formerly Edison Community College). Ave Maria University is
a private catholic university that offers both undergraduate and graduate programs
including a law school has around 1,245 students. Keiser University is a private university
that offers both undergraduate and graduate programs to over 17,990 students throughout
20 campuses in Florida and an online learning program. Florida Southwestern State College
with campuses in Naples, Punta Gorda, and Ft. Myers, offers both two-year and four-year
degree programs for 14,714 students. Formerly located in Naples, now in Fort Myers,
Hodges University is a private four-year college that offers bachelor’s and master’s degrees
in 20 disciplines for around 1,676 students. Nearby Florida Gulf Coast University (located
in southern Lee County) is one of the state's fastest growing institutions and home to over
16,000 students.
CONCLUSION
At the southerly limit of urban development on Florida's west coast, Collier County offers
the climate, natural resources, and sporting opportunities to support a superb retirement
community. The quality of infrastructure, schools, and social services is what one would
expect of such an area. We are experiencing a surge in new development projected to take
us through the next several years. In the long term, the attractions of the climate and
location, and the stability of fixed-account affluence promise continuing prosperity
although probably without the strong emphasis on new development.
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MARKET AREA
Market Area is defined as:
“The geographic region from which a majority of demand comes and in which the
majority of competition is located.” (The Dictionary of Real Estate Appraisal 7th Edition)
“A market area is defined in terms of the market for a specific category of real estate
and thus is the area in which alternative, similar properties effectively compete with the
subject property in the minds of probable, potential purchasers and users.” (The
Appraisal of Real Estate 15th Edition)
A market area includes those surrounding land uses which impact the value of a property
and it can encompass one or more neighborhoods or districts. An appraiser focuses on the
market area in analyzing subject property value influences.
BOUNDARIES
The subject property is located within the Golden Gate area of Collier County. For
appraisal purposes, the Golden Gate or market area boundaries are shown below:
6713 Report Market Area
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Introduction
The portion of Golden Gate within this market area is approximately 157 square miles in
size. Three separate land uses are worth noting. Golden Gate City, which is not
incorporated, is a 4-square mile development of high residential density consisting of both
single-family and multifamily units. Commercial services for this market area are
centralized here. The rural estates consist of approximately 116 square miles and is zoned
for estate living. This low-density development serves a rural lifestyle desired by many in
the area. A third area, Orange Blossom PUD located on Immokalee Road, is a 4-square mile
residential subdivision with commercial support near the Immokalee Road and Randall
Boulevard intersection. It is approximately 80% developed with primarily single-family
units. Collier County Fairgrounds, a high school, middle school, and elementary school are
located here.
Demographics for Golden Gate City and rural estates will be discussed separately, where
appropriate, Data for Orange Blossom PUD will be included in the rural estate’s
demographics.
Environmental Influences
This area is desired because of mild winter weather and rural lifestyle. Even though it is
inland from the coast there is still easy access to miles of beaches. The Naples area is one of
the very few in Florida that offers adequate public access to a mainland beach. The
subtropical weather allows for year-round recreational opportunities. Boating, swimming,
riding ATVs, and camping are popular activities. Bicycling, walking and jogging are
supported by an extensive network of connected biking and walking paths. Multiple tennis
and pickle ball courts are available, as well as fitness centers.
Golden Gate is known for its clean environment and healthy lifestyle. Residents are drawn
to the rural estates because of wooded lots, native vegetation and abundance of wildlife.
Agriculture uses are permitted; therefore, equestrian activities are common throughout the
estates. Golden Gate City is an urban area served by county parks and a biking/walking
path network.
Governmental Influences
This market area, including Golden Gate City, is governed by Collier County Board of
County Commissioners which serves as chief legislative body and five constitutional
officers: sheriff, clerk of courts, tax collector, supervisor of elections, and property appraiser.
County government is managed by a strong county manager structure. Collier County
provides services which range from average to high quality. However, Collier County is
known for being a difficult county for building and development. The tax burden in
Collier County is lower than the national average.
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County government has zoning, and comprehensive plan ordinances designed to protect
the character and values of property; to protect and enhance economic development; and to
maintain and enhance the attractive nature of the area.
Public services include fire protection, solid waste disposal, potable water, sanitary sewer
service and storm water drainage. In some areas of Golden Gate Estates where sanitary
sewer is not available, septic systems are permitted. Public/private companies proved
adequate services for electricity, cable, and internet. Community support facilities such as
schools, parks, churches, shopping, and places of employment are all located within this
market area.
Collier County Sheriff Department provides a full range of services for Collier County.
According to the 2022 statistics listed by the Collier County Sheriff’s Office, Collier County
has one of the lowest crime rates in Florida. The county averages are representative of
conditions in the Golden Gate area.
This market area is served by several arterial roadways. All are six-lane divided highways
with landscaped medians. Improvements include street lighting and concrete curb and
gutter. North-south arterial roadways include Santa Barbara Boulevard which connects
Rattlesnake Hammock Road to Immokalee Road and Collier Boulevard (SR-951) which is a
major arterial linking Marco Island in south Collier County with Immokalee Road near the
north county line. Development along Collier Boulevard is a mixture of single/multi-family
residential, office, light industrial, institutional, and retail.
The Collier Boulevard thoroughfare anchors a grid of arterial roads spaced about 2 miles
apart, that serve the greater Naples coastal community which lies to the west and has direct
access to I-75.
East-west arterials include Golden Gate Parkway, Pine Ridge Road, and Immokalee Road.
Each one provides direct access to Interstate I-75. Development along Pine Ridge Road is
mainly developed with single family homes and institutional uses. Golden Gate Parkway
and Immokalee Roads have a mixture of single/multi-family residential, office, industrial,
institutional, and retail uses. Another east-west arterial is Vanderbilt Beach Road which is a
direct connection between the Golden Gate area and the Naples beaches. Construction has
begun on the Vanderbilt Beach Road Extension, which will be extended to Wilson
Boulevard.
