Agenda 10/08/2024 Item #12A (Authorize a representative of the CAO to bid on behalf of the County at a code enforcement lien foreclosure sale)10/8/2024
Item # 12.A
ID# 2024-1210
Executive Summary
Recommendation to authorize a representative of the County Attorney's Office to bid on behalf of the County at a code
enforcement lien foreclosure sale scheduled by the Clerk in Collier County, Florida v. Lee Vern Lambert, et al., Circuit
Case No. 23-CA-3392, in an amount to be determined by the Board.
OBJECTIVE: To obtain the Board’s authorization for a representative of the County Attorney’s Office to bid
on one property to be sold at foreclosure sale (currently set for November 21, 2024), as a result of a Final
Judgment of Foreclosure in favor of the County in Collier County, Florida v. Lee Vern Lambert, et al, Circuit
Court Case No. 23-CA-392.
CONSIDERATIONS:
The County Attorney’s Office filed a foreclosure action on December 14, 2023, in relation to code
enforcement liens imposed against real and personal property owned by Lee V. Lambert.
On August 21, 2024, the court entered a final judgment of foreclosure in the County’s favor, reciting a total
sum due of $229,161.39 under the lien, plus the sale fee, statutory interest, and the publication fee for the
Notice of Sale, and directing the Clerk to sell the Lambert property in Collier County to satisfy the lien. A
copy of the order is included in the backup materials for this item. The November 21, 2024, public sale has
been advertised and will be conducted in accordance with Florida law.
At the Board’s September 10, 2024 meeting, the Board directed that an in-house appraisal of the property at
660 Palm Avenue in Goodland be prepared which appraisal was completed on September 20, 2024 and is also
included in the backup materials for this item. The in-house appraisal amount is $470,000.00.
In the event the County obtains title to the property, there is a strong likelihood that the County will be able to
recoup all acquisition costs upon re-sale.
FISCAL IMPACT: Fiscal impacts include a $70 fee for the sale, $462.00 for the publication fee for the Notice
of Sale, $5,336.26 for statutory interest, plus the fee for the recording of title. This authorization will allow
the County to bid an amount not exceeding the amount determined by the Board. Recording and related
acquisition costs are to be paid from the Unincorporated Area General Fund (1011) and County-Wide Capital
Fund (3001). The funding required for the purchase will be offset by the County's foreclosed lien interest of
$235,029.65.
GROWTH MANAGEMENT IMPACT:
There is no Growth Management impact associated with this Executive Summary.
LEGAL CONSIDERATIONS:
This item is approved as to form and legality and requires majority vote for approval. – RTT
RECOMMENDATIONS: That the Board of County Commissioners (1) authorize a representative of the
County Attorney’s Office to bid on the subject property in an amount to be determined by the Board; (2)
accept and authorize recording of title to the property, upon confirmation of the sale by the Clerk and issuance
of a Certificate of Title; (3) authorize staff to pay any fees, assessments, or expenses associated with the sale
and recording of the Certificate of Title; and (4) authorize staff to take necessary measures to maintain,
surplus, and sell the property in accordance with state and local laws.
Page 1198 of 3899
10/8/2024
Item # 12.A
ID# 2024-1210
PREPARED BY: Ronald T. Tomasko, Assistant County Attorney
ATTACHMENTS:
1. Appraisal report for 660 Palm Ave
2. 660 Palm Ave Agenda 16K 3- Tuesday, September 10, 2024
Page 1199 of 3899
Collier County
ReaI Property Management
660 Patm Ave Goodtand FL 34140
Page 1200 of 3899
660 Patm Ave AerialView
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Page 1201 of 3899
The Subject Property
parcc lD 46{7n040007 tlBlirtfi:; 650 pAr."r/t AvE
N'me/Addnts LAMBERT, LEEv
2429 CARPENTERS GRADE RD
City MARWIUE
Mep l,|o. Stt:p No.
