Agenda 05/27/2025 Item #11C (Letter of Interest from the Collier County Agricultural & Fair Exposition Inc., to purchase a portion of the Camp Keais Property to relocate the Collier County Fairgrounds)5/27/2025
Item # 11.C
ID# 2025-1442
Executive Summary
Recommendation to the Board of County Commissioners to consider and provide direction regarding the Letter of
Interest from the Collier County Agricultural & Fair Exposition Inc., to purchase a portion of the Camp Keais Property to
relocate the Collier County Fairgrounds.
OBJECTIVE: To determine if the Board would like to consider the Collier County Agricultural & Fair Exposition Inc.
(“Fair Board”) Letter of Interest to purchase a portion of the Collier County (“County”) owned Camp Keais Property
(“Camp Keais”) to relocate the Collier County Fairgrounds and provide direction on how to proceed.
CONSIDERATIONS: On March 9, 2021, the Board of County Commissioners (the "Board"), approved the Purchase
of 1,046.19 acres (“Property”). It was noted at the time that the future Camp Keais Campus would provide a benefit to
the County for relocating the fairgrounds as well as provide opportunities for utilization by Parks & Recreation, Public
Safety, hurricane debris management, horticultural processing, and workforce housing.
Section 8.03 of the Purchase and Sale Agreement approved by the Board states:
It is acknowledged that Purchaser intends to relocate the Collier County fairgrounds to the Property and to also
construct a swamp buggy recreational and/ or racing facility on a portion of the Property. Purchaser will endeavor to
locate the fairgrounds and proposed swamp buggy facilities as far south and east as reasonably feasible from the
intersection of Oil Well Road and Camp Keais Road in conjunction therewith.
The Fair Board submitted their initial letter of interest on May 17, 2024, followed by a supplemental letter of interest on
January 24, 2025. Both letters express an interest in purchasing 100+ developable acres with direct access to Oil Well
Road. The Fair Board has requested land that abuts the Oil Well Road and Camp Keais Road intersection, located at the
northwest corner of the Camp Keais property, for efficient traffic management during events.
At the August 27, 2024, meeting under item 11.B., the Board heard a proposal from Barron Collier Companies asking to
exchange 439 +/- acres at the Camp Keais property (generally on the east side of the County property) for an equal value
of property at Silver Strand. The Board requested that the item be brought back at a later date, outlining the benefits of
the exchange. Consistent with the Board's direction, we are working with Barron Collier Companies team on the
specifics as it relates to land value and acreage, which will come back at a subsequent meeting.
On April 14, 2025, the Fair Board’s attorney confirmed continued interest based on terms outlined in the original and
supplemented letters. The tentative list of uses in comparison to their current arrangement with the County remains
primarily the same, with the addition of:
• The ability to host community events, such as concerts, arts and craft shows, 4H events, gun and boat shows.
• Passive recreational facilities like parks, playgrounds, hiking, biking, and nature trails.
Many of the Fair Board’s proposed uses will require a conditional use, which can be obtained by the Fair Board post-
acquisition.
The Fair Board is leasing the current fairgrounds from the County under an agreement that expires in 2037. If the Fair
Board acquires property at Camp Keais, a lease termination would be coordinated to provide the Fair with ample time to
relocate its operations and ensure continuity. The Fair Board has informed us that it wants to own property rather than
lease, as ownership would make it eligible for a wider range of funding opportunities, including USDA grants and other
programs tied to capital investment.
The County paid $13,600,470 for Camp Keais, which was based on a rate of $13,000 per acre of land. In total, with
recording fees ($61.00), doc stamps ($94,872.40), and the acquisition cost ($13,553,111.00), the County paid
$13,648,044.40, or $13,045.48 per acre. The acquisition was financed and the County has incurred interest costs since
the purchase. The estimated current market value of the Camp Keais property is $20,250 per acre, which is based on the
average of two appraisals that were jointly commissioned by the County and Barron Collier to appraise the property.
Page 875 of 7924
5/27/2025
Item # 11.C
ID# 2025-1442
Both appraisal reports have an effective date of January 8, 2025. Real Property Management would recommend a cost
of at least $13,045.48 plus incurred interest per acre for this transaction, given the County's previous purchase price and
financing costs.