Interstate I-75, which connects Collier County to both North Florida and Florida’s east coast,
serves this entire market area and access is provided by three interchanges.
The arterial road system is laid out in a grid pattern that provides adequate traffic flow to
all areas of the county. Commercial development exists at every major intersection; but the
intersections are designed with proper turns lanes and signaling to provide for adequate
6713 Report Market Area
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traffic movement. The road network easily handles traffic demand in the off-season, May
through December. Traffic more than doubles in January, February, March and April
because of seasonal residents and tourists. Even with exceptionally heavy traffic, the road
network usually handles peak traffic demand without major delays.
The rural estates are served by a grid of residential streets and collector roads. The
residential streets, which are two-lane roads with open swales, are located every quarter
mile. Most these roads are paved; however, some residential streets located along the
eastern edge of this market area have yet to be improved. The residential streets feed into
collector roads, which connect to the major arterial highway system. The collector roads
include Santa Barbara Boulevard, Golden Gate Boulevard, Wilson Boulevard, Everglades
Boulevard, Randall Boulevard and Oil Well Road. They are four to six-lanes in the more
populated areas, transitioning to two-lanes in the eastern section of this market area.
Public transportation is provided by a county transit bus service.
Naples Municipal Airport is located outside the market area but is easily accessed by any
resident of the area. The airport is City owned but operated by the independent Naples
Airport Authority. It serves private and commercial aviation, as well as aviation related
activities. It supports government services, such as, Mosquito Control District and Collier
County Sheriff’s aviation unit.
Located within the market area is the Paradise Sports Complex developed by Collier
County. The 60+ acre site is designed with 19 fields to accommodate football, soccer, field
hockey, lacrosse, baseball, and others. There is a 13-acre lake with a beachfront, food-truck
area, a market space, a large lawn, a championship stadium with seating capacity for 3,500
and an indoor fieldhouse. The total budget for the project was approximately $80 million
dollars. Adjacent to the Paradise Sports Complex will be the proposed Great Wolf Lodge
South Florida which is projected to be completed in the spring/summer of 2024. The hotel is
situated on 20 acres and will feature 500 family-friendly suites and an expansive 100,000-
square-foot indoor water park.
Social Influences
Golden Gate City is a diverse community of entry level housing. Residents like the small
town feel and consider it a safe place to raise a family. Residential is approximately 95%
built out. Rural estates are attractive for their quiet country living while being in close
proximity to all that the coastal community has to offer. Build out varies in the rural estates
from 95% in the western portion of the market area to 40% or less in the southeastern
location. Per US Census Bureau forecasts, the 2022 population is 78,769 with a projected
growth to 81,893 (0.78% annual growth) by 2027. This area experiences a lower seasonal
population increase during the winter months than other areas of Collier County.
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The median age is 36.7 with 73.7% of the population being 54 and younger. The median
household income is $83,679. 25.6% have a bachelor’s or professional degree and 24.7%
have some college education. There is an average degree of community involvement
through civic organizations, neighborhood groups, social service organizations and political
committees.
The Naples cost of living is 11.9% higher than the average cost of living in the United States.
Conversely, Florida has a cost of living that is 1% higher than the US average. Of the 25
locations included in the Economic Policy Institute's dataset for Florida, Naples-Marco
Island is the 21st most expensive. In Naples, housing is the category with the highest index
(21% above national average), while taxes are the category with the lowest index (15%
below national average). (Ref. Careertrends.com; cost of living analysis). Golden Gate has
some of the highest density of affordable housing units in Collier County, but because of the
high cost of living, home values can still be out of reach for many moving into Collier
County.
One of the main driving forces impacting growth in this area is the quality of schools. This
market area has 15 public schools: two high schools, three middle schools, nine elementary
schools, and three Charter schools. In addition to the public school system, there are three,
faith-based private schools.
Economic Influences
The population increased 20.07% over the last 12 years or 1,097 people per year. The
population is forecasted to increase an additional 3.97% over the next five years for an
average of 625 people per year. This trend is consistent with the past twenty years and
should continue into the near future as buildout continues along the eastern edge of this
market area. The residential population is dominated by working class and young
professional residents. Comparatively, incomes within this market area are less than the
county average.
Development trends:
Residential
This market area provides a large range in home values from entry level housing to million-
dollar estates and is the greatest source of vacant residential lots in the county. Values in
Golden Gate City should remain consistent subject only to general market trends. Values in
the eastern rural estates will increase as buildout in the units closest to the coast continues.
The average home value in the market area is $384,105 which is considerably lower than the
County’s average home value of $567,449. The total number of households in the market
area is 27,440, of which, 69.9% are owner occupied, 22.8% renter occupied and 7.3% vacant.
Vacancy includes seasonal rentals.
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Commercial
Commercial development can be categorized into four different groups. Primary
commercial is in Golden Gate City. Second group is newer construction at the arterial road
intersections. Third is neighborhood commercial within the rural estates. Fourth is the
industrial commerce park near Collier Boulevard and the I-75 interchange.
Golden Gate City is the commercial center serving this market area. Santa Barbara
Boulevard, north of Golden Gate Parkway, has a mixture of multi-family residential and
commercial along the east side of the road. Commercial consists of older single story, single
user buildings and 4 to 8 unit retail plazas. Businesses include daycare/ preschools,
neighborhood food mart and gas stations, construction company offices, barber shops and
beauty salons and small restaurants. Golden Gate Parkway has a mixture of multi-family
and commercial development along both sides of the roadway. Newer commercial consists
of CVS and Walgreens, carwashes, bank branches and national fast food restaurants. There
are three older shopping centers, anchored by Winn Dixie and by Ace Hardware. Single
story commercial structures and strip centers house neighborhood businesses such as
barber shops and beauty salons, florists and jewelers; veterinary services and family
medical clinics; and small locally-run restaurants and food marts. Several businesses
consist of automotive support such as gas stations, oil chance and car washes. Professional
services are primarily located in executive suites located near Santa Barbara Boulevard.
