Agenda 12/09/2025 Item #16B 6 (Agreement for Sale and Purchase with Jose Rodriguez and Norma Rodriguez, for property with a total cost of acquisition not to exceed $326,450. (Project 70243)12/9/2025
Item # 16.B.6
ID# 2025-4610
Executive Summary
Recommendation that the Board of County Commissioners, acting as the ex-officio Governing Board of the Collier
County Water-Sewer District, approve an Agreement for Sale and Purchase with Jose Rodriguez and Norma Rodriguez,
for property with a total cost of acquisition not to exceed $326,450. (Project 70243)
OBJECTIVE: The public purpose is to continue providing reliable, sustainable utility services for the Collier County
Water-Sewer District. This action is to purchase property for future wastewater infrastructure in the Golden Gate City
service area.
CONSIDERATIONS: The Collier County Water Sewer District (“CCWSD”) is acquiring property to accommodate
anticipated infrastructure needs in the Golden Gate City area.
Securing this property is essential to ensure the County is positioned to effectively respond to future development and
infrastructure needs. The vacant lot will be used as the site for future infrastructure as part of CCWSD’s long-term
objective to connect septic system users to centralized sewer service.
The parcel is located at 5436 Golden Gate Parkway. The appraisal report and a location map are attached for reference.
This item is consistent with the Collier County strategic plan objective to plan and build public infrastructure and
facilities to effectively, efficiently, and sustainably meet the needs of our community. It further supports the
Infrastructure and Asset Management Strategic Focus Area’s objectives to optimize the useful life of all public
infrastructure resources through proper planning and preventative maintenance.
FISCAL IMPACT: The total cost of the acquisition will not exceed $326,450, including $323,850 for the purchase
price and up to $2,600 for closing costs (title commitment, title policy, and recording fees). Funding is available in
Project 70243 within the Public Utilities Projects Fund (4019).
GROWTH MANAGEMENT IMPACT: There is no impact on the Collier County Growth Management Plan.
LEGAL CONSIDERATIONS: This item has been reviewed for form and legality and requires a majority vote for
Board approval. - JAK
RECOMMENDATION(S): 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 these transactions; 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 Agreements.
PREPARED BY: Vivian Rodriguez, Property Acquisition Specialist, Operations & Performance Management Division
ATTACHMENTS:
1. Agreement
2. Appraisal
3. Location Map
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Vacant Land Appraisal Report
5436 Golden gate Parkway, Naples FL 34116
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Subject Property
Parc.l lD 3,64i!0320007 Sitr Localion lgle 5436 GOIDEN GAIE Pt<trW, XmleS Oltt6 [
am.,Addl6s ROORICUEZ" JOSE=A IOR A
4496 28rll AVE SIY
C Y NAPLES State FL
Ltlrt coLDEr{ GAIE U}{T 7 BtX 230 LOT 8 & l{ loFTOF ALLEY ArN TO S U OF LOT MCATEO BY OR 20an PG 17,
SubJcmdo t24700 - GoLDEI{ GAIE CITY uxlT 7
Usr Codr 10. VAcAI{tCOllirERClAL illage Att! 20 tlunbirany UIIIIICORPORAIED
Seciion Tovvnship Ranga
Zip 34116
Map No.
4528
Strap t{o,
321,700 230 84828
Latest Sales History
264328
AcrtE'Estimated
0.38
(Not all Sales are listed due to Confidentiality)
Date Book-Page
03/30/18 5495-3365
10t16179 837-1475
Amount
$95,000
$o
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Pubtic Utitities Department
RE:5436 Gotden Gate Pkwy
ln accordance with your request, we have appraised the above-mentioned property. The
report of that appraisal is attached. The purpose of the appraisal is to devetop an opinion of
market value for the property described in this appraisaI report, as vacant, in
unencumbered fee simpte titte of ownership.
This report is based on a physical anatysis of the site and improvements, a locational
anatysis of the neighborhood and city, and an economic anatysis of the market for
properties such as the subject. The appraisaI was devetoped, and the report was prepared
in accordance with the Uniform Standards of ProfessionaI AppraisaI Practice.
