Agenda 02/24/2026 Item #16B 1 (A Real Estate Sales Agreement with the North Collier Fire Control and Rescue District for a sale of a vacant 1.49-acre parcel held by the Golden Gate Estates Land Trust, f/k/a GAC Land Trust)2/24/2026
Item # 16.B.1
ID# 2026-37
Executive Summary
Recommendation to approve and authorize the Chair to execute a Real Estate Sales Agreement with the North Collier
Fire Control and Rescue District in the amount of $72,000 for a sale of a vacant 1.49-acre parcel held by the Golden Gate
Estates Land Trust, f/k/a GAC Land Trust, to execute the Statutory Deed, and to authorize the County Manager or
designee to take all actions necessary to close the sale; and to adopt a Resolution approving the sale pursuant to Section
125.38, Florida Statutes.
OBJECTIVE: To authorize the disposal of a remaining holding of the GAC Land Trust, identified as Parcel
#40120440005 (“Property”), to a unit of local government created for a special purpose, the North Collier Fire Control
and Rescue District, independent special district of the State of Florida established under Chapter 2015-191, Laws of
Florida, which operates in the public interest by providing critical emergency and rescue services.
CONSIDERATIONS: On November 15, 1983, Avatar Properties, Inc. (“Avatar”), and the Board entered into an
Agreement (“Agreement”) whereby Avatar would convey, in five phases, at no cost to the Collier County, 1,061.5 acres
(+/-) of vacant land within the geographical boundary of Golden Gate Estates. The Agreement was amended in 1989 and
then in 1990. Avatar completed conveyance of all parcels to Collier County as required by the Agreement. These
conveyances came with the stipulation that the property, and the money derived from the sale thereof, would be used by
Collier County for purposes to directly benefit the residents of Golden Gate Estates.
To effectuate this mission, the Board established the Golden Gate Estates Land Trust (“Land Trust”) and later formed
the Golden Gate Estates Land Trust Advisory Committee (“Committee”) by Ordinance No. 75-4, as amended codified
as Article VII, Sections 122-202 through 203 of the Collier County Code of Laws and Ordinance.
The Agreement required that Avatar be granted the right of reverter and the right of first refusal to acquire any property
the County desires to sell or trade. It also stipulated that an appraisal be completed by a MAI or SRA credentialed
appraiser, and that such an appraisal occur within 120 days of the closing date. On April 12, 2022, under agenda item
16.C.1, the Board accepted a Reverter, Discharge, and Release in which Avatar Properties, Inc. waived these
requirements of the Agreement.
This 1.49-acre vacant Property was reserved by the Land Trust for future governmental use by the North Collier Fire
Control and Rescue District (“NCFCRD”). In September 2024, NCFCRD requested to proceed with the purchase of the
Property, and the Committee unanimously approved the sale on October 14, 2024.
This item conveys the Property to NCFCRD for $72,000, based on a June 30, 2025 appraisal conducted in accordance
with GAC procedures. An in-house appraisal was used as a practical and cost-effective approach to facilitate the
conveyance, as the buyer is another governmental entity, and the property’s value is relatively low.
According to the Sales Agreement, all costs associated with the transfer of the Property, including but not limited to the
recordation of the corresponding instruments, are to be paid by NCFCRD.
The Sales Agreement was approved by the Board of the NCFCRD at its meeting on November 20, 2025.
Given additional comparable sales information identified since the prior appraisal, staff obtained an updated in-house
appraisal on December 17, 2025, indicating a value of the Property of $101,000. However, staff continues to
recommend approval of the agreement as negotiated, as it was supported by a valid appraisal at the time of negotiation,
reflects an intergovernmental transfer for a public purpose, and maintains the terms relied upon by both parties in good
faith.
The purpose of the acquisition of the Property by NCFCRD is to establish an emergency response facility and/or
essential services, such as logistics, facilities management, or fleet operations, to enhance and support emergency
response efforts.
North Collier Fire Control and Rescue District, independent special district of the State of Florida established under
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2/24/2026
Item # 16.B.1
ID# 2026-37
Chapter 2015-191, Laws of Florida, qualifies for an exemption from the competitive bidding process outlined in Section
125.38, Florida Statutes, which allows the Board to, if satisfied that a property is not needed for County purposes,
convey the property at a private sale for such price, whether nominal or otherwise, as such Board may fix, regardless of
the actual value of such property. A resolution with the necessary findings is included as back-up.
GAC ADVISORY BOARD RECOMMENDATION: The Golden Gate Estate Land Trust Advisory Committee
discussed the sale of the Property on October 14, 2024. At that meeting, the Committee voted 5-0 to recommend the
sale of the Property to NCFCRD. During the meeting on July 7, 2025, the Committee expressed interest in obtaining
three appraisals for the Property.
This item is consistent with Collier County’s strategic plan objective to safeguard taxpayer money by promoting fiscal
stewardship and sound budget oversight.
FISCAL IMPACT: All proceeds from the sale, $72,000, shall be deposited in the GAC Trust Fund- Land Sales (1057).
GROWTH MANAGEMENT IMPACT: There is no impact to 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(S): To approve and authorize the Chair to execute a Real Estate Sales Agreement with the
North Collier Fire Control and Rescue District in the amount of $72,000 for a 1.49-acre parcel held by the Golden Gate
Estates Land Trust, f/k/a GAC Land Trust, to execute the Statutory Deed, and to authorize the County Manager or
designee to take all actions necessary to close the sale, and adopt a Resolution approving the sale pursuant to Section
125.38, Florida Statutes.
PREPARED BY: Vera Ivanova, Property Acquisition Specialist, Real Property Management, TMSD
ATTACHMENTS:
1. Real Estates Sales Agreement
2. Resolution
3. Statutory Deed
4. GAC Avatar Agreement
5. GAC Avatar Agreement Amendment - 5-22-89
6. GAC Avatar Agreement Amendment - 4-24-90
7. Ordinance No 75-4 ARTICLE_VII.___GOLDEN_GATE_MUNICIPAL_SERVICES_DISTRICT
8. GAC Avatar Reverter
9. Appraisal 06-30-25
10. Appraisal 12-17-25
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PROJECT: GAC Land Trust
FOLIO NO(s): 4O12O440OO'
THIS AGREEMENT made and entered into this _day of 20-.,
by and between the BOARO OF COUNTY COirllilSSlONERS OF COLLIER COUNTY,
FLORIDA, whose post office address is 2685 Horseshoe Dr. S, Suite 103, Naples, FL 34104
hereinafler referred to as SELLER, and NORTH COLLIER FIRE CONTROL AND RESCUE
DISTRICT, an independent special district of the State of Florida created under Chapter 201$191,
Laws of Florida, whose post office address is 1885 Velerans Park Dr, Naples, FL 34109, hereinafrer
refened to as BUYER.
WHEREAS, SELLER desires to sell, and BUYER desires to purchase, the property hereinafter
described, at the price and on the terms and conditions hereinaffer set folth.
l. PREMISES. The real properties, which are the subject of this Agreemenl, (hereinafter referred
to as "Premises") is located in Collier County, Florida, and described on Exhibit "A" attached
hereto and made a parl hereof.
2. SALE and CONVEYANCE. SELLER agrees to sell and convey all of SELLER'S right, tifle
and interest in and lo the Premises to BUYER, and EUYER agrees to purchase the Premises
from SELLER, at the price and upon the terms and conditions hereinaffer set forth.