The Quality Inn Hotel & Golf Course located at the southwest corner of Golden Gate
Parkway and Collier Boulevard was purchased by Collier County in 2019. A lease
agreement was signed with BigShots Golf in May 2021 who planned to redevelop the 165
acres with a 12-hole public golf course and a BigShots entertainment facility. The project
has still not yet broke ground.
Commercial frontage along the west side of Collier Boulevard south of Green Boulevard is
very similar to commercial along Golden Gate Parkway in building size, age and use. The
exception is that there is a greater density of national food chains. The second-tier
commercial properties, without major road frontage, are developed with single story
warehouse-type structures housing service-oriented businesses.
Newer commercial development is located along Collier Boulevard where it intersects Pine
Ridge Road and Vanderbilt Beach Road. Each intersection has a shopping center anchored
by either a Publix or Winn-Dixie supermarket. Out parcel development includes bank
branches and gas station/convenience stores and national pharmacies.
Commercial development in the rural estates is limited because residents have orchestrated
an ongoing effort to prohibit commercial development in the residential areas. The only
neighborhood commercial locations are at the intersection of Wilson Boulevard and Golden
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Gate Boulevard, Everglades Boulevard and Golden Gate Boulevard, and at Randall
Boulevard and Immokalee Road.
The Randall Boulevard and Immokalee Road intersection is where the majority of
commercial development is occurring. There is a Publix anchored shopping center on the
east side of the road. Located along the western curve of Immokalee Road is approximately
50 acres that is current being developed and will be known as Randall at Orangetree. Upon
completion, the development will include a 400-unit apartment complex and about 350,000
square feet of commercial space.
Industrial
Industrial/commercial developments are in the northeast quadrant of I-75 and Collier
Boulevard interchange. White Lake Industrial Corp Park is one of Collier County’s three
primary industrial parks. The White Lake Industrial Park contains 144.4 acres and is
approved for 7.80 acres of commercial and 77 acres of industrial. White Lake consists of
newer, good quality flex and warehouse properties and it is home to some of the largest
manufacturing facilities within the county. It is approximately 85-90% built-out.
City Gate Commerce Center contains 288 acres zoned for 2,950,000 S.F. of commercial, light
industry, office, warehouse and distribution. The site has over 3,000 feet of frontage on
Collier Boulevard where a gas station, a 102 room Spring Hill Marriott Hotel and a 100
room Fairfield Inn Marriott have been constructed. The Paradise Sports Complex was also
recently completed. A developer (Uline) recently completed the development of a 936,950-
square-foot Distribution Center on approximately 102.68 acres of land within City Gate.
There is also an Amazon Distribution Center near the corner of Davis and Collier Blvd.
Medical
None of Collier County’s major medical facilities are located within this market area. The
only major medical center/hospital servicing this area is the Physicians Regional Medical
Center located along Pine Ridge Road, just east of Interstate 75. This is a 201-bed facility
and is one of the county's four major medical centers. The hospital offers a 24-hour
emergency department that provides a full range of traditional emergency services. An
additional NCH emergency room facility was completed at the northeast corner of Collier
Boulevard and Immokalee Road. This is a two-story 19 room, state of the art emergency
room with additional medical space for practicing physicians. The facility was built to help
service the rural estates and all the new residential units being constructed along Collier
Boulevard and Immokalee Road. Physicians Regional recently completed a similar facility
at the southeast corner to serve all the new residential development along Immokalee Road
and the Golden Gates Estates community. Encompass Health Rehabilitation Hospital of
Naples is a recently completed 50-bed rehabilitation hospital along Collier Boulevard, north
of Vanderbilt Beach Road.
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Construction, education, and retail trade dominate the market area business sector.
MARKET AREA LIFE CYCLE
Market areas often pass through a four-stage life cycle of growth, stability, decline, and
revitalization.
• Growth – A period during which the market area gains public favor and acceptance.
• Stability – A period of equilibrium without marked gains or losses.
• Decline – A period of diminishing demand
• Revitalization – A period of renewal, redevelopment, modernization and increasing
demand.
Most of the real estate activity in Golden Gate reflects the growth cycle. The residential and
commercial markets continue to be strong. The growth cycle is expected to continue into the
near future. Because of the age of the structures, the western portion and the city center are
just beginning to experience some revitalization.
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CONCLUSION
This continues to be one of the most affordable market areas in Collier County. The houses
within the city center provide entry level housing and the rural area satisfies the desire for
larger lot sizes and rural lifestyle. A well-designed road network provides easy access to
jobs serving the coastal community; coastal beaches and water activities; entertainment
endeavors; and commercial and medical services. This area appeals to a cross section of the
population but primarily to working-class families. Development continues to push north
and east where vacant lots still exist. Golden Gate will likely continue to enjoy a healthy
growth while maintaining its affordability.
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PROPERTY INFORMATION
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SITE DESCRIPTION – WINCHESTER HEAD PRESERVE
Summary Winchester Head consists of a total of 120 parcels or a total
of 165.29 acres. The parcels are located in northern Golden
Gate Estates, east of Everglades Boulevard and north of Oil
Well Road and stretch from south side of 37th Avenue NE to
the north side of 41st Avenue NE.
Parcel ID#& Owners There are a total of 40 parcels or a total of approximately
52.60 acres that Collier County is considering acquiring. A
complete list of the parcels is included in the addendum of
the report.
Size The remaining parcels range in size from 1.14 to 2.73 acres.
Shape All the parcels are rectangular in shape.
Access All parcels have legal and physical access along paved
roads. The parcels are accessible from 37th Avenue NE, 39th
Avenue NE, and 41st Avenue NE via Everglades Boulevard.
Topography The properties are generally level.
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Ground Cover The majority of the properties are covered in native and
exotic vegetation and have never been cleared.
I was provided with a Conservation Collier Property
Summary Winchester Head Preserve Multi Parcel Project
dated February 2024. The parcels are primarily freshwater
marsh and cypress.