Under Chapter 125.38, Florida Statutes, the County may sell to a nonprofit organization such as the Fair—at a “nominal
price,” which can be significantly below market value or any value less than market. If the Board directs Real Property
Management to move forward with the Fair Board, Real Property Management will take all actions to develop a
purchase and sale agreement to be presented at a future meeting, along with a resolution that complies with the
requirements of Chapter 125.38 of the Florida Statutes, if necessary. The agreement would include a portion of the
Camp Keais property that is generally on the southwest portion of the property.
This item is consistent with the Collier County strategic plan objectives to plan and build public infrastructure and
facilities to effectively, efficiently, and sustainably meet the needs of our community and to develop and utilize
partnerships to ensure that government facilities meet public expectations.
FISCAL IMPACT: There is no fiscal impact at this time.
GROWTH MANAGEMENT IMPACT: There is no growth management impact at this time.
LEGAL CONSIDERATIONS: This item has been reviewed by the County Attorney, is approved as to form and
legality and requires majority vote for approval. -JAK
RECOMMENDATIONS: Recommendation to the Board of County Commissioners to consider and provide direction
regarding the Letter of Interest from the Collier County Agricultural & Fair Exposition Inc., to purchase a Portion of the
Camp Keais Property to relocate the Collier County Fair Grounds.
PREPARED BY: Jennifer A. Belpedio, Manager - Real Property, Operations & Performance Management Division
ATTACHMENTS:
1. Fair's Supplemental Letter of Interest to BCC 1-24-25
2. Fair Board LOI - Camp Keais - Email Confirmation
3. Fair's Letter of Interest to BCC 5-17-24
Page 876 of 7924
EDWARD K. CHEFFY
Board Certified Civil Trial Lawyer
Board Certified Business Litigation Lawyer
JOHN M. PASSIDOMO
Co-Founder (1952 – 2024)
LOUIS D. D’AGOSTINO
Board Certified Appellate Practice Lawyer
DAVID A. ZULIAN
Board Certified Construction Lawyer
CLAY C. BROOKER
Board Certified City, County and
Local Government Lawyer
DEBBIE SINES CROCKETT
821 Fifth Avenue South
Naples, Florida 34102
Telephone: (239) 261-9300
www.napleslaw.com
RACHAEL S. LOUKONEN
Board Certified Business Litigation Lawyer
BRIAN J. THANASIU
Board Certified Real Estate Lawyer
C. LANE WOOD
Board Certified Real Estate Lawyer
KIMBERLY D. SWANSON
JONATHAN R. FITZMAURICE
CHELSEA L. BRANCO
Of Counsel:
GEORGE L. VARNADOE
January 24, 2025
Collier County Board of County Commissioners
3299 Tamiami Trail East, Suite 303
Naples, Florida 34112
Re: Collier County Fair Board’s Supplemental Letter of Interest
to Purchase Portion of Camp Keais Campus
Honorable Commissioners:
This firm represents Collier County Agricultural Fair & Exposition, Inc. (“the Fair
Board”), which organizes the annual fair and other events at its current location
on Immokalee Road and 39th Avenue NE (“the 39th Avenue NE Property”).
This letter supplements my previous letter submitted on behalf of the Fair Board,
dated May 17, 2024, which informed the Board of County Commissioners of the
Fair Board’s interest in purchasing a portion of the 1,046-acre property known as
the Camp Keais Campus to serve as the future location of the annual fair and
other events organized by the Fair Board. The Fair Board remains interested in
purchasing a minimum of 100 usable/developable acres of the western 500 acres
of the Camp Keais Campus, provided the acreage has direct access to Oil Well
Road. Ideally, the 100+ acres would abut the Oil Well Road/Camp Keais Road
intersection (at the northwest corner of the Campus) to allow for efficient traffic
management during events.
Page 877 of 7924
4881-2215-3406, v. 5
The purchase price of the 100+ acres is negotiable, and the Fair Board is willing to
place a refundable deposit towards the purchase price in escrow until due
diligence investigation is complete and land use entitlements are obtained. By
way of example, the Rural Agricultural zoning of the Camp Keais Campus requires
conditional use approval by the Board of County Commissioners for the various
uses that the Fair Board would put to the 100+ acres. A tentative list of those
uses is attached hereto.