3. TITLE. Title to the PREMISES shall be conveyed to BUYER by Statutory Deed
5. OISCLAIMER OF WARRANTIES. BUYER understands and acknowtedges that BUYER is
purchasing the Premises in an'AS lS" condilion and specifically and expressly without any
wananties, representations or guarantees, either express or implied, of any kind, nature, or type
whatso€ver ftom or on behalt of the SELLER. The BUYER acknowledges and agrees that
BUYER, in entering inlo this Agreement and purchasing the premises, is not relying on any
representations made by SELLER regarding the condition, future development potentiel, or use
of the Premises. BUYER further acknowledges that BUyER has made and/or has been given an
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REAL ESTATE SALES AGREEMENT
NOW, THEREFORE, in consideration of the recitals, the mutual covenants hereinafier set forth
and other good and valuable considerations, the receipt and sufriciency of which are hereby
mutually acknowledged, it is agreed by and between the parties as follows:
4. PURCHASE PRICE. The Purchase Price ("Purchase Price") for the Premises is SEVENTY
TWO THOUSAND DOLLARS ($72,0001, payable by BUYER to SELLER at ctosing of this
transaction.
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adequate opportunity to make such legal, faclual and other inquiries and investigalions as BUYER
deems necessary, desirable or appropriate with respect to the Premises. Without in any way
limiting the preceding, BUYER acknowledges and agrees that he hereby waives, releases
and discharges any claim that he has, might have had, or may have against the SELLER
with respect to the condition of the Premises.
6 PRORATIONS, ADJUSTMENTS and CLOSING COSTS
C. BUYER shall pay for all costs associated with this transaction including, but not limited
to transfer, documentary taxes, any and all closing fees for the title services and recording
costs for any curative instruments. SELLER shall pay the costs of recording the
conveyance instrument.
D. Any and all costs and expenses incurred by SELLER in connection with this transaction,
including, without limitation, recording fees, conveyance fees, any and all closing fees,
documentary and intangible taxes of every nature and kind whatsoever. shall be borne
and paid by BUYER. Accordingly, Seller shall have no responsibitity or liability for any
costs or expenses arising from or related to this transaction.
lf SELLER defaults hereunder and such default has not been cured within thirty (30) days after
Written Notice of such default to SELLER, and provided BUYER is not in default, BUyER may
terminate this Agreement and neither party shall have any further liability or obligation to the other.
Notwithstanding anything contained in this Agreement to the contrary, the foregoing shall be
BUYER'S sole and exclusive remedy and shall preclude BUyER from the exercise of any other
remedy.
8. INTERMEDIARIES. Any and all brokerage commissions or fees brought about by the action
of BUYER shall be the sole responsibitity of the BUyER. BUYER shall indemnify SELLER and
hold SELLER harmless from and against any claim or liability for commission or fees to any broker
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A. All installments or special assessments payable after the closing, whether for work
commenced as of the closing or othenwise, shall be paid exclusively by BUYER.
B. BUYER hereby agrees to indemnify and hold harmless SELLER from and against
each obligation of SELLER for which, and to the extent that, credit has been given to
BUYER at the lime of closing.
7. DEFAULTS AND TERMINATION. lf BUYER defautts hereunder, then provided SELLER is not
in default, SELLER's sole remedy shall be to terminate this Agreemenl by giving written notice
thereof lo BUYER. The parties acknowledge and agree that SELLER'S actual damages in the
event of BUYER'S default are uncertain in amount and difficult to ascertain and that said amount
of liquidated damages shall be reasonably determined by mutual agreement between the parties
and said sum shall be not intended to be a penalty in nature.
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or any other person or party claiming to have been engaged by BUYER as a real estate broker,
salesman or representative, in connection with this Agreement, including costs and reasonable
attorneys' fees incident thereto. This provision shall survive closing of this transaction.
9 CLOSING. 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 atthe oftice of lhe insuring title company
or by mail.
10. GENERAL PROVISIONS
A. This Agreement, including all exhibits attached hereto and documents to be
delivered pursuant hereto, shall constitute the entire agreement and understanding ofthe parties,
and lhere are no other prior or contemporaneous writlen or oral agreements, undertakings,
promises, warranties or covenants not contained herern.
B. This Agreement may be amended only by a written memorandum subsequently
executed by all of the parties hereto.
C. No waiver of any provision or condition of this Agreement by any party shall be valid
unless in writing signed by such party. No such waiver shall be taken as a waiver of any other or
similar provision or of any future event, act or default.
D Time is of the essence of this Agreement. ln the computation of any period of time
provided for in this Agreement or by law, any date falling on a Saturday, Sunday or legal holiday
shall be deemed to refer to the next day which is not a Saturday, Sunday or legal holiday.
E. ln the event that any provision of this Agreement shall be unenforceable in whole or
in part, such provision shall be limited to the extent necessary to render the same valid, or shall
be excised from this Agreement, as circumstances require, and this Agreement shall be construed
as if sard provision had been incorporated herein as so limited, or as if said provision had not
been included herein, as the case may be.
F. Headings of paragraphs are for convenience of reference onry and shafl not be
construed as a part of this Agreement.
G. This Agreement shalr be binding upon and shalr inure to the benelit of the parties
hereto, and their respective heirs, executors, personal representatives, successors and assigns,
provided, however, that this Agreement may not be assigned by BUYER without the prior expiess
written consent of SELLER, which consent may be withheld for any reason whatsoever.
H. Any and a[ notices permitted, or required to be given hereunder, shal be in writing
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and shall be either personally delivered to the party or shall be sent by United States mail, postage
prepaid, registered or certified mail to lhe following addresses. Any such notice shall be deemed
given and effective upon receipt or refusal of delivery thereof by the primary party to whom it is to
be sent
AS TO SELLER Collier County Real Property Management
2685 Horseshoe Dr. S
Suite 103
Naples, Florida 34104
WTH A COPY TO Collier County Attorney's Office
W. Harmon Turner Building, 8th Floor
3335 East Tamiami Trail
Naples, Florida 341 12
NORTH COLLIER FIRE CONTROL AND RESCUE
DISTRICT
1885 Veterans Park Dr.
Naples, FL 34109
l. This Agreement shall be governed bythe laws of the State of Florida
J. This Agreement may be executed in any number of counterparts, any or all of which
may contain the signatures of less than all of the parties, and all of which shall be construed
together as but a single instrument.
K. Possession of the Premises shall be delivered to the BUYER at closing
L. The word "Closing" or words of simtlar import as used in this Agreement, shall be
construed to mean the originally fixed time and closing date specified herein or any adiourned
time and date provided for herein or agreed to in writing by the parties, or any earlier date
permitted herein.
M. This Agreement ls between SELLER and BUYER and no other party shall, under any
circumstances, be deemed to be a beneficiary of any of the terms and conditions to be performed
by SELLER pursuant to this Agreement.
N. All of the parties to this Agreement have participated fully in the negotiation and
preparation hereof; and, accordingly, this Agreement shall not be more stricfly construed against
any one of the parties hereto.
Page 4 ol7
AS TO BUYER
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O. Neither this Agreement nor any memorandum or evidence hereof shall be recorded
in any public records by BUYER. lf so recorded by BUYER, this Agreement shall be deemed ipso
faclo canceled and terminated, the Earnest Money shall thereupon be retained by or paid to
SELLER as liquidated damages for such default, and BUYER shall have no further interest in the
Premises, pursuant to thas Agreement or otheMise.
P. Any prior agreements, representations, understandings or oral statements,
including, but not limited to rendering or representations contained in sales brochures, maps,
sketches, advertising or sales materials, and oral statements of sales representatives, if not
expressed rn this Agreement, are void, have no effect, and have not been relied upon by BUYER.
11. OTHER PROVISIONS: SELLER has the right to maintain possession of the property until the
date of closing.
[Signature Page to Follow]
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lN WTNESS WHEREOF, the parties have caused this Agreement to be executed as of
the day and year first above written.
