Agenda 04/28/2026 Item #16B 2 (Approve an Agreement for the acquisition of a Non-Exclusive Sidewalk, Slope and Transportation Facilities Easement)4/28/2026
Item # 16.B.2
ID# 2026-740
Executive Summary
Recommendation to approve an Agreement for the acquisition of a Non-Exclusive Sidewalk, Slope and Transportation
Facilities Easement (Parcel 549SWE) required for construction of a second right turn lane at Immokalee Road and Oil
Well Road, Project No. 60273.
OBJECTIVE: To construct a second right turn lane at Immokalee Road and Oil Well Road.
CONSIDERATIONS: Collier County is seeking to acquire a Non-Exclusive Sidewalk, Slope and Transportation
Facilities Easement (Parcel 549SWE) from 7-Eleven, Inc. (“Owner”) needed for construction of the Project. Parcel
549SWE is a 150.19 square foot triangular shaped parcel located on the southeast corner of Immokalee Road and Oil
Well Road. The attached Short Form Appraisal, dated March 5, 2026, prepared by the Operations & Performance
Management Division’s Review Appraiser, Lisa Barfield, estimates the market value of Parcel 549SWE to be $2,570.
The attached Purchase and Sale Agreement (the “Agreement”) is the result of amicable negotiations between the Owner
and County staff and provides for payment of $8,000 for Parcel 549SWE. If this parcel is not acquired by negotiation, it
will have to be condemned. Significant risk factors accrue to the County in condemnation actions, including exposure to
exorbitant damages claims and liability for payment of attorney and expert witness fees and costs. Staff accordingly
recommends that the Board of County Commissioners (the “Board”) approve the Agreement as a better result is not
expected if this parcel is condemned.
This item is consistent with the Collier County strategic plan objective to design and maintain an effective transportation
system to reduce traffic congestion and improve the mobility of our residents and visitors.
FISCAL IMPACT: Funds in the estimated amount of $8,500 are required, the compensation amount being $8,000 and
miscellaneous closing and recording costs estimated not to exceed $500. The primary funding source for the acquisition
is the Road Construction Gas Tax Fund 3083, Project 60273.
GROWTH MANAGEMENT IMPACT: This recommendation is consistent with the Long-Range Transportation Plan
and Objective 1 of the Transportation Element of the Collier County Growth Management Plan to maintain the major
roadway system at an acceptable Level of Service.
LEGAL CONSIDERATIONS: This item has been approved as to form and legality and requires a majority vote for
Board approval. – SAA
RECOMMENDATION(S):
1. Approve the attached Agreement and authorize the Chairman to execute same on behalf of the Board.
2. Accept the conveyance of Parcel 549SWE and authorize the County Manager, or her designee, to record the
conveyance instrument in the public records of Collier County, Florida.
3. Authorize the payment of all costs and expenses that Collier County is required to pay under the terms of the
Agreement to close the transaction; and
4. Authorize the County Manager or her designee to take the necessary measures to ensure the County’s
performance in accordance with the terms and conditions of the Agreement.
PREPARED BY: Ronald Thomas, Property Acquisition Specialist II, Right of Way Acquisition, Operations and
Performance Management Division
ATTACHMENTS:
1. Agreement - 549SWE
2. Appraisal 549SWE DOV 3 Mar 2026
3. Aerial - Parcel 549SWE
4/28/2026
Item # 16.B.2
ID# 2026-740
PROJ ECT: 6027 3 Miscettaneous
PARCEL: (99999)549SWE
FOLIO: 64700625608
PURCHASE AND SALE AGREEMENT
THIS PURCHASE AND SALE AGREEMENT ("Agreement") is entered into this _ day of
20_, by and between 7-ELEVEN,INC., a Texas Corporation, whose mailing address is PO Box
71 1 , Dallas, f X75221 ("Selle/'), and GOLLIER COUNTY, a political subdivision of the State of Florida, whose
mailing address is 3299 Tamiami Trail East, c/o County Attorney's Office, Suite 800, Naples, FL 34112 (the
"County").