Other details associated with the proposed purchase by the Fair Board (including
utility service to the property and the possible early termination of the Fair
Board’s lease of the 39th Ave NE Property) can be addressed and resolved during
the contract negotiations. Thank you for your attention to this matter, and I am
happy to answer any questions you may have.
Sincerely,
/s/ Clay C. Brooker
Clay C. Brooker
Cheffy Passidomo, P.A.
cc: Client
Ed Finn, Deputy County Manager
Page 878 of 7924
4881-2215-3406, v. 5
Fair Board’s Tentative List of Uses for the 100+ Acres
(1) Annual County Fair
(2) 4H events
(3) Boy Scouts Rocket Day
(4) Country Jam
(5) Demolition Derby
(6) CCSO-sponsored “Junior Deputy Day”
(7) Magic of Lights Show (Nov through Jan 1 of each year)
(8) Community Events, such as arts and crafts shows, boat shows, gun shows,
concerts, Christmas tree sales, Haunted Walk, rodeos, BBQ cook-offs, Pop
Warner football awards parties, flea markets, and fundraisers
(9) Campground/camping
(10) Remote or radio controlled (“R/C”) airplane field
(11) Motorcycle rider education and endorsement classes
(12) Collier County School events, such as field trips and job fairs
(13) CCSO events and training
(14) Fire District events and training
(15) County emergency debris collection site
(16) FPL emergency staging area
(17) Birthday and wedding celebrations
(18) Community Event Center facilities
(19) Passive recreational facilities, such as parks, playgrounds, and
bicycle/hiking/nature trails
Page 879 of 7924
From:Clay C. Brooker
To:Jennifer Belpedio
Subject:RE: Fair Board LOI - Camp Keais
Date:Monday, April 14, 2025 3:16:58 PM
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Fair"s Supplemental Letter of Interest to BCC 1-24-25.pdf
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when
opening attachments or clicking links.
Good afternoon, Jennifer. The Fair Board remains interested, but it sent the attached “supplemental” letter to the County Comm’rs (at
Comm’r McDaniel’s) request a few months ago. The attached letter should contain the most up-to-date info about the Fair Board’s
scope of interest.
Let me know if you have any questions. Should I go ahead and calendar the June 10th BCC meeting on this matter?
Clay C. Brooker
Board Certified City, County and Local Government Lawyer
Cheffy Passidomo, P.A.
821 Fifth Avenue South
Naples, FL 34102
(239) 261-9300 telephone
(239) 261-9782 fax
www.napleslaw.com
ccbrooker@napleslaw.com
This e-mail, along with any files transmitted with it, is for the sole use of the intended recipient(s) and may contain information that is confidential or privileged. If this e-mail is not addressed to you (or if
you have any reason to believe that it is not intended for you), please notify the sender by return e-mail or by telephoning us (collect) at 239-261-9300 and delete this message immediately from your
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mail are those of the author and do not necessarily represent those of the law firm.
From: Jennifer Belpedio <Jennifer.Belpedio@colliercountyfl.gov>
Sent: Sunday, April 13, 2025 3:07 PM
To: Clay C. Brooker <ccbrooker@napleslaw.com>
Subject: Fair Board LOI - Camp Keais
CAUTION: -External Sender-
Hi Clay,
I’ve recently been asked to prepare an item for the Board of County Commissioners regarding the Fair Board’s letter of interest. We’re
currently aiming to present this at the June 10 BCC meeting. As I begin drafting the item, I wanted to confirm that the letter still
accurately reflects your client’s request.
Also, the Real Property Section is now part of the Transportation Department, and we’re no longer under Facilities. While we still fall
under Ed Finn, I now report to Darren Hutten, our director, who reports to Trinity Scott, our Department Head.
Please let me know at your earliest convenience. I hope all is well with you!