Utilities Electricity, telephone and TV cable are available. The
properties are serviced by well and septic.
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ENVIRONMENTAL CONTAMINATION
Observed Contamination None
Noted Concerns None
Environmental Assessment
Available
No
Impact on Value None
Disclaimer Unless otherwise stated in this report, the existence
of hazardous substances or environmental
conditions including but not limited to asbestos,
polychlorinated biphenyls, petroleum leakage,
agricultural chemicals, urea formaldehyde
insulation, lead paint, toxic mold, et cetera, which
might or might not be present in or on the property
were not called to the attention of the appraiser.
Such tests were not in the appraiser's required
scope of work, the appraiser is not qualified to test
for such substances and conditions and the
appraiser is not qualified to render professional
opinions in this specialty area. No responsibility is
assumed for any such conditions that might exist,
or for the knowledge and expertise required to
discover them.
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NATURAL RESOURCE CONCERNS
Condition of subject The majority of the properties are covered in native
and exotic vegetation and have never been cleared.
I was provided with a Conservation Collier
Property Summary Winchester Head Preserve
Multi Parcel Project dated February 2024. The
parcels are primarily freshwater marsh and cypress
which are considered jurisdictional wetlands.
The preserve is used by the Florida Panther and is a
habitat for Wood storks.
All plant and animal communities are of interest
and concern. To a greater or lesser degree
depending on the species and the quality of habitat
they occupy, plants and animals inhabiting the
property will invoke some level of scrutiny and will
result in some cost during the permitting process.
Natural Resource Audits Available Yes
Impact on Value N/A
Disclaimer
Specialized natural resource audits were not in the
appraiser’s required scope of work, the appraiser is
not qualified to conduct such audits and the
appraiser is not qualified to render professional
opinions in this specialty area. No responsibility is
assumed for any extraordinary natural resource
concerns, or for the knowledge and expertise
required to discover them.
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FUTURE LAND USE
Ordinance or Plan Collier County
Future Land Use Designation GGE- Golden Gate Estates
Residential Estates Subdistrict
Purpose of Designation The Estates Land Use Designation encompasses lands
which are already subdivided into semi-rural
residential parcels (2.25 acres as an average)
essentially consisting of the Golden Gate Estates
Subdivision. The area is identified as having potential
for population growth far removed from supportive
services and facilities. Expansion of the area shall be
discouraged.
Refer to the Golden Gate Area Master Plan for siting
criteria and development standards for specific land
uses.
Under the Estates future land use designation there is
no provision for a conditional use and therefore a
conditional use approval requires an amendment to
the GGAMP.
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ZONING
Ordinance or Land Development
Code
Collier County
Zoning E- Estates
Purpose or Intent of Zoning The subject is zoned “E” – Estates District. The
purpose and intent of the Estates district is to provide
lands for low density residential development in a
semi-rural to rural environment. In addition, several
conditional uses including churches, social and
fraternal organizations, child care centers, private
schools, and group care facilities are available under
conditional use provisions. Permitted uses include
single-family dwellings and Family Care Facilities,
and public schools. Conditional uses permissible in
the Estates district include churches and other places
of worship, social and fraternal organizations, child
and adult care centers, schools and group care
facilities. These conditional uses are strictly
regulated.
Below are the development requirements as set forth
in the Estate Zoning District:
Minimum Lot Area: 98,010 square feet
or 2.25 acres
Minimum Lot Width: 150 feet
Minimum Front Yard Setback: 75 feet minimum
Minimum Side Yard Setback: 30 feet
Minimum Rear Yard Setback: 75 feet
Maximum Building Height: 30 feet
Overlay District None.
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HIGHEST AND BEST USE
DEFINITION
The Dictionary of Real Estate Appraisal, 7th Edition, published 2022 by the Appraisal
Institute, defines Highest and Best Use as:
The reasonably probable use of property that results in the highest value. The four criteria that the
highest and best use must meet are legal permissibility, physical possibility, financial feasibility,
and maximum productivity.
METHOD
There are four criteria that must be met in order for a use to be the highest and best use for a
given property. The highest and best use must be:
• Legally permissible.
• Physically Possible.
• Financially feasible.
• Maximally productive.
Ordinarily these criteria are considered sequentially, each step narrowing the range of
alternative uses being considered.
ANALYSIS
SITE AS THOUGH VACANT
Legally Permissible – All parcels are zoned E-Estates with a future land use of Residential
Estates. The purpose and intent of the E-Estates district is to apply to an area of low-density
single-family residences in a semi-rural environment and permits all necessary residential
activities as well as the keeping of limited agricultural animals as specified in this division.
Physically Possible: The sites are level and at or slightly below road grade and could be
developed as a single-family home sites. The location, surrounding land uses, and the size
of the properties suggest some type of single-family use. Due to the potential presence of
wetlands on the sites, mitigation could be required to develop single-family residences on
some of the properties.
Financially Feasible: The financial feasibility of single-family residential development is
good. The single-family residential market continues to be strong, especially new
construction. Single-family residential development is financially feasible.
Although it is not an economic use, acquisition of lands in the area by Collier County is
encouraged for habitat preservation and conservation.
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Maximally Productive: The maximally productive use is that the wetlands be mitigated,
and the properties developed with single-family residences, or the properties be purchased
for preservation, conservation, and restoration.
CONSIDERATION OF APPROACHES
Only the sales comparison approach is appropriate for these vacant parcels.
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SALES COMPARISON APPROACH
INTRODUCTION
In the sales comparison approach, the subject property is compared with similar properties
that have sold recently or for which listing prices or offering prices are known. Data from
generally similar properties is used, and comparisons are made to demonstrate a probable
price at which the subject property would sell if offered on the market. This approach is
particularly strong when comparable sales data is plentiful and there is good conformity
among properties in the neighborhood.