Recitals
A. Seller owns certain real property in Collier County, Florida, commonly known as 14004
lmmokalee Road, Naples, FL 34120.
B. The County desires to purchase a perpetual non-exclusive sidewalk, slope and traffic facilities
easement (the "Easement") over, under, upon and across a portion of Seller's property as described in Exhibit
"A" attached hereto (the "Property").
NOW THEREFORE, the parties agree as fotlows:
1. AGREEMENT TO SELL AND PURCHASE. Seller hereby agrees to sell, and the County hereby
agrees to purchase the Easement on the terms and conditions set forth in this Agreement.
2. COMPENSATION
A. Amount. The compensation payable by the County for the Easement shall be $8,000 subject to
prorations, apportionments, and distribution of sales proceeds provided for in this Agreement No portion of
the compensation is attributable to personal property.
B. Full Compensation. The payment of the net sales proceeds to Seller, payable by County check
to Trenam, Kemker, Scharf, Barkin, Frye, O'Neill, & Mullis, P.A. Trust Account at Closing (defined below),
shall be (i) full compensation for the Easement, including, without limitation, all improvements located on the
Property as of the date of this Agreement; and (ii) full and final settlement of all other damages and expenses
suffered or incurred by Seller in connection with Seller's conveyance of the Easement to the County, whether
foreseen or unforeseen, including, without limitation, and to the extent applicable, moving expenses, attorneys'
fees, expert witness fees and costs as provided for in Chapter 73, Florida Statutes
3. PUBLIC DISCLOSURE. lf Seller holds title to the Property in the form of a partnership, limited
partnership, corporation, trust, or any form of representative capacity whatsoever for others, Seller shall, before
the full execution of this Agreement, make a written public disclosure, according to Section 286.23, Florida
Statutes, under oath, subject to the penalties prescribed for perjury, of the name and address of every person
having a beneficial interest in the Property before the Easement is conveyed to the County. The foregoing
notwithstanding, (i) if Seller is a corporation registered with the Federal Securities Exchange Commission or
registered pursuant to Chapter 517, Florida Statutes, whose stock is for sale to the general public, it is exempt
from the provisions of Sectron 286.23, Florida Statutes, and (ii) the names and addresses of persons or entities
holding less than 5 percent of the beneficial interest in the disclosing entity are not required to be disclosed.
4. PURPOSE OF EASEMENT. The Easement shall be for Non-Exclusive Sidewalk, Slope and
Transportation Facilities purposes and includes the right to enter upon said land and to place and/or excavate
materials for the purpose of constructing and maintaining sidewalk, fill slope and transportation facilities
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thereon as shown on Exhibit "A.". The easement granted herein shall constitute an easement running with the
land and shall burden the lands described above.
Grantor shall have all other rights in and to the Easement Area not inconsistent with Grantee's uses
detailed in Exhibit "A", including, but not limited to, the right to utilize said land for landscaping and utility
crossings. Grantee's rights and privileges in the Easement Area are to be used in common with Grantor herein
and its successors, assigns, lessees, licensees, transferees, permittees, apportionees,.and other easement
holders. Grantee accepts its non-exclusive easement interest as is in its existing condition.
Grantee acknowledges that there are existing improvements located on and under Grantor's adjoining
property. During construction and any ongoing maintenance, Grantee shall not alter or interfere with the
existing improvements and shall repair any damage caused to the existing improvements by Grantee.
Grantor is conveying this easement in lieu of Grantee acquiring these rights through eminent domain
procedures.
5. CLOSING DATE: POSSESSION.
A. Closinq Date. Seller's conveyance of the Easement to the County (the "Closing") shall occur
within 30 days of the County's receipt of all properly executed Closing Documents (defined below). TIME lS
OF THE ESSENCE. The Closing shall take place at the offices of the County's Operations and Performance
Management Division,2685 S. Horseshoe Drive, Suite 103, Naples, Florida 34104.