Page 880 of 7924
Jennifer Belpedio Esq.,
Manager - Property Acquisition
Operations & Performance Management
Office:239-252-8780
Jennifer.Belpedio@colliercountyfl.gov
Real Property Management Section
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records
request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 881 of 7924
EDWARD K. CHEFFY
Board Certified Civil Trial Lawyer
Board Certified Business Litigation Lawyer
JOHN M. PASSIDOMO
Co-Founder (1952 – 2024)
LOUIS D. D’AGOSTINO
Board Certified Appellate Practice Lawyer
DAVID A. ZULIAN
Board Certified Construction Lawyer
CLAY C. BROOKER
Board Certified City, County and
Local Government Lawyer
DEBBIE SINES CROCKETT
821 Fifth Avenue South
Naples, Florida 34102
Telephone: (239) 261-9300
www.napleslaw.com
RACHAEL S. LOUKONEN
Board Certified Business Litigation Lawyer
BRIAN J. THANASIU
Board Certified Real Estate Lawyer
C. LANE WOOD
Board Certified Real Estate Lawyer
KIMBERLY D. SWANSON
JONATHAN R. FITZMAURICE
CHELSEA L. BRANCO
Of Counsel:
GEORGE L. VARNADOE
May 17, 2024
Collier County Board of County Commissioners
3299 Tamiami Trail East, Suite 303
Naples, Florida 34112
Re: Collier County Fair Board’s Letter of Interest
to Purchase Portion of Camp Keais Campus
Honorable Commissioners:
This firm represents Collier County Agricultural Fair & Exposition, Inc. (“the Fair
Board”), which organizes the annual fair and other events at its current location
on Immokalee Road and 39th Avenue NE (“the 39th Avenue NE Property”).
The Fair Board submits this letter to inform the Board of County Commissioners
of its interest in purchasing a portion of the 1,046-acre property known as the
Camp Keais Campus to serve as the future location of the annual fair and other
events organized by the Fair Board. For those events, the Fair Board would
require a minimum of 100 usable/developable acres of the Camp Keias Campus,
which acreage would have direct access to Oil Well Road. The 100+ acres should
be located toward the west property line of the Camp Keais Campus to avoid any
potential incompatibility with the proposed Rod and Gun Club development
immediately east of the Camp Keias Campus. Ideally, the 100+ acres would abut
the Oil Well Road/Camp Keias Road intersection (at the northwest corner of the
Campus) to allow for efficient traffic management during events.
Page 882 of 7924
4881-2215-3406, v. 3
The purchase price of the 100+ acres is negotiable, and the Fair Board is willing to
place a refundable deposit towards the purchase price in escrow until due
diligence investigation is complete and land use entitlements are obtained. By
way of example, the Rural Agricultural zoning of the Camp Keais Campus requires
conditional use approval by the Board of County Commissioners for the various
uses that the Fair Board would put to the 100+ acres. A tentative list of those
uses is attached hereto.
Other details associated with the proposed purchase by the Fair Board (including
utility service to the property and the possible early termination of the Fair
Board’s lease of the 39th Ave NE Property) can be addressed and resolved during
the contract negotiations. Thank you for your attention to this matter, and I am
happy to answer any questions you may have.
Sincerely,
/s/ Clay C. Brooker
Clay C. Brooker
Cheffy Passidomo, P.A.
cc: Client
Ed Finn, Deputy County Manager
Jennifer Belpedio, Esq., Manager – Property Acquisition
Page 883 of 7924
4881-2215-3406, v. 3
Fair Board’s Tentative List of Uses for the 100+ Acres
(1) Annual County Fair
(2) 4H events
(3) Boy Scouts Rocket Day
(4) Country Jam
(5) Demolition Derby
(6) CCSO-sponsored “Junior Deputy Day”
(7) Magic of Lights Show (Nov through Jan 1 of each year)
(8) Community Events, such as arts and crafts shows, boat shows, gun shows,
concerts, Christmas tree sales, Haunted Walk, rodeos, BBQ cook-offs, Pop
Warner football awards parties, flea markets, and fundraisers
(9) Campground/camping
(10) Remote or radio controlled (“R/C”) airplane field
(11) Motorcycle rider education and endorsement classes
(12) Collier County School events, such as field trips and job fairs
(13) CCSO events and training
(14) Fire District events and training
(15) County emergency debris collection site
(16) FPL emergency staging area
(17) Birthday and wedding celebrations
(18) Community Event Center facilities
(19) Passive recreational facilities, such as parks, playgrounds, and
bicycle/hiking/nature trails
Page 884 of 7924