AS TO SELLER:
DATED:
ATTEST
CRYSTAL K. KINZEL, Clerk of the Circuit
Court and Comptroller
BY
Deputy Clerk
AS TO PURCHASER:
D^rEo: //-20-2025
Approved as to form and legality
BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY. FLORIDA
BY
Burl L. Saunders, Chairman
NORTH COLLIER FIRE CONTROL AND
RESCUE DISTRICT, an independent special
u nder
Sally A Ashkar, Assistant County
v,
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district of the State of Florida crealed
Chapter 2015-191, Laws of Florida
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EXHIBIT A
Parcel 40120440005
All Of Tract 1 10, Golden Gab Estates, Unit 67A, according to them plat thereof as recorded in plat
book 9, at page 47, of the public recods of Collier County, Florida
1 .49 acres
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RESOLUTION NO.2026-
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA,
AUTHORIZING THE SALE OF A 1.49-ACRB PARCEL HELD BY THE GOLDBN GATE BSTATES
LAND TRUST (F/K/A GAC LAND TRUST) TO THE NORTH COLLIER FIRE CONTROL AND RESCUE
DISTRICT, AN INDEPENDENT SPECIAL DISTRICT OF THE STATE OF FLORIDA, FOR
EMERGENCY AND RESCUE SERVICBS, PURSUANT TO SBCTION 125.38, FLORIDA STATUTES.
WHEREAS, on November 15, 1983, Avatar Properties, Inc. ("Avatar") and the Board of County Commissioners
("Board") entered into an Agreement ("Agreement"), amended in 1989 and 1990, whereby Avatar conveyed
approximately I ,06 I .5 acres of vacant land within Golden Gate Estates to Collier County at no cost; and
WHEREAS, on April 22,2025, the Board approved the disposition of the remaining parcels held by the Golden
Gate Estates Land Trust, including a 1.49-acre parcel legally described as Tract 110, Golden Gates, Unit 67A,
according to the plat thereof as recorded in Plat Book 9, page 47, of the Public Records of Collier County, Florida
(the "Property"); and
WHE,REAS, the Nofth Collier Fire Control and Rescue District has requested to purchase the Property to support
fire rescue services and ernergency response operations; and
WHEREAS, Section 125.38, Florida Statutes, authorizes the Board to convey real property to an independent
special district of the State of Florida without competitive bidding when it is not needed for county purposes and the
proposed transfer will promote community interest and welfare; and
WHEREAS, the Board has determined that the proposed sale of the Property will promote community interest
and welfare and is in accordance with Section 125.38, Florida Statutes.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY, FLORTDA, that:
The Board approves the sale of the Properly to the North Collier Fire Control and Rescue District to establish
an emergency response facility and/or essential services, such as logistics, facilities management, or fleet
operations, to enhance and support emergency response efforts.
The Board finds that the Property is required for public use and is not needed for county purposes.
The terms of the sale are as follows:
a. Sale Price: The sale price is $72,000.
b. Expenses: All of the expenses associated with the conveyance, including, but not limited to, title work,
recording fees, documentary stamps (if applicable), and closing costs are to be paid by the North Collier
Fire Control and Rescue District.
c. Proceeds: Allof the proceeds willbe placed in GAC Trust Fund-Land Sales (1057).
2
J
@
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THIS RESOLUTION ADOPTED after motion, second, and majority vote favoring same, this _ day of
2026.
ATTEST:
CRYSTAL K. KINZEL, CLERK
By:
, Deputy Clerk
Approved as form and legality:
Sally A. Ashkar,
Assistant County Attorney
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
By:
Chairman
6
)
w
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Project: GAC Land Trust
Folio No(s): 40'120440005
Prepared by:
Vera lvanova, Property Acquisition Specialist I
Collier County - Real Property l\4anagement
2685 Horseshoe Or. S, Suite 103
Naples, FL 34104
THIS STATUTORY DEED, made this _ day of , 202_, by COLLIER
COUNTY, A POLITICAL SUBDIVISION OF THE STATE OF FLORIDA, BY ITS BOARD OF COUNTY
COMMISSIONERS, ACTING IN THEIR CAPACITY AS TRUSTEE OF THE GAC LAND TRUST, whose mailing
address c/o Real Property Management, 2685 Horseshoe Dr. S, Suite 103, Naples, FL 34104, (hereinafter
called the "Grantor"), to NORTH COLLIER FIRE CONTROL ANO RESCUE DISTRICT, an independent special
district of the State of Florida created under Chapter 2015-191, Laws of Florida, whose post office address is
1885 Veterans Park Dr, Naples, FL 34109, (hereinafter called the "Grantee").
(whenever used herein' the *-:"i;?r:il:::'il{,':#::zz:;'l:':::"i:i;:: f'n"" to this instrument and the
WTNESSETH that the Grantor, for and in consideration of the sum of Ten Dollars, ($10.00) to it in
hand paid by the Grantee, receipt whereof is hereby acknowledged, has granted, bargained, and sold to the
Grantee, his heirs and assigns forever, the following described land lying and being in Collier County, Florida,
hereinafter referred to as the Lands, to wit:
AllOf Tract 110, Golden Gate Eshtes, Unit674, according to them plat tlrereof as recorded in Plat Book I,
at Page 47, of the public records of Collier County, Florida
Subject to easements, restrictions, and reservations of record
Avatar Properties lnc. has provided a "Reverter Discharge and Release" recorded in the Public Records
of Collier County, Florida, on May 20, 2022, OR Book 6129, Page 3658, approving the conveyance of the
Lands.
lN WTNESS WHEREOF, the said Grantor has signed and sealed these presents the day and year first
above written.
ATTEST:
CRYSTAL K. KINZEL, Clerk ofthe
Circuit Court and Compkoller
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
By By
, Deputy Clerk , Chairman
Approved as to form and legality
Sally A.Ashkar,
Assistant County Attorney
STATUTORY OEED
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PART I - CODE
Chapter 122 - SPECIAL DISTRICTS
ARTICLE VII. GOLDEN GATE MUNICIPAL SERVICES DISTRICT
Collier County, Florida, Code of Ordinances Created: 2025-01-28 11:59:50 [EST]
(Supp. No. 118)
Page 1 of 5
ARTICLE VII. GOLDEN GATE MUNICIPAL SERVICES DISTRICT
Sec. 122-201. Creation; boundaries.
The Golden Gate Municipal Services District is hereby created with the boundaries described as follows:
All of that area of land located in Collier County, Florida, described as:
Golden Gate Estates:
Unit Plat Book Page
1 4 73, 74
26 7 15, 16
27 7 17, 18
28 7 19, 20
32 7 21, 22
34 7 23
and
Unit Part Plat Book Page
1 1 9 100, 101
1 2 11 11, 12
1 — 5 60—64
2 1 9 116—120
2 2 7 66, 67
2 3 7 69, 70
2 — 5 65—77
3 1 11 9, 10
3 — 5 97—105
4 1 9 121—124
4 — 5 107—116
5 — 5 117—123
6 1 9 1—7
6 — 5 124—134
7 — 5 135—146
8 1 5 147—151
8 2 9 107A—112
and
Gator Gate Unit 2, as recorded in Plat Book 7, page 54:
(Note: All above plat books and pages recorded in the Public Records in Collier County, Florida)
Sections 33, 34 and west one-half of Section 35, Township 49 South, Range 26 East; Section 4 and that part of
Section 3, lying north and west of State Road 84 in Township 50 South, Range 26 East.
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Created: 2025-01-28 11:59:50 [EST]
(Supp. No. 118)
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(Ord. No. 75-4, § 1(1))
State law reference(s)—Authority to create municipal service taxing or benefit unit, F.S. § 125.01(1)(q).
Sec. 122-202. Governing board; powers and duties; advisory committee; millage.
(a) The governing board of the district shall be the Board of County Commissioners with the power and duty to
conduct the affairs of the district with the powers prescribed by F.S. § 125.01(l)(q) including, but not limited
to, the power to equip, operate and maintain facilities and equipment within the district; to buy, lease, sell,
exchange, or otherwise acquire, hold and dispose of equipment and other personal or real property and to
employ and discharge employees; to promulgate rules and regulations to administer the district and to
protect persons and property within the district.