Based on the appraisal described in the accompanying report, subject to the Limiting
Conditions and Assumptions, Extraordinary Assumptions and Hypotheticat Conditions (if
any), I have drawn the foltowing conclusion
The estimated vatue of the subject property 0.38ac / 16,553sf as of Sept.17, 2025 is
Three Hundred Twenty-four Thousand $324,000 doltars.
ard, R/VV-AC
911712025
The opinion ofvalue reported above is as of the stated effective date and is contingent
upon the certification and timiting conditions attached. This is a vacant tand appraisat
report.
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APPRAISAL SCOPE
Estimate value for the vacant property for future development use. The Sale Comparison
approach to value is the most reliable methodology.
CLIENT, INTENDED USER, AND INTENDED USE
The client and the intended user of the appraisal are Collier County Real Property Management
Public Utilities Division and BCC. The intended use is to assist internal decision making to
determine the market value for potential disposition. The appraisal is not intended for any other
use or user.
DEFININITION OF MARKET VALUE
Market ralue defuritiou used by agencies tlut rcgulatc federally iusured financial
insdrutions in the United States is defiued by flte Dictionan, of Re.al Estate Appraisal,
7th ed. (Chicago: Appraisal Institrte. 2022) as:
The urost probable price that a property should briug iu a conrpetitit'e aud open markct
rurder all conditious tequisite to a fair sale. thc btryer aod sellcr each actiug pnrdently
aud knos{edgeably. and assruuiug thc pricc is not affccted by uuduc stinruhrs. Luplicit
in this dcfrnitiol is the consununatiou of a sale as of a spccificd datc aod thc passing
of title frour seller to brryer urdcr conditious l{rcrcby:
. Buyer and seller are typically nrotivatcd:
. Both parties are s'ell infonned or rvell advised. aod acting in s'lut they coosider
thcir best int.t'ests:
. A reasonable time is allot,ed for exposure iu the o,pen market:
. Paynrcnt is urade irr tcuus of cash in Uuited States dollars or iD temts of
furancial arrallgenrents courparablc thereto: aud
, The price represents the nomral cousideration for the prcpert-v sold uraffccted
by special or creative fumucing or sales concessions ln'artcd by anyooe
associated n ith the sale."
(Source: t2 C.F.R. Part 34.42(h): 55 Fedcf,al Register 34696- August 2.1. 1990, as anendcd at 57
Fe&nl Register 12202, April 9. 1992:59 Fedcral Rcgister 29499. Jurc 7, 1994; 79 Fc&nl &gister
28{00, May 16. 2014: 83 Fedcral Register April 9, 2018; 84 Fcdcrel Rcgistcr, Octobcr 8. 2019)
DBrnrmox oF PRopERTy Rrcrrs AppRArsED
Fee siuple cstate is defured as an: "Absolutc orrrrership turcucruubered by any othcr
intercst or estate. strtrjcct only to thc limitations ilrposed by the govcnunental porvcrs of
laxatiou. erninent donrain. police porver. aud eschcat." (Sorrrce: The Dictionary of Real
Estate Appaisal, 7th cd. (C'hicago: Appraisal Lrstitute. 2022)
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REAL ESTATE APPRAISAL
SHORT FORM REPORT
Folio No.36430320007 Prop.rty Addrels 5436 GOLDEN GATE PKWY NAPLES34t16
Orncr NsmG JOSI) RODRIGTTEZ
Addrcssc! 4496 28TH AVE SW
City NAPLTS Strte trt.zip 3{t l6
L.grl SHORT LT CAL
GG I-]NIT 7 BLK 230 LOT E & N I()}'T OT ALLI' OR 2O{O PG I77
Section Township Range ACRf,AGE Str'p No.