Following is the procedure to be followed in developing this approach:
1. Research the market to gather information on sales, listings, and offers to purchase
properties similar to the subject.
2. Verify the information as to factual accuracy and arm's-length market considerations.
3. Identify relevant units of comparison and develop a comparative analysis for each
unit.
4. Compare the subject with comparable sale properties using elements of comparison
and adjust the sale price of each comparable appropriately.
5. Reconcile the various value indicators produced from the analysis of comparables into
a single value indication or a range of values.
The outline above is developed in detail on the following pages.
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WINCHESTER HEAD PRESERVE
Collier County is interested in determining a per acre value for the various tiers for the
Winchester Head Preserve Area to assist them in acquiring parcels for the Conservation
Collier land preservation program. The price per acre will be estimated for the various
tiers.
Tiers
I. Up to 25% Wetlands
II. 26-50% Wetlands
III. 51-75% Wetlands
IV. 76-100% Wetlands
SALES DATA
A search was made for sales of land comparable to the subject parcels. The intention was to
find comparable sales in similar locations that offer similar functional utility. A total of 21
comparable sales were identified as the best available for analysis.
Price per acre of gross land area was developed as the unit of comparison, since that is the
unit best suited to the analysis, and the one most often utilized by local buyers, sellers, and
brokers of land similar to the subject parcel. Due to the location and physical
characteristics, I elected to bracket the subject within the range indicated by comparables.
This is preferable to a conventional adjustment process where the magnitude of adjustments
is likely to be great, and there is little support for specific adjustments.
Comparable land sales grids are given on the following pages. Each comparable is
identified by a number which will be used for reference throughout the report. Each
comparable is identified on the location map immediately following this page.
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LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES
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LAND SALES ADJUSTMENT GRID – UP TO 25% WETLANDS
ITEM SUBJECT COMP #1 COMP #2 COMP #3 COMP #4 COMP #5 COMP #6 COMP #7
PARCEL #39772680004 39778720007 39781320009 39964040009 39712560003 39713200003 39712080004
PROPERTY IDENTIFICATION Winchester Head 3248 41st 3533 41st 3690 41st 3841 39th 47th 4165 43rd 4137 43rd
Avenue NE Avenue NE Avenue NE Avenue NE Avenue NE Avenue NE Avenue NE
SALE PRICE N/A $97,000 $100,000 $130,000 $90,000 $105,000 $70,000 $130,000
REAL PROPERTY RIGHTS N/A Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple
0 0 0 0 0 0 0
CONDITIONS OF SALE Market Market Market Market Market Market Market Market
0 0 0 0 0 0 0
BUILDING IMPROVEMENTS None None None None None None None None
0 0 0 0 0 0 0
FINANCING Cash or Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller
Equivalent 0 0 0 0 0 0 0
ADJUSTED SALE PRICE N/A $97,000 $100,000 $130,000 $90,000 $105,000 $70,000 $130,000
Recording Date N/A 03/28/24 04/25/24 10/27/23 04/11/24 04/25/24 12/01/23 11/01/23
Months Prior To Effective Date 05/13/24 1.51 0.59 6.54 1.05 0.59 5.39 6.38
MARKET CHANGE ADJUSTMENT N/A 1.1%0.4%4.9%0.8%0.4%4.0%4.8%
ADJUSTED SALE PRICE N/A $98,100 $100,444 $136,378 $90,710 $105,466 $72,830 $136,218
Parcel Area in Gross Acres 1.14-2.73 1.14 1.14 1.59 1.14 1.59 1.14 2.27
PRICE PER ACRE ?$86,053 $88,109 $85,772 $79,570 $66,331 $63,886 $60,008
LOCATION
ADDRESS Winchester Head 41st Ave. NE 41st Ave. NE 41st Ave. NE 39th Ave. NE 47th Ave. NE 43rd Ave. NE 43rd Ave. NE
CORNER LOT N/A No No No No No No No
PAVED ROAD Yes Yes Yes Yes Yes Yes Yes Yes
CANAL FRONTAGE N/A No No No No No No No
OVERALL LOCATION Average Similar Similar Similar Similar Similar Similar Similar
0%0%0%0%0%0%0%
UTILITIES Well & Septic Similar Similar Similar Similar Similar Similar Similar
0%0%0%0%0%0%0%
COMP. PLAN Estates Estates Estates Estates Estates Estates Estates Estates
ZONING E - Estates E - Estates E - Estates E - Estates E - Estates E - Estates E - Estates E - Estates
0%0%0%0%0%0%0%
SIZE IN ACRES 1.14-2.73 1.14 1.14 1.59 1.14 1.59 1.14 2.27
SHAPE/CONFIGURATION Rectangular Similar Similar Similar Similar Similar Similar Similar
0%0%0%0%0%0%0%
PHYSICAL CHARACTERISTICS Native Veg.Similar Similar Similar Similar Similar Similar Similar
WETLANDS No No No No No No No
WETLANDS %0-25%0%0%0%0%0%0%0%
WETLANDS QUALITY N/A N/A N/A N/A N/A N/A N/A
0%0%0%0%0%0%0%
GROSS ADJUSTMENT N/A 0%0%0%0%0%0%0%
INDICATION OF UNIT VALUE ?$86,053 $88,109 $85,772 $79,570 $66,331 $63,886 $60,008
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LAND SALES ADJUSTMENT GRID – 26-50% WETLANDS
ITEM SUBJECT COMP #8 COMP #9 COMP #10 COMP #11
PARCEL #40067480005 39141240004 38785720004 38964120001
PROPERTY IDENTIFICATION Winchester Head 31st Avenue 2389 66th 3425 58th 2252 56th
NE Avenue NE Avenue NE Avenue NE
SALE PRICE N/A $75,000 $87,000 $125,000 $65,000
REAL PROPERTY RIGHTS N/A Fee Simple Fee Simple Fee Simple Fee Simple
0 0 0 0
CONDITIONS OF SALE Market Market Market Market Market
0 0 0 0