7C18 380800 D 1A7C18
I Gq)il.AND ISI..ES 21{D ADD BlX D LOT 1A
m[hc.Ar.ra 24
Sub-/Condo 3qt800 - 6OOOL AND lSr"ES 2ND ADDfiON
Ur CodrO I - SINGII FAlrltY RESID$fiAI
Latcst Salcs History
(Not .ll 5.L..8 lilH du. b (onfbentblity)
UilhgXrfeO'C:larLtiont
SdBl o'thcr
4.3132 5.8888
2024 Prcliminary Tax Roll
iSubjst to Ch.n9.)
bnd Vrlur
(.) lmprovrd Vrhr
(-) lld.etlHuc
r-) 10% Non-Homelsd Cap
1-1 Asrcrsed Uhtu:
(,) Sdrool Tmblc V:lur
1-1 TexaHcVeluc
AdYa TrE
(+) Non-Ad hlffi T.r..
G) TdlTu!3
fr stt city GoooLAND sit'.zng uro
Section
18
Sd. TN
To*rrhip
52
frnge
27
Zl9 17&13-2613
As:r'Ertimrtrd
Gl3
Dde
07108196
Eook- Arnolrnt
s 72,500
To{rl
10202
J 172.119
J2zt,ilr
3 595.746
5 1 79.80 1
I 515.945
1695,7i16
t 5t5,945
3 5.039.18
s21929
S 6,288.,t7
V.fus .r. t ol J.nury ld S Fr, ll.ll nlus rr.0. thl pK.l w- <ru.Ld .lt6tfi. Fnd T.x Roll.
Goodland Key Takeaways
Typlcal Home Values: $486,304
1-year Value Change: +6.8%
Goodland
Page 1202 of 3899
The subject property
Based on the appraisal described in the accompanying repo(, subject to the Limiting
Conditions and Assumptions, Extraordinary Assumptions and Hypothetical Conditions
(if any), we have made the following value conclusion(s):
VALUE CONCLUSIONS
Appraisal Premise lnterest Appraised Date of Value Conclusion
Market Value, As ls Fee Simple September 19, 2024 $470,000
The value conclusion(s) are subject to the following hypothetical conditions and
extraordinary conditions. These conditions may affect the assignment results.
Hypothetical Conditions: None
Extraordinary Assumptions: None
, ,/, ,.'-'
Roos-evelt [eonard RAtu-AC
Real Property l\,lanagement
Page 1203 of 3899
Appraiser's Comments:
'1. The subject property is experiencing deferred maintenance, windows are broken out,
the wood deck needs repair, and the siding is pulling away from the frame.
2. I performed a complete visual inspection of the interior and exterior areas of the
subject property I reported the condition ofthe improvements in factual, specific terms.
3. The boats, cars, debris, and other unsightly items storage on the subject property
needs to be removed Appraiser did not provide a cost to remove the above-menlioned
items.
4. The research for vacant land canal sales indicated a value of $420,000
5. The highest and best use for the subject property may be a tear down, depends on
the intended use
6 The Valuation is based on land value; the improvements do not contribute much to
the overall value of the property
7. The estimated value of the improvements in their current condition, is estimated to be
$80,000 to $100,000
8 The cost to demo and remove all of the boats and vehicles appears to be in the
$80,000 to $100,000, therefore the land value is the most reasonable.
Page 1204 of 3899
Subject Property
Page 1205 of 3899
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Page 1206 of 3899
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Page 1207 of 3899
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Page 1208 of 3899
REAL ESTATE APPRAISAL
Short Form Report
Folio No. 464700400071 Property Address 1660 PALM AVE COODLAND FL 34140
Owner Name LEE V LAMBERT
Addresses 2429 CARPENTERS (
City llAR\ \'l l-l-11 Stat€ l'l'r Zip I J7tt0l
Legal (;oOI)L.\).D ISLES 2\D.\DD I}I,K D LOTI.\
Scction I Township Range I Acrcs I Map xo.Strap No.