(b) In accordance with the procedures specified in subsections (1)—(9) of this subsection, the board shall
appoint a committee of three to five electors residing with the district to serve staggered terms of two years
each to hold meetings at such times and places as it shall determine for the purposes of advising the board
regarding the affairs of the district.
(1) Creation of land trust committee. Subsections (1) through (9) of this subsection are enacted pursuant
to chapter 2, article VIII, division 2 to establish and create the Golden Gate Estates Land Trust
Committee, hereinafter referred to as the "committee".
(2) Appointment and composition.
a. The committee shall consist of five members, which representation shall consist of no more than
one officer or director from any one organization/association.
b. Members of the committee shall be appointed by and serve at the pleasure of the Board of
County Commissioners. Said members shall be permanent residents and electors of the Golden
Gate Estates area. There shall be no more than three members on the committee concurrently
who live within the same area of any one of those five areas of Golden Gate Estates established
and shown on exhibit "A" attached to the ordinance from which this article is derived. If more
than one applicant is eligible for a vacancy, selection preference shall be provided to the
applicant residing in the area of Golden Gate Estates as shown on said exhibit "A", which is least
represented by the existing committee membership.
c. Appointment of members to the committee shall be by resolution of the Board of County
Commissioners, which resolution shall set forth the date of appointment and the term of office.
(3) Terms of office. The initial terms of office of the committee shall be as follows:
a. One member shall be appointed for a term of two years.
b. Two members shall be appointed for a term of three years.
c. Two members shall be appointed for a term of four years.
d. Thereafter, each appointment or reappointment shall be for a term of four years.
e. Appointments to fill any vacancies on the committee shall be for the remainder of the unexpired
term of office.
(4) Removal from office; failure to attend meetings.
a. Any member of the committee may be removed from office by a majority vote of the Board of
County Commissioners.
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(Supp. No. 118)
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b. If any member of the committee fails to attend three consecutive committee meetings without a
satisfactory excuse, or if a member is absent from more than one-half of the committee's
meetings in a given calendar year, the committee shall declare the member's seat to be vacant
and the vacancy shall be filled by the Board of County Commissioners.
(5) Officers; quorum; rules of procedure.
a. At its earliest opportunity, the membership of the committee shall elect a chairman and vice-
chairman from among the members. Officers' terms shall be for one year, with eligibility for
reelection.
b. The presence of three or more members shall constitute a quorum of the committee necessary
to take action and transact business.
c. The committee shall, by majority vote of the entire membership, adopt rules of procedure for the
transaction of business and shall keep a written record of meetings, resolutions, findings and
determinations. Copies of all committee minutes, resolutions, reports and exhibits shall be
submitted to the Board of County Commissioners.
(6) Compensation. Members of the committee shall serve without compensation, but may be entitled to
receive reimbursement for expenses reasonably incurred in the performance of their duties upon prior
approval of the Board of County Commissioners.
(7) Functions, powers and duties of the committee. The functions, powers and duties of the committee
shall be as follows:
a. To aid and assist the Board of County Commissioners in carrying out the requirements, conditions
and various provisions of the GAC/Avatar Agreement dated November 15, 1983 (hereinafter
referred to as the "1983 agreement"), said agreement relating to the use of 1061.5 acres
conveyed to the county by Avatar and the use of funds obtained from the sale thereof.
b. To prepare and recommend to the Board of County Commissioners an itemized budget of the
amount of money required to carry out the business of the committee for the next fiscal year. In
carrying out this responsibility, the committee shall, no later than April 1 of each year, meet with
the county real property management director or his designee and outline to the director those
projects which the committee wishes to see accomplished during the next fiscal year. Based upon
this information the director or his designee shall prepare a proposed budget for Fund 605, GAC
Trust Fund-Land Sales, hereinafter referred to as "trust fund", in accordance with standard
county guidelines regarding the preparation of budgets. This proposed budget shall then be
reviewed by the committee and upon approval by the committee be transmitted through the
real property management director to the Board of County Commissioners for adoption in
accordance with the procedures for the adoption of budgets set forth under general law and
Board of County Commissioners' policy. Should the committee fail to approve a budget by May 1
of each year, the county administrator shall be authorized to submit a proposed budget to the
Board of County Commissioners.
c. To advise the Board of County Commissioners as to specific governmental facilities
recommended to be provided on the lands deeded in accordance with the 1983 agreement.
d. To propose marketing programs for the sale of lands owned by the county pursuant to the
conditions and requirements of the 1983 agreement.
e. To set priorities for expenditures of the trust fund and monitor the expenditures of the trust fund
in accordance with the 1983 agreement.
(8) Duties of the county real property management director or designee. The duties of the county real
property management director shall be:
Page 1160 of 3023
Created: 2025-01-28 11:59:50 [EST]
(Supp. No. 118)
Page 4 of 5
a. To administer the activities of the committee in accordance with established policies of the Board
of County Commissioners, the 1983 agreement and guidelines adopted by the committee.
b. To provide periodic written reports to the committee, the public works administrator, the county
administrator and the Board of County Commissioners on the activities of the trust fund and its
financial status accordance with established guidelines of the Board of County Commissioners or
the committee.
c. To prepare the annual budget in accordance with subsection b. of this subsection.
d. To attend all committee meetings.
(9) Review process. This committee shall be reviewed once every four years commencing with 1991, in
accordance with the procedures contained in chapter 2, article VIII, division 2 of this Code.
(c) The advisory committee shall annually prepare a district budget and estimate the funds, their purpose and
the ad valorem taxes necessary to carry the provisions of this article for the following fiscal year as
prescribed by F.S. ch. 129.
(d) Upon adoption of the district budget by the board it shall cause the budget to be recorded in the board
minutes and shall cause to be levied on all property within the district a millage sufficient to fund the budget
not exceeding 0.9 mill in any one year to be assessed and collected as though county taxes.
(e) The treasurer of the board shall:
(1) Issue all warrants for services, equipment materials and other expenses incurred by the district and
approved for payment by the governing board.
(2) On or before the end of each fiscal year prepare an annual report to the receipts and expenditures of
the district to the governing board as required by F.S. § 218.20.
(Ord. No. 75-4, § 1(2); Ord. No. 87-48, §§ 1—9; Ord. No. 87-98, § 1; Ord. No. 94-40, §§ 1, 2, 8-16-94)
Cross reference(s)—Boards, commissions, committees and authorities, § 2-816 et seq.
State law reference(s)—Board of county commissioners to be governing body of unit, F.S. § 125.01(2).
Sec. 122-203. Governing board; powers and duties.
(a) The governing board of the district shall be the Board of County Commissioners of Collier County, Florida
with the power and duty to conduct the affairs of the district with the powers prescribed by F.S. §
125.01(1)(q) including, but not limited to, the power to equip, operate and maintain facilities and equipment
within the district; to buy, lease, sell, exchange, or otherwise acquire, hold and dispose of equipment and
other personal or real property and to employ and discharge employees; to promulgate rules and regulations
to administer the district and to protect persons and property within the district.
(b) The board shall appoint a committee to be known as the Golden Gate Community Center Advisory Board,
which shall consist of three to five electors residing within the district to serve staggered terms of three years
each to hold meetings at such times and places as it shall determine for the purposes of advising the board
regarding the affairs of the district. This board shall serve at the pleasure of the Board of County
Commissioners and shall abide by Collier County Ordinance No. 2001-55, as amended, Collier County's
General Advisory Board Ordinance.
(c) The advisory board shall annually prepare a district budget and estimate the funds, their purpose and the ad
valorem taxes necessary to carry out the provisions of this section for the following fiscal year as prescribed
by F.S. ch. 129.