BUILDING IMPROVEMENTS None None None None None
0 0 0 0
FINANCING Cash or Cash to seller Cash to seller Cash to seller Conventional
Equivalent 0 0 0 0
ADJUSTED SALE PRICE N/A $75,000 $87,000 $125,000 $65,000
Recording Date N/A 03/05/24 06/27/23 08/07/23 12/22/23
Months Prior To Effective Date 05/13/24 2.27 10.55 9.20 4.70
MARKET CHANGE ADJUSTMENT N/A 1.7%7.9%6.9%3.5%
ADJUSTED SALE PRICE N/A $76,276 $93,885 $133,629 $67,292
Parcel Area in Gross Acres 1.14-2.73 1.59 2.73 2.73 1.14
PRICE PER ACRE ?$47,972 $34,390 $48,948 $59,028
LOCATION
ADDRESS Winchester Head 31st Ave. NE 66th Ave. NE 58th Ave. NE 56th Ave. NE
CORNER LOT N/A No No No No
PAVED ROAD Yes Yes Yes Yes Yes
CANAL FRONTAGE N/A No No No No
OVERALL LOCATION Average Similar Similar Similar Similar
0%0%0%0%
UTILITIES Well & Septic Similar Similar Similar Similar
0%0%0%0%
COMP. PLAN Estates Estates Estates Estates Estates
ZONING E - Estates E - Estates E - Estates E - Estates E - Estates
0%0%0%0%
SIZE IN ACRES 1.14-2.73 1.59 2.73 2.73 1.14
SHAPE/CONFIGURATION Rectangular Similar Similar Similar Similar
0%0%0%0%
PHYSICAL CHARACTERISTICS Native Veg.Similar Similar Similar Similar
WETLANDS Yes Yes Yes Yes
WETLANDS %26-50%40%25-50%26-50%46%
WETLANDS QUALITY Low N/A N/A Medium
0%0%0%0%
GROSS ADJUSTMENT N/A 0%0%0%0%
INDICATION OF UNIT VALUE ?$47,972 $34,390 $48,948 $59,028
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LAND SALES ADJUSTMENT GRID – 51-75% WETLANDS
ITEM SUBJECT COMP #12 COMP #13 COMP #14 COMP #15 COMP #16
PARCEL #39958320007 38848440001 38848480003 38973000002 38972920002
PROPERTY IDENTIFICATION Winchester Head 35th 58th 58th 48th 48th
Avenue NE Avenue NE Avenue NE Avenue NE Avenue NE
SALE PRICE N/A $34,900 $55,000 $51,000 $80,000 $105,000
REAL PROPERTY RIGHTS N/A Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple
0 0 0 0 0
CONDITIONS OF SALE Market Market Market Market PENDING Market
0 0 0 0 0
BUILDING IMPROVEMENTS None None None None None None
0 0 0 0 0
FINANCING Cash or Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller
Equivalent 0 0 0 0 0
ADJUSTED SALE PRICE N/A $34,900 $55,000 $51,000 $80,000 $105,000
Recording Date N/A 05/18/23 08/18/23 09/11/23 05/13/24 10/26/23
Months Prior To Effective Date 05/13/24 11.87 8.84 8.05 0.00 6.57
MARKET CHANGE ADJUSTMENT N/A 8.9%6.6%6.0%0.0%4.9%
ADJUSTED SALE PRICE N/A $38,006 $58,648 $54,081 $80,000 $110,178
Parcel Area in Gross Acres 1.14-2.73 1.14 2.27 1.59 2.27 2.27
PRICE PER ACRE ?$33,339 $25,836 $34,013 $35,242 $48,536
LOCATION
ADDRESS Winchester Head 35th Ave. NE 58th Ave. NE 58th Ave. NE 48th Ave. NE 48th Ave. NE
CORNER LOT N/A No No No No No
PAVED ROAD Yes Yes Yes Yes Yes Yes
CANAL FRONTAGE N/A No No No No No
OVERALL LOCATION Average Similar Similar Similar Similar Similar
0%0%0%0%0%
UTILITIES Well & Septic Similar Similar Similar Similar Similar
0%0%0%0%0%
COMP. PLAN Estates Estates Estates Estates Estates Estates
ZONING E - Estates E - Estates E - Estates E - Estates E - Estates E - Estates
0%0%0%0%0%
SIZE IN ACRES 1.14-2.73 1.14 2.27 1.59 2.27 2.27
SHAPE/CONFIGURATION Rectangular Similar Similar Similar Similar Similar
0%0%0%0%0%
PHYSICAL CHARACTERISTICS Native Veg.Similar Similar Similar Similar Similar
WETLANDS Yes Yes Yes Yes Yes
WETLANDS %51-75%51-75%70%70%66%52%
WETLANDS QUALITY N/A N/A N/A Medium Medium
0%0%0%0%0%
GROSS ADJUSTMENT N/A 0%0%0%0%0%
INDICATION OF UNIT VALUE ?$33,339 $25,836 $34,013 $35,242 $48,536
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LAND SALES ADJUSTMENT GRID – 76-100% WETLANDS
ITEM SUBJECT COMP #17 COMP #18 COMP #19 COMP #20 COMP #21
PARCEL #39959000009 39840600000 39956200006 39953720000 39960440001
PROPERTY IDENTIFICATION Winchester Head 35th 43rd 37th Avenue 3315 39th 37th
Avenue NE Avenue NE NE Avenue NE Avenue NE
SALE PRICE N/A $47,000 $48,000 $29,000 $39,800 $38,500
REAL PROPERTY RIGHTS N/A Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple
0 0 0 0 0
CONDITIONS OF SALE Market Market Market Market Govt. Agency Govt. Agency
0 0 0 0 0
BUILDING IMPROVEMENTS None None None None None None
0 0 0 0 0
FINANCING Cash or Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller
Equivalent 0 0 0 0 0
ADJUSTED SALE PRICE N/A $47,000 $48,000 $29,000 $39,800 $38,500
Recording Date N/A 05/26/23 04/01/24 07/20/23 02/26/24 01/19/24
Months Prior To Effective Date 05/13/24 11.60 1.38 9.80 2.53 3.78
MARKET CHANGE ADJUSTMENT N/A 8.7%1.0%7.3%1.9%2.8%
ADJUSTED SALE PRICE N/A $51,090 $48,497 $31,131 $40,556 $39,592
Parcel Area in Gross Acres 1.14-2.73 1.59 1.59 1.14 1.59 1.59
PRICE PER ACRE ?$32,132 $30,501 $27,308 $25,507 $24,900
LOCATION
ADDRESS Winchester Head 35th Ave. NE 43rd Ave. NE 37th Ave. NE 39th Ave. NE 37th Ave. NE
CORNER LOT N/A No No No No No
PAVED ROAD Yes Yes Yes Yes Yes Yes
CANAL FRONTAGE N/A No No No No No
OVERALL LOCATION Average Similar Similar Similar Similar Similar
0%0%0%0%0%
UTILITIES Well & Septic Similar Similar Similar Similar Similar
0%0%0%0%0%
COMP. PLAN Estates Estates Estates Estates Estates Estates
ZONING E - Estates E - Estates E - Estates E - Estates E - Estates E - Estates
0%0%0%0%0%
SIZE IN ACRES 1.14-2.73 1.59 1.59 1.14 1.59 1.59
SHAPE/CONFIGURATION Rectangular Similar Similar Similar Similar Similar
0%0%0%0%0%
PHYSICAL CHARACTERISTICS Native Veg.Similar Similar Similar Similar Similar
WETLANDS Yes Yes Yes Yes Yes
WETLANDS %76-100%100%75%+100%75%+100%
WETLANDS QUALITY Medium N/A High N/A High