28 76 16,553 0.18
TI?E.VACANT 'U Mittrgr Arcr E Miltrgt
Use Code colnt
SUBJECT PROPERTY COI\,lPARABLE NO,1 COIVPARABLE NO 2
12745 COLLIER BLVD5436 GOLDEN GATE PKWY 5281 GOLDEN GATE PK WY 5285 GOLDEN GATE PKWY
4 MILESSAME STREET SAlilE STREET
$1,945,500$300,000 $300,000
18.12 SF 18.12SF 16.12SFUnit Pice
Property Appraiser Sales DataData So!rce Property Appraiser Sales Data Property Appraiser Sales Data
+t$
Adiustment
+/-$
Adiustment DESCRIPTION
+t-$
Adjustment DESCRIPTIONDESCRIPTIONDESCRIPTION
07t12t24 04t10/24 $2
Date of Sale & Time
Adjustment o2t19t24 s2
GG CITYLocationGG CITY GG CITY GG CITY
SIMILARVACANT LAND VACANT LAND SIMILAR SIMILAR
SUPERIOR -S1VIEW-FRONTAGE ROAD FRONTAGE
2.774C I 120.661 -$3LOT SIZE 0.38AC / 16,5535F
CLEARED TREED $2CLEAREDCLEARED
PUD RMF.12 RlilF-12 CPUDZONING
N/AOTHERN/A
TOTAL ADJUST %
FROM SALES UNIT
s2 1.50D $oNet Adj. (Total)
20.12SF 19.625F 16.12SFlndicated Value of
Subject
@id.ta,theestablishedmarketrangeis$16,00to$20,00persquarefeetforPUDtype
zoning. $20.00sf will be the base unit value for the subject property
Comments on lr4arket Data
Aooraisal: The interest being appraised is fee simple, and the highest and best use
elements of H & B use are considered, and this report is a ma*et value appraisal. The appraisers decisions and scope of work may become relevant to th
characteristics ofextraordinary assumptions or hypothetical conditions and may become applicable in this valuation.
the parcel is considered improved- TheCommeand Conditions of
Reconciliation: All three approaches were considered in the valuation this parcel. The sales approach method is given most weight. The value of th
opinions and conclusions may be affected due to later known or unknown adverse conditions that exist with the subject property
n
ESTIMATED VALUE: Basedontheunitvalue$19.57sf x ,l6,553sf (subj) the results is $323,942say $324,000.
R. LEONARD
9t17 t2025
I
I
Land Appraisal Report, Appraisal Form 02 Rev. 4/19/06
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sQm
COMPARABLE NO, 3
PROPERTY APPR REC
1.50 D
SII\4ILAR
CLEAREDl
SIlilILAR
0.38AC / 16 553
N/A--l
Pr"rl"ilty t" Srbj*t I
Sales Price
SIIuILAR
0 38AC / 16 553
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Comments on the market data
The cLosed market data is greater then 1 2 months old from the date of the appraisal report.
The average number of the closed sates in the appraisat report is 17 months otd from the
date of the appraisal report. Gotden Gate Clty is over 96% built out therefore the avaitabitity
of commercial / PUD vacant land sales is [ow.
Due to the slowing market the appreciation of the comparables used is less than 72 per
cent, per month. The comparabtes have increased 80/o over the 17-month period since they
[ast sotd.
Taking into assessments and broker sates trending reports, the $1 9.57sf for vacant
commercia[ [and is reasonabte.
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Location map
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Naptes Reat Estate Trends Overview
Golden Gate, FL housing market c
The rrledian tisu.B home price in Golden Gate, FL vrds $4167K in august 2O2t
trendirg down -3.5y" year-or,rer-year. The median Usting homa prlcs per square foot
was 5306. The rnedian home sold price was $4SSX.
Median Urting home price vs" mcdian honr sold price
f -'-'.--"---'
s6001(
s500(
!400(
5300t(
s200!(
Ocr ?0.
Bryr
-a
Batanced seller
Golden Gate, FL is a bdanced markct in August 2025, which means thst
the suppty and demand of homes are about tha same. 1t
M.daln datr on markot: 62 Days
A9t 2023 Gr ?O?3 agr Zo?4 Ocl 2O?4 ADr 2025
-
ra.dha lbtlag homa p.Le --- ra.dha rFltE rold Darca
l0O days
75 dat!
;O day5
2 5 day!
Ocr 20 .. Apr 2023 oct2o23 apt 2oz4 oct 2024 ap.2025
On average, homes in Gotden Gate, FL se[[ after 62 d.yr on the market Th6 trend
for medlan days on mark6tin Gotden Gate, FL has gone down slnca tast month, and
slightty up slnce last year.