Page 1161 of 3023
Created: 2025-01-28 11:59:50 [EST]
(Supp. No. 118)
Page 5 of 5
(d) Upon adoption of the district budget by the board, it shall cause the budget to be recorded in the board
minutes and shall cause to be levied on all property within the district millage sufficient to fund the budget
not exceeding nine-tenths of one mill in any one year to be assessed and collected as though county taxes.
(e) The treasurer of the board shall:
(1) Issue all warrants for the services, equipment materials and other expenses incurred by the district and
approved for payment by the governing board.
(2) On or before the end of each fiscal year, prepare an annual report of the receipts and expenditures of
the district to the governing board as required by F.S. § 218.20 et seq.
(Ord. No. 08-27, § 1)
Secs. 122-204—122-225. Reserved.
Page 1162 of 3023
Page 1163 of 3023
Page 1164 of 3023
Page 1165 of 3023
CollierCou nty
TRANSPORTATION
MANAGEMENT SERVICES
Vacant Land Appraisal Report
Operations and Performance Management Division
2585 Horseshoe Drive South, Suite 103, Naples, FL 34104 o Phone: (2391ZS2-8192
i.
'q!tt
r.-:
i-. \
i -:,
Page 1166 of 3023
The Subject Property
h.d lD Ol2lX,lOlX,g S.Addrr:ligll UpUS rrlZO I
Ir./ tdrt tr co[tlR otly
gO RIAL PROPET'Y MANAGE iIENI
3335 TAMIAMI IR E, sIE TOI
crt APtlS Slrt. fL Zlp 31112
Mrp Nc.
lD2',l
06/l0t88
Sttp o.
!{660 r100302!
L.grl Gol,.olN GATI EST REPIAT 674 UNIT 674 TR 110
SubJcondo !46600 - GO!0EN GATI EsT UN|I6TA l{ill.g. Ar.r ll8 Ui. Cod. 86 - CoUtflES lNClUolNG NoN-MUNICIPAI GoV.
2024 Certified Tax Roll
(subi.lt.(h.nsr)
Rrnge
281821
Slrti6h Towarhip Lnt lrlErEd
t.a9
D.r.
Latest Salcs History
(Not .! 5.16 ,. lid.! d!. lo (oiridsl.rl'lr)
86I-h9.
l]6l-2029
Ancrrtt
i0
Arlount
s53.5{O
s53,540
furi Wnat
L.nd
(=) Ior.l Jutl
A[larrrit L&rdolr
lJ Non.Hom..t..d l0%
^r.rrdlfih|.t(J tl(r!-Sdrool Ar...r.d
(=) SdroolA$rrrd
tsmrdqn
t) Wholly Er.mpt
(.) Wholly Ex.mpt
T.r.U. thh.t
(=) ftEblc
IlrAnolxt
Ad Vrlorlh T.r.t
(=) Tou T.r
Appllcr To
Non S(hool
Afpll|l lo
Non'S(hool
Sthool
tllh0. i.h.
12.r5?O
t32.809
s20,8!1
t53.640
120.8ll
353,5,11,
s0
s0.00
s0.00
Page 1167 of 3023
GAC Land Trust Committee
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 develop an opinion of market
value for the property described in this appraisal report, as vacant, in unencumbered fee simple
title of ownership.
This report is based on a physical analysis of the site and improvements, a locational analysis of
the neighborhood and city, and an economic analysis of the market for properties such as the
subject. The appraisal was developed, and the report was prepared in accordance with the
Uniform Standards of Professional Appraisal Practice.
The opinion of value reported above is as of the stated effective date and is contingent upon the
certification and limiting conditions attached. This is a vacant land appraisal report.
Based on the appraisal described in the accompanying report, subject to the Limiting conditions
and Assumptions, Extraordinary Assumptions and Hypothetical Conditions (if any), I have drawn
the following conclusion
The estimated value of the subject property 1.49ac as of June 30. 2025 is $72,000 dollars.
Seventy-two Thousand Dollars
Page 1168 of 3023
Naples Current Market Conditions
Based on the information available for June 2025, the Naples real estate market is
demonstrating a noticeable shift towards a more balanced market, generally favoring buyers,
with some key trends emerging:
Overall Market Trends
Decreasing Median Sold Price: The median home sold price in Naples was $627,689 in
June 2025, down '1.9% year-over-year.
lnventory Decreasing Month-over-Month: The Naples market had 6,722 homes for sale
in June 2025, a 2.4o/o decrease compared to May 2025.
Shift Towards a Balanced Market: Naples is expected to continue its transition to a more
balanced market with increased inventory giving buyers more options.
Longer Days on Market: Homes in Naples had an average listing age of 99 days in June
2025, up by 29.7o/o compared to the previous year. This indicates that homes are taking
longer to sell.
More Homes Selling Below Asking Price: 89.1% of homes sold below the asking price
last month, indicating increased buyer negotiating power.
Reduced Buyer Confidence: Economic uncertainty, including factors like tariffs and
military tensions, is impacting buyer confidence.
Neighborhood Variations
Top Performers (Old Naples, Port Royal, Aqualane Shores) saw property values surge over
40% between 2O23 and 2025, with a 28.1% increase in the last year. 341 19 (North Naples)
and 341 10 (North Naples) also showed strong appreciation.
Under erforme : 34116 (Golden Gate Central) and 34112 (East Naples) experienced weaker
performance with slower appreciation and increasing inventory
Page 1169 of 3023
GAC Land Trust Parcel
VACANT LAND REPORT
Folio No.40120,1,10005 Property Address
OwnrrN.m. COI,LIER COITNTY / GAC I,AND'I'RUST
Addresses
City NAPLES FL zip 3,fl20
Legrl slloR't t-t:c^I,
GOLDEN GATD EST Rf PL.\'I'67A TJNIT'tR I IO
Township Range Mrp No.Str.p No.
2t 1 .t{i 28
TYPtr.V;\CANT LO'f '3 Mitl"g. Artr I Millagc
'E uelrc!E\EIIPI'
COIVIPARABLE NO,2 COMPARABLE NO, 3SUBJECT PROPERTY
3990 33RD AVE NE4347 27TH AVE NE OOOO 31ST AVE NEOOOO 33RD AVE NEAddress
400626800044007128000040067480005Proximity to Subject
$75,000 $125,000$63,000Sales Price
47.17oac55,263aclJnit Price
PUBLIC RECORDPUBLIC RECORDS PUBLIC RECORDSData Sou.ce
DESCRIPTION DESCRIPTION
+/-$
AdiustmentDESCRIPTION
+/-$
Adjustment
7toot24 $7,50006t2at24$3,780 03t0'l t24 $5,625
Date of Sale & Time
Adjustment
$oEQ$o EQ EOLocationGGE
ACCESS $0 $oACCESSACCESSACCESS
$o1.49ac 1 .14ac 1.59acSquare Footage
ESTATES SIMILAR $0 SIMILAR SIMILAR $oZONING
SIMIiAR $0 S IIVl ILAR SIIV]ILAR $oTREED LOT
WET LANDS NOMINAL <15%SII\4ILAR $o SI[/lILAR SIMILAR $o
Sales or Financing
Concessions CASH CASH CASH
Net Adj. (Total)$3,780 $5,625 $7,500
lndicated Value of
Subject 58,579 AC 50,707 AC
justed per acre values, the results is $48,578 per acre rounded. This will be the base unit value
for the subject property. The subject property is 1 .49ac x $48,578 ac is $72,381 or $72,000
Comments on l,ilarket Data: Taking the average ofthe four ad
ata is increased by lD y. pe( month_ The subject property market area is defined as follows: W of Desoto, S of Oil Well Rd, N of Randall Blvd, E
anal
The market
of the GG C
h a cha es conre ides red n sproptheluaalnoof heT sa esrcel a m het od s n ostm hpapproach eTh a ue thofssnsambeaffedcteuedtokaterrlvoounknrsadvecondetisonethatsxwitthhesuctertebjpprov
&econc onat
opinions and conclusio
$72,000 Dollars
Roosevelt Leona
Appraiser
ESTIMATE MARKET VALUE
6/30,/2025
Land Appraisal Report, Appraisal Form 02 Rev. S/03/iO
St t.