0%0%0%0%0%
GROSS ADJUSTMENT N/A 0%0%0%0%0%
INDICATION OF UNIT VALUE ?$32,132 $30,501 $27,308 $25,507 $24,900
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DISCUSSION OF ADJUSTMENTS
Usually, comparable sale properties are not exactly like the subject property. If a typical
buyer would perceive the difference to be significant, then adjustment(s) must be made to
the comparable sales so that in the end each offers a realistic indication of value for the
subject. Adjusting comparable sales is a two-step process.
First, adjustments are made so that all of the comparable sales meet the standard of a
“market” transaction as outlined in the definition of market value. Customarily, the first
group of adjustments is made before the comparables are reduced to a common unit of
comparison. Included at this stage are adjustments to bring historic sales current to the
appraisal effective date.
The second group of adjustments is made after an appropriate unit of comparison is chosen.
These adjustments account for physical differences like location, physical characteristics and
size. Sometimes adjustment is required for differences in the permitted land use (zoning) or
in the availability of public service (infrastructure). When the adjustment process is
complete, the unit value indications are reconciled and converted into an estimate of value
for the subject.
REAL PROPERTY RIGHTS CONVEYED
This adjustment category is intended to account for the interest, benefits, and rights
inherent in the ownership of real estate. This category reflects the impact on value caused
by the fee simple versus the leased fee interest or the contract rent as opposed to market
rent.
• None of the comparable sales required adjustment in this category.
CONDITIONS OF SALE
This adjustment category is intended to account for a variety of factors that might affect
the purchase price.
• None of the comparable sales required adjustment in this category.
BUILDING IMPROVEMENTS
This category of adjustment is intended to account for the positive or negative contribution
to value of building improvements included with the sale of the land. Buildings that made
a positive contribution to the sale price require a negative adjustment. Buildings that were
demolished and removed require a positive adjustment to account for demolition costs
which are treated as part of the purchase price.
• None of the comparable sales required adjustment in this category.
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FINANCING
Adjustments in this category are intended to account for unusual terms of financing that
are not considered equivalent to cash or conventional financing.
• None of the comparable sales required adjustment in this category.
MARKET CHANGE
This adjustment is intended to account for changes in value due to the ebb and flow of
market forces over time.
• The comparables occurred between 2023 and 2024, which market conditions continue
to improve. The vacant lot sales from the prior 12 months within the market
boundaries of Immokalee Road to the north, Desoto Boulevard to the east, Golden Gate
Boulevard to the south, and Wilson Boulevard to the west, were plotted on a graph by
price per acre. These above sales indicate a median sale price of $120,000 in June 2023
and a median sale price of $99,000 in May 2024. Based on an analysis of these sales, sale
prices over the prior 12 months appear to be stable, with no noticeable market change.
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I also analyzed recent paired sales in the submarket area which indicate positive
market change. Land values continue to appreciate due to the demand for affordable
residential land. The buyers include a mix of individuals who plan to build a home,
investors, and speculative home builders.
Giving consideration to all of the above, I applied a market change rate of 0.75% per
month or 9.00% annually.
LOCATION/ACCESS/EXPOSURE
This category of adjustment reflects the impact on value caused by the advantages or
disadvantages of a given location.
• None of the comparable sales required adjustment in this category.
UTILITIES/INFRASTRUCTURE
This category of adjustment references the availability and adequacy of the road system,
the public was distribution system and the public wastewater collection system of each
comparable property as that compares with the same services available to the subject
property.
• None of the comparable sales required adjustment in this category.
COMPREHENSIVE PLAN/LAND USE
This category of adjustment accounts for differences in the potential land uses
(Comprehensive Plan) or in the specific uses (Zoning) to which a property could be
developed. Differences in value between the subject property and comparable sales might
exist because their highest and best uses are different as a result of government regulation
through zoning and land use controls.
• None of the comparables sales required adjustment in this category.
SIZE/SHAPE
This category of adjustment addresses the effect on the marketability of a given property,
because its physical size/shape might limit the physical utility, or because the size and
term of the financial investment required of an investor/speculator is such that the unit
price is reduced.
• None of the comparable sales required adjustment in this category.