t8 <,)1
0.t3 AC
TYPE.i Nlillage Area f ; Nlillage
I Use Code RES
SUBJECT PROPERTY COMPAMBLE NO 1 COMPAMBLE NO.2 COMPAMBLE NO 3
Address: 660 PALM AVE 648 PALM AVE 544 COCONUT AVE 580 COCONUT AVE
Proximitv to Subiect SAME STREET lBLKN ,I BLK N
Sales Price $474,000 $550,000 $437,s00
Unit Price
Data Source PROPERTY APPR REC Prooertv Aooraiser Sales Data Prooertv Aooraiser Sales Data Property Appraiser Sales Data
Date of Sale & Time
Adjustment
DESCRIPTION DESCRIPTION
+t$
Adirrstment DESCRIPTION
+/-$
Adiustment DESCRIPTION
+t$
Adiustment
08101123 $20,000 04110124 $0 04t09t24 $0
Location CANAL LOT CANAL LOT $0 CANAL LOT $0 CANAL LOT $o
STYLE 2 STORY FRAME / BLK 1 STY / FRAME $0 1 STY / FRAME $0 2 SIY / FRAME $0
BLDG SIZE 1,196 SF 864 SF $15,000 'l ,374 SF $0 1 008 sF $25,000
GARAGE/STORAGE 962SF+/-NA $40,000 4405F +/-$20,000 5045F +/-$20,000
YEAR BILT 1 997 YR '1980 YR $20,000 1993 YR $0 1 977 YR $35,000
SCN PORCH / DECK SCRN PORCH / NA EQ / DECK $o 3ARPORT / SCN $0 SCN PORCH / DE $0
CONDITION POOR AVG - GOOD 100,000 MrNUs CVG - GOOD 100,000 MrNUt AVG 50,000 MTNUS
TOTAL ADJUST %
FROM SALES PRICE
Net Adj (Total)
lndicated Value of
Subject $469,000 $470,000 $467,500
Comments on Market Data: The mkt range is established to be $467,000 to $469,000 " as is " the estimated repairs are $100,000 to $200.000 dollars, the
is not included. Vacant lot sales in the
Comments and Conditions of Appraisal: The interest being appraised is fee simple, and the highest and best use of the parcel is considered improved The I
elements of H & B use are considered, and this report is a market value appraisal. The appraisers decisions and scope of work may become relevant to the
characteristics of extraordinary assumptions or hypothetical conditions and may become applicable in this valuation
Final Reconciliation: All three approaches were considered in the valuation of this parcel. The sales approach method is given most weight The value of the
opinions and conclusions may be affected due to later known or unknown adverse conditions that exist with the subject property
ESTIMATED VALUE:
9t1912024
R. Leonard Appraiser ll
$470,000 dollars "as is"
Land Appraisal Report, Appraisal Form 02 Rev 4/19/06
Page 1209 of 3899
Comparabtes
648 Patm Ave
Coconut Ave
580 coconut Ave
Page 1210 of 3899
Location Map For Comparabtes
Page 1211 of 3899
APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that:
I I have, at a minimum, developed and reported this appraisal in accordance with the
scope of work requirements stated in this appraisal report
2. I performed a complete visual inspection of the interior and exterior areas of the
subject property I reported the condition of the improvements in factual, specific terms I
identified and reported the physical deficiencies that could affect the livability,
soundness, or structural integrity of the property.
3. I performed this appraisal in accordance with the requirements of the Uniform
Standards of Professional Appraisal Practice that were adopted and promulgated by the
Appraisal Standards Board of The Appraisal Foundation and that were in place at the
time this appraisal report was prepared.
4 I developed my opinion of the market value of the real property that is the subject of
this report based on the sales comparison approach to value. I have adequate
comparable market data to develop a reliable sales comparison approach for this
appraisal assignment I further certify that I considered the cost and income approaches
to value but did not develop them, unless otherwise indicated in this report
5. I researched, verified, analyzed, and reported on any current agreement for sale for
the subject property, any offering for sale of the subject property in the twelve months
prior to the effective date of this appraisal, and the prior sales of the subject property for
a minimum of three years prior to the effective date of this appraisal, unless otherwise
indicated in this report.
6 I researched, verified, analyzed, and reported on the prior sales of the comparable
sales for a minimum of one year prior to the date of sale of the comparable sale, unless
othen^,ise indicated in this report
7. I selected and used comparable sales that are locationally, physically, and
functionally the most similar to the subject property.