I section
r.d9
Acrar
COI'PARABLE NO, 1
PUBLIC RECORDS
ACCESS
2.73 ac
48,534 AC
45,788ac
t _r-
I Adjustment
$0
TREED i AEARED
.,l
$0
$0
$0
$0
$0
$o
Page 1170 of 3023
GAC Land Trust Parcel
VACANT LAND REPORT
40120440005 Property Address
Ow!.rNrtrr COI-LIER CO(INTY / GAC LAND TRtrS'f
Address.s
Ctty NAPI.ES State zip 3{120
L.g.l s OR t t-EcAt-
GOLDEN GATE EST REPLAT 67A TINIT'TR lI()
Section To\ nship Range Acres Mrp No,Str.p No,
2t ,t 28
TYPE.'5 Milagc A..s Mill&9.
ry urt g,E\E]IP'f
COMPARABLE NO 4SUBJECT PROPERTY
4149 31ST AVE NEAddressOOOO 33RD AVE NE
40065520006Proximto Sub
Sales Price
35,088 acUnit Price
PUBLIC RECORDPUBLIC RECORDSData Source PUBLIC RECORDS
+t$
tmentDESCRIPTIONAdustment
+/-$
DESCRIPTIONDESCRIPTION
+t$
nt
$1,600
Date of Sale & Time
Adjustment
$oLocationGGE
$oACCESS
L14ac $ouare Fo 1.49ac
SIIV]ILAR s0NINGESTATES
TREED LOT SII\4ILAR $oED / CLEARED
SIMILAR $0NO|VItNAL <15%
Sales or Financing
Concessions CASH CASH CASH
$1,600 $o $oNet Adj. (Total)
lndicated Value of
Subject 36,491 AC
, equals to1/2 per month 8 m's / 2=4%mments on Market Data: Comparable adjusted 4
nReco cil h aree ach esiaton conre ides red thn u appro n thof s rcel hT ales hc ethm od spa m So hproap The a ofue hessotonansndoccniolusTNnsaafFebeddprcteIJ,A to kater nv
Land Appraisal Report, Appraisal Form 02 Rev. 5/03/10
Folio No.
VACANT LOT
.t8
FL
1.49
PUBLIC RECORDS
ACCESS
WET I-ANDS
or unknown adverse conditions that exist with the subject property.
I
10100124
$40.000
Page 1171 of 3023
Market area Map
Page 1172 of 3023
a
,t
II
Page 1173 of 3023
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
GAC Land Trust Committee 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
\{arket value definitiorr used by ageucies that regnrlate federally insured furaucial
iustitutions iu the Uuited States is defined by The Dictionan, of Real Estate Approisal,
7rh cd. (Chicago: Appmisal Instihrle. 2022) as:
The ruost probable price that a property should bring in a courpetitive aud open nrarliet
under all conditiorrs requisite to a fair sale. the brryer aud seller each acting prudetltly
aud lurorvledgeably. arrd assurriug the price is not afttcted by uldue stinnrlrrs. Luplicit
io this definitioo is the cousruruuatiou of a salc as of a spccified date artd the passirtg
of title fiour seller to brtyel rurder couditions l'heleby:
. Buyel and sellel are tnrically motivated:
. Both partics are rvell fufor:ued or rvell advised. aud actiug il rvhat they consider
their best interests:
. A r=asouablc tine is allorred for exposue in the opeu urarket:
. Paynent is uracle in ter:us of cash in United States dollars ol in tenns of
furaucial an?uge[ellts courparable thereto: aud
, The price rcpreseuts the nouual considcration for the property sold ruraffected
by special or creative furanciug or sales concessions g anted by auyone
associated s,ith the sale."
(Sowce: 12 C.F.R. Part 34.42(h): 55 Federal Register 34696. August 24- 1990, as ameuded at 57
Fedcral Register 12202. April 9, 1992.: 59 Fedcnl Register 29499. Jule 7. t994; 79 Federal Rcgisrer
28400. May 16. 201.1: 83 Fcderal Rcgister April 9, 2018: 84 Iederal Registcr. Odober 8. 2019)
DEHt[Trox or Pnorsnry Rrcrrs AppRArsED
Fce sinplc estatc is defured as a.: "Absolute o*'nership rureucruubered by any other
ilterest or estate. subject orrly to the liuritatious tuposed by the govenuuental poq,ers of
taxatiou. ernirrerrt donraiu. police potver. ald escheat." (Sotrrce: The Dicnonai, of Real
Estote Appraisal, ?th cd. (Chicago: Appraisal Instinrte. 202))
Page 1174 of 3023
ADDENDA PAGE(S)
Page 1175 of 3023
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 ofthis report or to the
parties involved with this assignment.
5. Our engagement in this assignment was not contingenl upon developing or reporting
predetermined results.
6. My compensation for completing this assignment is not contingent upon the
developmenl 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.
8. 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 6/30/2025
Page 1176 of 3023
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 amounl 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,
Wthout 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
envjronmental impact statement is required by law, the appraisal assumes that
such a statement will be favorable and will be approved by the appropriale
regulatory bodies.
5. Unless otherwise agreed to in writing, we are nol 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 oflhe property and assume no responsibility in
connection with such matters. Any sketch or survey ofthe 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
Page 1177 of 3023
any, and we have assumed that the property is not subject to surface entry for the
exploration or removal of such materials, unless otherwise noted in our appraisal.
8. We accept no responsibility for considerations requiring expertise in other fields.
Such considerations include, but are not limited to, legal descriptions and olher
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 ofthe contents ofthis 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.
1 1. 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 signiflcant 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 propertyi 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.
Page 1178 of 3023
Collier County
TRANSPORTATION
MANAGEMENT SERVICES
Vacant Land Appraisal Report
Operations and Performance Management Division
2585 Horseshoe Drive South, Suite 103, Naples, Ft 34104 o Phone: (2391?'52-8192
,:.
!-
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Page 1179 of 3023
The Subject Property
P.nd l0 /$lzoa,a{,oo5 Sihlil&...:N9!e IAPLB 34120 F
$./&4... Couti fiIy
go *,at rf,o9ERTY t at{lcalEir
33lt ra tat{ TR q stE 101
Cny AfirS Strt tL Zip 3{112
M.p tlo. Str.p llo.
302'1 3,16500 t l0 03D21
L.sd GOIoE { 6ATE ESr REPTAT 67A UNII 574 TR 110
$b"/Codo 346600 - GolD€n GAII E U [574
Latest Sales History
(Nol.i 5.r.r r..l11ed du. lo (oilid.ili.l'ly)
D.t Boo*.P.g.
06130188 11612029
}lillrg*4r.. 118 Ur. Cod. 86 . CoUNTIES lN(tlrDlN6 NoN-MUNlclpAL Gov.
2024 Certified Tax Roll
(9!bF(1 lo ch..9.)
t .tim toltdlb n lEr
28482l
Aiors!t
s0
Arno{il
s53.640
tgl.640
,rd Ulc..
tlnd
(=l TotJ Just
lraaariant la*rliola
(-) Non-llomerte.d l()%
Asdl8u.r
(=) on-Sdrool lr..rrd
(=) Sdrod Arer*cd
E .0tdor!
O Wholly Ex.npt
(J Wiolly Exenpt
Tu&[.lllrl.'
(, T.nuG
TuAmclrlt
Ad lhlorr{n Tu!.