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PHYSICAL CHARACTERISTICS
This category of adjustment reflects the physical aspects of a property that impact its use
for development. Physical characteristics included land elevation, soil conditions,
drainage characteristics, threatened or endangered plant and animal species on the
property and the extent and density of covering vegetation.
• I was provided with a Conservation Collier Property Summary Winchester Head
Preserve Multi Parcel Project dated February 2024. The parcels are located within the
Winchester Head Preserve and consist primarily of freshwater marsh and cypress
which are considered jurisdictional wetlands. The higher the quality of the wetlands,
the higher the mitigation costs.
• I analyzed aerials, reviewed the listing history, and interviewed brokers, buyers and
sellers to determine the wetlands associated with the Comparable sales.
No adjustments were made for physical characteristics and instead the comparables
were bracketed with some being superior, similar, and inferior.
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RECAPITULATION OF DATA
After making the adjustments discussed above, the comparable sales indicated the
following unit values:
UP TO 25% WETLANDS
Comparables Price Per Gross Acre
of Land Area
1 $86,053
2 $88,109
3 $85,772
4 $79,570
5 $66,331
6 $63,886
7 $60,008
The range of unit value indications is from $60,008 to $88,109 per acre with an average of
$75,676 per acre and a median of $79,570 per acre.
Based on the range, I concluded to a unit value of $76,000 per acre.
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26-50% WETLANDS
Comparables Price Per Gross Acre
of Land Area
8 $47,972
9 $34,390
10 $48,948
11 $59,028
The range of unit value indications is from $34,390 to $59,028 per acre with an average of
$47,585 per acre and a median of $48,460 per acre.
Based on the range, I concluded to a unit value of $48,000 per acre.
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51-75% WETLANDS
Comparables Price Per Gross Acre
of Land Area
12 $33,339
13 $25,836
14 $34,013
15 $35,242
16 $48,536
The range of unit value indications is from $25,836 to $48,536 per acre with an average of
$35,393per acre and a median of $34,013 per acre.
Based on the range, I concluded to a unit value of $35,000 per acre.
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76-100% WETLANDS
Comparables Price Per Gross Acre
of Land Area
17 $31,132
18 $30,501
19 $27,308
20 $25,507
21 $24,900
The range of unit value indications is from $24,900 to $32,132 per acre with an average of
$28,070 per acre and a median of $27,308 per acre.
Based on the range, I concluded to a unit value of $28,000 per acre.
FINAL ESTIMATE OF VALUE – WINCHESTER HEAD (1.14-2.73 ACRES)
The final indications of value on a per acre basis as of May 13, 2024 are presented below.
Tier Amount of Wetlands Price Per Gross Acre
I Up to 25% Wetlands $76,000
II 26-50% Wetlands $48,000
III 51-75% Wetlands $35,000
IV 76-100% Wetlands $28,000
CARROLL & CARROLL
Timothy W. Sunyog, MAI
Cert Gen RZ3288
6713 Report Addenda
Carroll & Carroll
ADDENDA
(In Order of Appearance)
Page Topic Count Page(s) Page(s)
Assumptions and Limiting Conditions............................................................................ 2
Parcel List.............................................................................................................................. 1
Qualifications of Appraiser................................................................................................. 2
6713 Report Addenda
Carroll & Carroll
ASSUMPTIONS AND LIMITING CONDITIONS
The certification of the appraiser appearing in this report is subject to the following
assumptions and limiting conditions.
ACCEPTANCE OF AND/OR USE OF THIS APPRAISAL REPORT CONSTITUTES
ACCEPTANCE OF ALL GENERAL AND EXTRAORDINARY ASSUMPTIONS AND
LIMITING CONDITIONS.
EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS
None
HYPOTHETICAL CONDITIONS
None
GENERAL ASSUMPTIONS AND LIMITING CONDITIONS
1. No responsibility is assumed for the legal description or for matters including legal or title
considerations. Title to the property is assumed to be good and marketable.
2. The property is appraised free and clear of liens and encumbrances.
3. Responsible ownership and competent property management are assumed.
4. The information furnished by others is assumed to be true, correct and reliable. A
reasonable effort was made to verify such information, but the appraiser bears no
responsibility for its accuracy.
5. All engineering is assumed to be correct. The plot plans and illustrative material is
included only to assist the reader in visualizing the property.
6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or
structures that render it more or less valuable. No responsibility is assumed for such
conditions or for arranging for engineering studies that might be required to discover
them.
7. It is assumed that there is full compliance with all applicable federal, state, and local
environmental regulations and laws.
6713 Report Addenda
Carroll & Carroll
8. It is assumed that the property is either in compliance with, or is "grandfathered" or
"vested" under, all applicable zoning, use regulations and restrictions.
9. It is assumed that all required licenses, certificates of occupancy, consents, or other
legislative or administrative authority from any local, state, or national government or
private entity or organization have been, or can be, obtained or renewed for any use on
which the value estimate is based.
10. It is assumed that the utilization of the land and improvements is within the boundaries or
property lines of the property described, and that there is no encroachment or trespass.
11. It is assumed that the subject site and improvements are not contaminated by any
hazardous material or toxic substance. During the property inspection we were sensitive
to obvious signs of contamination and we reported anything unusual. However, we are
not qualified to render professional opinions regarding the existence or the nature of
hazardous materials in or on the subject property. If a definitive opinion is desired, then
the client is urged to retain an expert in the field.
12. The distribution of the total value in this report, between land and improvements, applies
only under the stated program of utilization. The separate allocations for land and
buildings must not be used in conjunction with any other appraisal and are invalid if so
used.
13. Possession of this report, or a copy thereof, does not carry with it the right of publication.
14. Unless previous arrangements were made, the appraisers, by reason of this appraisal, are
not required to give further consultation, testimony, or to be in attendance in court.
6713 Report Addenda
Carroll & Carroll
6713 Report Addenda
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6713 Report Addenda
Carroll & Carroll