S l have not used comparable sales that were the result of combining a land sale with
the conkact purchase price of a home that has been built or will be built on the land.
L l have reported adjustments to the comparable sales that reflect the market's
reaction to the differences between the subject property and the comparable sales
'10 lverified, from a disinterested source, all information in this report that was provided
by parties who have a financial interest in the sale or financing of the subject property
1 '1 I have knowledge and experience in appraising this type of property in this market
atea.
12 I am aware of, and have access to, the necessary and appropriate public and
private data sources, such as multiple listing services, tax assessment records, pubhc
land records and other such data sources for the area in which the property is located
Page 1212 of 3899
DEFINITION OF MARKET VALUE
Market vatue definition used by agencies that regutate federatty insured financiaI
institutions in the United States is defined by The Dictionary of Reat Estate Appraisal,
7th ed. (chicago: Appraisat lnstitute, 2022) as:
The most probabte price that a property shoutd bring in a competitive and open market
u nder att condition's requisite to a fair sate, the buyer and setter each acting prudentty
and knowledgeably, and assuming the price is not affected by undue stimutus. lmpticit
in this definition is the consummation of a sate as of a specified date and the passing
of titte from setter to buyer under conditions whereby:
' Buyer and setter are typicatty motivated.
.Bothpartiesarewettinformedorwettadvised,andactinginwhattheyconsider
their best interests.
' A reasonabte time is attowed for exposure in the open market.
. Payment is made in terms of cash in United States dottars or in terms of
financiat arrangements comparabte thereto; and
. The price represents the normaI consideration for the property sotd unaffected
by speciat or creative financing or sates concessions granted by anyone
a ssociated with the sate."
(Source: 12 C.F.R. Part 34.42(hl;55 Fed erat Register 34696, August 24, 1 990, as amended at 57
Federat Register 12202, Aptilg,1992;59 FederatRegister 29499, June7,1994i 79 Federat Register
28400, May 16,2O14i 83 Federat Register Aprit 9, 201A;84 Federat Register, October 8, 2019)
DEFINITION OF PROPERW RIGHTS APPRAISED
Fee simpte estate is defined as an: "Absotute ownership unencumbered byanyother
interest or estate, subject onty to the timitations imposed by the governmentaI powers of
taxation, eminent domain, potice power, and escheat." (Source: The Dictionary of Reat
Estate Appraisal, 7th ed. (Chicago: Appraisat lnstitute, 2022)
Page 1213 of 3899
Vacant Land Comparable
$420,000 for a canal lot with average size 0.1 I to 0.13 acres.
Page 1214 of 3899
r ,,* lt---,",""__-lr;,**il, I
Property DetailProperty Summary
parcer rD 46423160002 tls,*f"tfiff 6oe suNsEr DR Site City GOODLAND
jl"fl""r{ noerr'r J EBLE rRusr
157 KESWICK DR
City NEW ATBANY State OH
Township
52
Legal GOODLAND ISLES lST ADD BLK E LOT 30 OR 1133 PG 1343
Site
Zone*Note
Map No.
7C18
Strap No.
380500 E 307C18
Range
27
Zip 43054
Acres *Estimated
0.1 1
Millaoe Area ^ ._-____i ."
Sub./Condo 380500 - GOODLAND ISLES 1ST ADDITION
Use Code O 7 - MISCELLANEOUS RESIDENTIAL
Roll
Sketches Notices
Latest Sales History
(Not all Sales are listed due to Confidentiality)
Date Book-Page
o8losl24 6389-634
o8losl24 6387-1672
01117124 6326-2022
04125119 5625- 1004
oSloslls s192- 1209
11/30107 4307-134
o5lo1l85 1133- 1343
11101179 A4O-2s2
Amount
So
So
$ 420,000
$ 20s,000
$ 17s,000
$o
$ 4s,ooo
$o
Section
18
(+)
(=)
(-)
(=)
(=)
(=)
2O24 Preliminary Tax
(Subje.i ro Change)
Land Value
lmproved Value
Market Value
10% Non-Homestead Cap
Assessed Value
School Taxable Value
Taxable Value
Ad Valorem Taxes
Millage Rates O *Calculations
School Other Total
1.3112 5.8888 10.202
34140
$ 370,96s
$98
$ 371,063
$ 17s.273
$ 19s,790
$ 371,063
$ 195,790
trTE2rq
Vncttt*
t4/ F
t4Nd.