(=) Toid T.t
AFdl.. To
Non.Sthool
lrd.. To
Nor-&hool
S.ho6l
9.9. R t,
t2.t570
t32,&9
t2o.8ll
!53,640
s20.83r
1s3,510
s0.00
!0.00
Lrr 't'timrted
1.49
Page 1180 of 3023
GAC Land Trust Committee
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 develop an opinion of market
value for the property described in this appraisal report, as vacant, in unencumbered fee simple
title of ownership.
This report is based on a physical analysis of the site and improvements, a locational analysis of
the neighborhood and city, and an economic analysis of the market for properties such as the
subject. The appraisal was developed, and the report was prepared in accordance with the
Uniform Standards of Professional Appraisal Practice.
The opinion of value reported above is as of the stated effective date and is contingent upon the
certification and limiting conditions attached. This is a vacant land appraisal report.
Based on the appraisal described in the accompanying report, subject to the Limiting Conditions
and Assumptions, Extraordinary Assumptions and Hypothetical Conditions (if any), I have drawn
the following conclusion from the research of the market data, the result is one hundred and one
thousand dollars.
The estimated value of the subject property is 1 .49ac as of December 17 . 2025 is $101 ,000
dolla rs.
Page 1181 of 3023
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 lVlanagement
GAC Land Trust Committee 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
Mar{iet ralrre definitiou used by agerrcies that regrrlate liderally irsured t-rrraucial
institrrtions irr tlre Ljnitcd States is defiued by The Dicrionan, of Real Estare Approisal,
7th ed. (Cl caeo: Appraisal Instinrte. l0ll) as:
The most probable price that a propert-v should bring in a corupetitir.e aud operr urarket
under all conditions requisite to a t'air sale. the brry er and seller each actirrg pnrdentl,v
and knorrledgeably. ard assruning the price is not aftected b,v rurdue stimulus- Iruplicit
in this det'initiou is the colsrrlulation of a sale as of a specified date and the passine
of title tjour seller to brryer under conditiorrs thereby:
. Buycl and seller alc typically rnotiratcd:
. Both pattics arc s'cll intbuned or n'ell advised. and actius il n-hat thc-v consider
their best irtcrests:
' A reasouable time is allol'cd for exposurc iu thc opcn nralliet:
. Pavruent is made in tqns of cash il United States dollars or il temrs of
fura[cial a!'r"ugeurelrts coruparable thercto: and
. The pricc rcprcselrts the uor:ual consideration for the propelty sold ruraffected
by spccial or crcativc furancirrg or sales concessions grauted by arryoue
associated rvith the sale."
(Source: 12 C.f.R. Pan 34.42(h): 55 Federal Register 3.1696" August 24. 199A. as ama:ded at 57
Fedenl Registar 12202. April 9. l99l: 59 Fe&ral Register 29.199. Juue 7. 1991179 Fe&ral Register
28400. May 16. 201.1: 83 Federal Rcgister Apnl 9. 2018: 84 Fed.ral Rcgistcr. October 8. 2019)
Drrnrtrrox oF PRopERTy RrcETs AppRAISED
Fee siurple estate is defirred as an: "Absolute on:rership turerrcruubered by any other
interest or estate. subject orrly to the liruitatious imposed by the govemureutal pou'ers of
taxation. .nrineirt dorrlail. police pon'er. aud escheat." (Soruce: The Dictionary of Real
Estate Appraisal, 7th ed. (C hicngo: Appraisal Instinrtc. 2022)
Page 1182 of 3023
Naples Current Market Conditions
Based on the information available for June 2025, the Naples real estate market is
demonstrating a noticeable shift towards a more balanced market, generally favoring buyers,
with some key trends emerging:
Overall Market Trends
Decreasing Median Sold Price: The median home sold price in Naples was $627,689 in
June 2025, down 1.9% year-over-year.
lnventory Decreasing Month-over-Month: The Naples market had 6,722 homes for sale
in June 2025, a 2.4o/o decrease compared to May 2025.
Shift Towards a Balanced Market: Naples is expected to continue its transition to a more
balanced market with increased inventory giving buyers more options.
Longer Days on Market: Homes in Naples had an average listing age of 99 days in June
2025, up by 29.7o/o compared to the previous year. This indicates that homes are taking
longer to sell.
More Homes Selling Below Asking Price: 89.1% of homes sold below the asking price
last month, indicating increased buyer negotiating power.
Reduced Buyer Confidence: Economic uncertainty, including factors like tariffs and
military tensions, is impacting buyer confidence.
Neighborhood Variations
Top Performers: (Old Naples, Port Royal, Aqualane Shores) saw property values surge over
40% between 2023 and 2025, with a 28.1o/o increase in the last year. 341 1 9 (North Naples)
and 34'l10 (North Naples) also showed strong appreciation.
Underperformers. 341 1 6 (Golden Gate Central) and 34112 (East Naples) experienced weaker
performance with slower appreciation and increasing inventory
Page 1183 of 3023
GAC (Update 12t 17 12025)
Property AddressI.olio:\o.t0t 20J.t0005
Own.rNrmc ( ()l.l ll'lla ( Ol \l l / G\( l-.\\l) lRtSl
.\ddresscs
city \ \Pllts Stetc
(;ol.t)lt\ (;..\1 U ESt REPLAT 67A t'\tr I It I t0
Legrl sltot{ I l.E(;.\l_
Mep No.Seclion 'lownship Rrnge
2t {l.l 28 t.{9
'3 Mittrgc Arcr Uillngr\,\( ,\\ I l.()l''t \ Pt.l
Use Code I
SUBJECT PROPERTY COMPARABLE NO. 1 COMPARABLE NO,2 COMPARABLE NO, 3
Address 000 31st AVE AVE NE 3027 DESOTO OOO DESOTO
Proximity to Subject 40070120006 40073360009 40073280008
Sales Price s105.000 $58,000 $12s,000
Unit Price 92,105ac 49,573ac
Data Source PUBLIC RECORDS PUBLIC RECORDS PUBLIC RECORDS PUBLIC RECORD
Date of Sale & Time
Adjustment
DESCRIPTION
+/-$
Adjustment DESCRIPTION
+/_$
Adjustment DESCRIPTION
+/_$
Adjustment
$0 10t17125 $o 06t23t25 $0
Location GGE EQ $0 EQ $o EO $0
ACCESS ACCESS $o ACCESS $o ACCESS $o
Square Footage 1.49ac 1.14ac $0 1.17ac $0 $0
ZONING ESTATES s0 SII,lILAR $o SII\,'IILAR $o
TREED / CLEARED TREED LOT SIMILAR $0 $0 SIMILAR $0
WET LANDS So SII\4ILAR SIMILAR $0
Sales or Financing
Concessions CASH CASH CASH
Net Adj. (Total)s0 SO s0
lndicated Value of
Subject s2 105 AC 49.573 AC 85.470 AC
Comments on Market Data: Taking the average ot the three unadjusted per acre values, the results is $75,716 per acre. There will be a 10% reduction to the
acreage per acre due to size of the subjecl property for all three comparables. The base unit $75,716 minus 10% is $68.144 or $68,000 per acre for acreage in
this ma*et a.ea.
The subject property is 1.49 acres x base unit rate of $68,000 per acre. Results an $'101 ,320 or $101,000 for the subject property site
Final Reconcilaation: 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.
$101 ,000 Dollars
Appraiser t-Lz
Roosevelt Leonard
Laod Appraisal Report, Appraisal Form 02 Rev. 5/03/10
lt\1.\rP r
VACANI LAND REPORT
Str.p No.