1Yr 2Yr 3Yr
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Golden Gate, FL housing market
The median tisting home price in Golden Gate, FL was $424.9Kin September 2025,
trending down -2.3o/oyealovet-year. The median tisting home prlce per square foot was
$307. The median home sotd price was $412.5K.
Homes in Golden Gate, FL sotd for 7.02olo betow asking price on average in September
2025
. Buyer
. Balanced
. Setter
Gotden Gate, FL is a batanced market in September 2025, which means that the supply
and demand of homes are about the same.
Median days on market:60 Days
On average, homes in Gotden Gate, FL sett after 60 days on the market. The trend for
median days on market in Gotden Gate, FL has gone down since last month, and stightty
up since last year.
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ADDENDA PAGE(S)
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BaseZoning PUD
PUD districts sha[[ hereafter be estabtished by amendment of the officiaL zoning attas
according to the procedures estabtished in LDC section 10_,02O8 and the Administrative
Code. The purpose and intent of estabtishing and identifying the fottowing ctassifications is
to identify a retationship betvveen a proposed PUD and the other zoning districts within this
LDC. The goat is to relate the purpose and intent of the PUD zoning district and the uses
permitted within a PUD to defined zoning districts within this LDC and to estabtish
appropriate uses and performance standards within this PUD, which are simitar to those
atlowed by the most simitar district(s). PUDs shatt hereafter be defined by the fottowing
districts and sha[[ be referenced as such within the PUD document as fotlows:
1
,'!tril! t!,r!r*ry tr
\7
fio|t. r\7olq1fnt
-.:r{n iFr,!
:: ! cr?
rIt
;IiL":a.:
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Residential planned unit development district. This district is intended to further the
general purpose of a ptanned unit devetopment district set forth above as it relates to
residentiat areas. The principaI use of any residentiat ptanned unit development is for
human habitation in permanent and/or seasonaI year-round dwetling units. The RPUD
district shatt be construed to inctude the foltowing zoning districts: RSF-1 , RSF-2, RSF-3,
RSF-4, RSF.s, RSF-6, RMF-6, RMF.12, RMF-16, RI VR, AND MH.
Community facitities planned unit development dlstrict This district is intended to
accommodate pubtic facitities, institutionaI uses, open space uses, recreationaI uses,
water-retated or dependent uses, and other governmentat, retigious and community
service activities which comp[ement and are necessary to serve other zoning districts.
Commercial planned unit development district This district shat[ be construed to include
the fottowing districts: C-1 , C-2, C-3, C-4, C-5 and TTRVC. Accessory uses which may be
permltted in the commerciaI ptanned unit development district inc[ude permanent and/or
seasonaI human habitation in muttipte-famity buitdings and townhouses, transient
housing in hotel or moteI rooms, heatth care facitities, and other [imited institutionaI uses.
2.
.).
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CERTIFICATION
We certify that, to the best of our knowledge and belief
1. The statements of fact contained in this report are true and correct
2. The reported analyses, opinions and conclusions are limited only by the reported
assumptions and limiting conditions, and are our personal, unbiased professional
analyses, opinions and conclusions.
3. We have no present or contemplated future interest in the property that is the subject
of this report and have no personal interest or bias with respect to the parties involved.
4. We have no bias with respect to the property that is the subject of this report or to the
parties involved with this assignment.
5. Our engagement in this assignment was not contingent upon developing or reporting
predetermined results.
6. 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.
7. The reported analyses, opinions, and conclusions were developed, and this report
has been prepared, in conformity with the requirements of the Code of Professional
Ethics & Standards of Professional Appraisal Practice of the Appraisal lnstitute.
B. The reported analyses, opinions, and conclusions were developed, and this report
has been prepared, in conformity with the Uniform Standards of Professional Appraisal
Practice
9. The use of this report is subject to the requirements of the Appraisal lnstitute relating
to review by its duly authorized representatives.
10. Dated 911712025 date of value.
R. Leonard, R/W-AC
R.E. Appraiser
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ASSUMPTIONS AND LIMITING CONDITIONS
This appraisal is based on the following assumptions, except as otherwise noted in the
report.