bacK
Page 1215 of 3899
Addendum
Page 1216 of 3899
Collier County Property Appraiser
Property Summary
parcer rD 46470040007 t:tllfr*"$ 660 PALM AvE
Name / Address LAMBERT, LEEV
Legal GOODLAND ISIES 2ND ADD BLK D LOT 1A
Millage Area O 24
Sub./Condo 380800 - GOODTAND ISLES zND ADDITION
Use Code O I - SINGLE FAMILY RESIDENTIAL
Millage Rates O *Calculations
School Other Total
1.1132 5.8888 10.202
2024 Preliminary Tax Roll
(Subiect to Change)
Land Value
(+) lmproved Valu€
(=) Market Value
(-) 10% Non-Homestead Cap
(=) Assessed Value
(=) School Taxable Value
(=) Taxable Value
Ad Valorem Taxcs
(+) Non-Ad Valorem Taxes
(=) Total Taxes
Valu€s are as of January lst each year. lf all valu€s are 0, this par(€l was created
after the Final Tax Roll.
Dis.laimer: The actual total property taxeg may vary due to (hanges in millage
rates set by tax and
spe(ial assessm
pleare visit lhe
Site City GOODLAND Site Zone
'Note 34140
2429 CARPENTERS GRADE RD
City MARWILLE
Strap No.
380800 D 1A7C18
Section
18
State TN
Township
52
Range
27
zip 37403-2613
Acres'Estimated
0.13
Map No.
7C18
Date
07lo8l95
(Not all Sales are listed due to Confidentiality)
Latest Sales History
Book-Page
2203-1190
Amount
$ 72,500
s 472,1t9
$ 223,607
$ 69s,746
$ 179,801
$ sls,g,ts
$ 69s,746
$ 51s,9.1s
$ 6,039.18
i 249.29
$ 6,288.47
Page 1217 of 3899
Collier County Property Appraiser
Property Detail
parcelD 46470010007 tff*f.hfi 66opALMAvE sirecity GooDLAND sit"ffi rarao
Name / Address IAMBERT, LEE v
2429 CARPENTERS GRADE RD
City MARWILLE state TN zip 37803-2613
Permits (Provided for reference purposes only. *Full Disclaimer. )
Tax Yr lssuer Permit # CO Date Tmp CO Final Bldg Type
1997 COUNTY 97-2716 11/07197
2018 COUNTY PR8D20171143140 O1l1Ol1A
2019 COUNTY PR8D20171142997
Building/Extra Features
Units # Year Built Description Area Adj Area10 seuARE Foor 60e8.4 10 $s7 t'XEi8[iyJ" lle6 zz2z
20 1997 DOCK 204 204
ROOF
OTHER
Land
# Calc Code
Page 1218 of 3899
Collier County Property Appraiser
SP 40
(8:500.0 sf) 200.0 sf PC 20(8:734.O s0 146.8 sf
GROUND FLOOR
10 24
5
rlgt.6,r
(8:962.0 sf) 673.4
Page 1219 of 3899
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WARRANTY DEED
Thls inden';ure, I4.rCe Ehis <1a1 ut -'tr- ' 1996 by .Goodlesd' IDc" 'Plorida corporacion,
- Cii"col.J, w'ro:;" acldress is P 'o ' Box 248'
HalIand;rir., I.l, ;fOO9, and Lee V. Lanbert, whoee addre6s isr 2429
Ciip"ir.".,' l:;rde Road, Maryvilte' TN 7803 '
t{IrNEssErH, ElraE sratrtor, "" ;'i\:1,,11"":H:i5:l:ii:"3: ::".;:[
re.'eipc whereot is herebY
ed, rnd- sold to granEee' their
c,*i,,., described 1and, sicuaced'
-i da, t I wir' :
ISLE .JECOND ADDITION, ACCOTdiNg
rr Pl,' Book 8, Page 19' of Ehe
FI 'r ''1a'
*-l
And r---:arrt (, , ,, ,t..r!D{ frrliy 'drrLr'rrrt '': cicle Eo Ehe Iand and will
def er:-i r r ,:<l:r:c ./gairrsr ' t lr' iaNI " ' claims of all persona
whomstle'.'et
subjc,.-t t r :.(,.;l:l I -.L eilsenrelrt l; ..1 :tlnton Eo the subdivisj.on, if
a;t; :Iltl t ,::, i lol .i9';t' anc :;'''osequent years '
Grant.)t.. rr,.: r.l rrlr $ Eila! L-t).iS( " ltoL I .)mestead properEy nor Ls
piof..r.r' I ,trl iclitous ro Granrpl !:' honrr::;i ead'
tZtg INSTRUI{ENT PREPARED BY:
BONTLD S. WEBSTER
985 N. COLLIER BLVD.
IATEO ISLAND, PL 3393?
rbUlo tuo. 46{?00400007
GRANTEE :J(' I/-I. ']SCURITY NO.
r,,Gra:)f ()l' ,r:td "Grantee"
cont-e:it rr' :.l l €-:: .
IN WTTNESS I{BEREOF,
and s.',ll ::.: 'i(itr fi:st
or who l'tits Dl |rhtced
idenritI'r.r i'I 'r::d
My cr-:::rr.li ;.:' ;tl i'..r1r:'t-es :
( sea]
Signe.r, : 'rl i .-rt:J :lelivered tl: ')\rr
\ r( I I -1. r--It r .L l-- - \j 'J\ ---
wiE.rlesst rt- r I lll liaNc
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Witpess; F- rrr. itit ltartte
glitnesl. *, j rl: Iianlc
,/ t " t :
WiEne.;:- r'- 1,: I lt' :ld1r\e
STATE ol'' t ''', ' \i '
COTNT\' ()1" I r'l\' r '
Ttte f l.rt i:r1r. : ll,' i lrst l ument "ias a!- j lI\/"' ' "tl
aay or .;r'ii , ): ti, b:/ Josepb E' curcre'
rot., . Flirrj'da Corporation, wltrr :i l'il
(; r,altt
above 'n':
"-no aio toid :toE) l.rlte an oaEh-
m 20?5300 0R: 2203 PG: 1190 ril
ItclltD tt olucnt llcolDt 0t olllll illl, ,l
ououtl rt 0l:lW !fIG[? l. tE, Cllflr ,llll.ll
EC t[ a.ll
Doc..I! llr.la
lrt!:
toulD t fllsnr
ttt mm c{ttlll ltrll
ltrco I3!uD lt !ll!t
singular or PIuraI, as
r'elrnEo seE granror's hand
^ rt&'iau
-/L'. -=
,.tf r:efore me E.his -'/ice Prcgldoat, ol Oc€dl.ad,
,re) pgrEgllally.Ene![ Eo ItE
as
t\ { r r t r . r'il ]-\-l.i-S-
Nor.ary PubI ic
Curcie,
Page 1220 of 3899
Real Estate Account #46470040007
Owner: Situs:Parcel detaits
LAMBERT, LEEV 550 PALM AVE PropertyAppraiser[:i
GOODLAND 34140-2513
Get bills by email
Amount Due
Your account is pald in futl. There is nothing due at this time.
Your last paym€nt was made on u/30/2023 for $5,{50.13
Account History
utr
2023AnnualBill 0
2o22Annuat Bilt C,)
2orr Annual Bill 13
zozo (-)
202OAnnual Bill
Ccdift.tef2560
rorg '3t
2019 Annurl Bill
Certificate *3293
zorsAnnuel aill (-,)
lOrTAnnuatBill (3
lllqrtrur: 5r[1rt
90.00 P.ld 5s"229.38 oU28l2O12 st2&22{0s01640
Prid $a,920,SO
P'H$4"0'5'
AETIOl{
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Page 1221 of 3899