3,1120zioFL
OOOO 33RD AVE NE
85,470ac
11t24t25
SIMILAR
SII\4ILAR
NOMINAL <15%SIMILAR $0
ESTIMATE MARKET VALUE:
1217/2025
11t24t25
Page 1184 of 3023
Updated Comp Map
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Page 1185 of 3023
ADDENDA PAGE(5)
Page 1186 of 3023
Collier Gounty Property Appraiser
Summary
Parcel lD 40070'120006 Site Location NAPLES 34120
Name / AddTess CAPITAL HOMES INVESTMENTS &
ALL LtC
383 WEBER BLVD N
City NAPLES
Legal GOLDEN GATE EST UNIT 67 E 75FT OF W 150FT OF TR 87 OR 1488 PG 2224
Sub./Condo 346300 - GOLDEN GATE EST UNIT 67
Uso Codc 0 - VACANT RESIDENTIAL Millage Area 138 Municipality UNINCORPORATED
Map No.
3D21
Strap No.
346300 87 23D21
Date
11t24t25
12t05t89
08/01/89
Latest Sales History
(Not all Sales are listed due to Confidentiality)
Book-Page Vacant / lmproved Qualified
6530-2350
1488-2224
1 .14
2025 Gertified Tax Roll
(Subject to Change)
Just Valucs
Land
(=) Total Just
Assessment Roductlons Applles To
C) Non-Homestead 10% Non-School
Assessed Valueg
(=) Non-School Assessed
(=) School Assessed
Taxablo Value8 Millage Rates
(=) Non-School Taxable 8.0068
(=) SchoolTaxable 4.2490
Tax Amounts
Ad Valorem Tax6s
(=) Total Tax
N
N
N
Amount
$105,000
$10,s00
$1,900
Amount
$51,870
$51,870
$34,334
$17,536
$51,870
$17,536
$51,870
$360.81
$360.81
1460-2328
lmportant: This is not a tax bill. Do not rely on cunent taxes to estimate taxes afler a change in ownership. A transfer may
signilicantly affect the taxable value due to loss of exemptions, reset of Save Our Homes or the 10o/o Cap, and/or market
changes. Use our to estimate taxes under new ownership. Values reflect conditions as of January 1st each year and may
differ from the actual tax bill due to millage changes or additional non-ad valorem assessments. For the most accurate and
q?,t ,b
r State FL Zip 34120
Section Township Range
21 48 28+
I
Acres.Estimated
up-to-date tax information, please visit the 9g!!gl]Qgg0!v Tax Collector's Office.
Page 1187 of 3023
Gollier County Property Appraiser
Summary
Parcel lD 40073360009 Site Location 3027 DESOTO BLVD N, NAPLES 34120
Name /Address ADAN, CIRA
115 2ND ST NE
City NAPLES State FL Zip 34120
Legal GOLDEN GATE EST UNIT 67 N 75FT OF S 180FT OF TR 118 OR 1683 PG 1738
Sub./Condo 346300 - GOLDEN GATE EST UNIT 67
Use Code 0 - VACANT RESIDENTIAL Millage Area 138 ltlunlclpality UNINCORPORATED
Map No.
3D21
Strap No.
346300 118 03D21
Section
21
Township
48
Range
2B
Acres 'Estimated
I .17
Date
10117125
12129t24
04108t25
03102t23
01t24t22
11t16116
02103192
0s/01/91
12tUn5
Amount
$s8,000
$o
$0
$o
$11 ,200
$o
$o
$0
$0
Latest Sales History
(Not all Sales are listed due to Confidentiality)
Book-Page Vacant / lmproved Qualifiad
6521-1495
6470-3227
6470-3225
622't-2211
6076-940
5548-3991
1683- 1738
1617 -1762
637-968
2025 Certified Tax Roll
(Subject to Change)
Just Value3
Land
(=) Total Just
Assessment Reductions Appli€s To
C) Non-Homestead 10% Non-School
Asses3ed Values
(=) Non-School Assessed
(=) School Assessed
Tax.blevalues lrlillage Rates
(=) Non-School Taxable 8.0068
(=) SchoolTaxable 4.2490
Tax Amounts
Ad Valorem Taxes
(=) Total Tax
I
I
I
N
N
N
N
N
N
N
N
N
Amount
$53,235
$53,23s
$35,242
$17,993
$53,235
$17,993
$53,235
$370.25
$370.25
lmportant: This is not a tax bill. Do not rely on current taxes to estimate taxes afler a change in ownership. Atransfer may
significantly affect the taxable value due to loss of exemptions, reset of Save Our Homes or the 10% Cap, and/or market
changes. Use our to estimate laxes under new ownership. Values reflect conditions as of January 1st each year and may
differ from lhe actual tax bill due to millage changes or additional non-ad valorem assessments. For the most accurate and
(al t 1q3
ftc-..
I
t
+i
I
t
+
I
up-to-date tax information, please visit the Collier County_E!]Q9!!99!9t!_.1?O!9.
Page 1188 of 3023
Collier County Property Appraiser
Summary
Parcel lD 40073280008 Site Location NAPLES 34120
Name /Address LECEZMA, VERONICA
317 PRICE AVE
City IMMOKALEE Zip 34142
Lesal GOLDEN GATE EST UNIT 67 N 150 FT OF TR 116
Sub./Condo 346300 - GOTDEN GATE EST UNIT 67
Use Code 0 - VACANT RESIDENTIAL lllillage Area 138 ilunicipality UNINCORPORATED
Map No.
3D21
Latest Sales History
(Not all Sales are listed due to Confldentiality)
Book-Page Vacant / lmproved Oualified
6483-430
5996-3777
5983-3610
5387-315
4817-106
1271-1490
Acres'Estimated
2.34
2025 Certified Tax Roll
(Subject to Change)
Just Values
Land
(=) Total Just
Asaessment Reductlons Applies To
C) Non-Homestead 10% Non-School
Asssssed Values
(=) Non-School Assessed
(=) School Assessed
TaxablevaluG illllage Rates
(=) Non-School Taxable 8.0068
(=) SchoolTaxable 4.?490
Tax Amounta
Ad Valorem Taxes
(=) Toral Tax
Strap No.
346300 116 03D21
Township
48
Section
2',|
Range
Date
06123125
08110t21
06t'17121
04124t17
06121112
06t01t87 I
Y
N
Y
N
N
N
Amount
$200,000
$o
$35,000
$o
$47,000
$0
Amount
$90,500
$90,500
$28,014
$62,486
$90,500
$62,486
$90,500
$884.8s
$884.8s
lmportant: This is not a tax bill. Do not rely on current taxes lo estimate taxes after a change in ownership. A transfer may
signilicantly affect the taxable value due to loss of exemptions, reset of Save Our Homes or the 10% Cap, and/or market
changes. Use our to estimale laxes under new ownership. Values reflect conditions as of January 1st each year and may
differ from the actual tax bill due to millage changes or additional non-ad valorem assessmenls. For the most accurate and
up{o-date tax information, p lease visit the Collier Countv Tax Collector's Office
,Et(o?Oc
L-
State FL
Page 1189 of 3023
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 1211712025
Page 1190 of 3023
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 elther 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 otherwise agreed to in writing, we are not required to give testimony,
respond to any subpoena or attend any court, governmental or other hearing with
reference to the property without compensation relative to such additional
employment.
6. We have made no survey of the property and assume no responsibility in
connection with such matters. Any sketch or survey of the property included in
this report is for illustrative purposes only and should not be 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
Page 1191 of 3023
any, and we have assumed that the property is not subject to surface entry for the
exploration or removal of such materials, unless otherwise noted in our appraisal.
8. We accept no responsibility for considerations requiring expertise in other fields.
Such considerations include, but are not limited to, legal descriptions and other
legal matters such as legal title, geologic considerations such as soils and seismic
stability, and civil, mechanical, electrical, structural and other engineering and
environmental matters.
9. The distribution of the total valuation in the report between land and
improvements 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.
Page 1192 of 3023