1. The title is marketable and free and clear of all liens, encumbrances,
encroachments, easements and restrictions. The property is under responsibility
ownership and competent management and are available for its highest and best
use.
2. There are no existing judgments or pending or threatened litigation that could
affect the value of the property.
3. There are no hidden or undisclosed conditions of the land or of the improvements
that would render the property valuable. Furthermore, there is no
asbestos in the property.
4. The revenue stamps placed on any deed referenced herein to indicate the sale
price is in correct relation to the actual dollar amount of the transaction.
5. The property follows all applicable buildings, environmental, zoning,
and other federal, state and local laws, regulations and codes.
6. The information furnished by others is believed to be reliable, but no warranty is
given for its accuracy.
This appraisal is subject to the following limiting conditions, except as otherwise
noted in the report.
1. An appraisal is inherently subjective and represents our opinion as to the value of
the property appraised.
2. The conclusions stated in our appraisal apply only as of the effective date of the
appraisal, and no representation is made as to the effect of subsequent events.
3. No changes in any federal, state or local laws, regulations or codes (including,
Without limitation, the lnternal Revenue Code) are anticipated.
4. No environmental impact studies were either requested or made in conjunction
with this appraisal, and we reserve the right to revise or rescind any of the value
opinions based upon any subsequent environmental impact studies. lf any
environmental impact statement is required by law, the appraisal assumes that
such a statement will be favorable and will be approved by the appropriate
regulatory bodies.
5. Unless othenrvise agreed to in writing, we are not required to give testimony,
respond to any subpoena or attend any court, governmental or other hearing with
reference to the property without compensation relative to such additional
employment.
6. We have made no survey of the property and assume no responsibility in
connection with such mafters. Any sketch or survey of the property included in
this report is for illustrative purposes only and should not be scaled accurately for size.
The appraisal covers the property as described in this
report, and the areas and dimensions set forth are assumed to be correct.
7. No opinion is expressed as to the value of subsurface oil, gas or mineral rights, if
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any, and we have assumed that the property is not subject to surface entry for the
exploration or removal of such materials, unless othenrrise noted in our appraisal.
B. We accept no responsibility for considerations requiring expertise in other fields.
Such considerations include, but are not limited to, legal descriptions and other
legal matters such as legal title, geologic considerations such as soils and seismic
stability, and civil, mechanical, electrical, structural and other engineering and
environmental matters.
9. The distribution of the total valuation in the report between land and
improvements apply only under the reported highest and best use of the
property. The allocations of value for land and improvements must not be used in
conjunction with any other appraisal and are invalid if so used. The appraisal
report shall be considered only in its entirety. No part of the appraisal report shall
be utilized separately or out of context.
10. Neither all nor any part of the contents of this report (especially any conclusions
as to value, the identity of the appraisers, or any reference to the Appraisal
lnstitute) shall be disseminated through advertising media, public relations media,
news media or any other means of communication (including without limitation
prospectuses, private offering memoranda and other offering material provided to
prospective investors) without the prior written consent of the person signing the
report.
11. lnformation, estimates and opinions contained in the report, obtained from third-
party
sources are assumed to be reliable and have not been independently verified.
12. Any income and expense estimates contained in the appraisal report are used only
for the purpose of estimating value and do not constitute predictions of future
operating results.
13. lf the property is subject to one or more leases, any estimate of residual value
contained in the appraisal may be particularly affected by significant changes in
the condition of the economy, of the real estate industry, or of the appraised
property at the time these leases expire or otherwise terminate.
14. No consideration has been given to personal property located on the premises or
to the cost of moving or relocating such personal property; only the real property
has been considered.
15. The current purchasing power of the dollar is the basis for the value stated in us
appraisal: we have assumed that no extreme fluctuations in economic cycles will
occur.
16. The value found herein is subject to these and to any other assumptions or
conditions set forth in the body of this report, but which may have been omitted
from this list of Assumptions and Limiting Conditions.
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Location Map
Golden Gate City Lift Station Master Plan Parcel Acquisition
Primary Subcatchment Basin 9
5436 Golden Gate Parkway
Folio: 36430320007
0.38 Acre Lot
For Sale: $323,850
5436 Golden Gate Parkway
Folio: 36430320007
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