B. No Adverse Chanoes: Risk of Loss. The County's obligation to close shall be contingent upon
the County having determined that, between the date that the County completes its due diligence investigations
and inspections under this Agreement and the Closing, there shall have been no adverse changes in the title,
physical condition of the Property, or other matters previously approved by the County. Between the date of
the parties' execution of this Agreement and the Closing, risk of loss shall be borne by Seller lf the Property
is damaged prior to Closing, excluding damage caused by the County, Seller shall repair and restore the
Property at Seller's expense.
C. Possession. Seller shall surrender possession of the Easement to the County at Closing. Seller
shall leave the Property in substantially the same condition as exists on the date of Selle/s execution of this
Agreement. The County shall have the right to inspect the Property prior to Closing.
6. CLOSING DOCUMENTS. As soon after the parties' execution of this Agreement as is possible,
Seller shall deliver the following documents to the County, properly executed and in a form approved by the
Collier County Attorney's Office (the "Closing Documents"):
(a) Sidewalk, Slope and Transportation Facilities Easement instrument;(b) Closing Statement;(c) Affidavit of Title; and(d) Such other documents as the County or title company deems necessary or appropriate to
clear title to the Easement.
Following the Closing, Seller shall execute any and all additional documents as may be requested by the
County or title company to correct clerical errors, clear title, or othenvise carry out the intent of the parties.
7. CLOSING COSTS AND DEDUCTIONS. At closing, the County shall pay (i) the recording fees to
record the Easement instrument and any curative instruments required to clear title; and (ii) the cost of an
owner's policy of title insurance if the County elects to obtain one. Additionally, the County may elect to pay
reasonable costs incurred and/or processing fees required by mortgagees or other lien holders in connection
with the delivery of properly executed Satisfaction, Releases, Terminations, or Subordinations of any liens
open of record encumbering the Property The County shall have sole discretion as to what constitutes
"reasonable costs and/or processing fees."
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8. IRRIGATION SYSTEM AND MISCELLANEOUS IMPROVEMENTS.
A. Relocation. Seller agrees to relocate existing irrigation, electrical, or other systems located on
the Property, if any, including, but not limited to, irrigation lines, sprinkler valves, electrical wiring, etc.
("Systems"), prior to the commencement of construction, without any further notification from the County.
Seller assumes full responsibility for the relocation of all Systems and their performance on the remainder
property after relocation. Seller holds the County harmless for any and all possible damage to the Systems in
the event Seller fails to relocate the Systems prior to the commencement of construction.
B Retention of lmprovements Seller acknowledges that the County has compensated Seller for
the value of all improvements and landscaping ("lmprovements") located on the Property, and yet the County
is willing to permit Seller to salvage said lmprovements provided same are removed from the Property prior to
thecommencementofconstruction. lfSellerelectstoretainanylmprovementslocatedontheProperty,Seller
is responsible for their removal prior to the commencement of construction, without any further notification from
the County. All lmprovements remaining on the Property at the time of commencement of construction shall
be deemed abandoned by Seller.
C. This section shall survive Closing and is not deemed satisfied by conveyance of the Easement.
9. INSPECTIONS.
A. lnspections. Following the date of the parties' execution of this Agreement, the County shall
have the right, at its sole cost and expense, to conduct whatever investigations and inspections of the Property
that it deems appropriate, including, without limitation, a title examination, property survey, appraisal, building
inspections, environmental assessments, engineering studies, soil borings, determination of compliance of the
Property with app[cable laws, and the like. Seller shall provide the County with reasonable access to the
Property to conduct on-site inspections. The County shall promptly repair any damage to the Property caused
by such on-site inspections.
B. CounW's Rioht to Terminate. Notwrthstanding anything in this Agreement to the contrary, the
County's obligations under this Agreement to acquire the Easement are contingent upon the County's
satisfaction with the Property, including, without limitation, as revealed by the County's investigations and
inspections as set forth herein. lf, prior to the Closing, the County identifies any objectionable matters and
determines that such objections cannot be resolved to the County's satisfaction through reasonable diligence,
within a reasonable period of time, and at a reasonable cost, all as determined by the County in its sole
discretion, the County shall have the right to terminate this Agreement by written notice to Seller, whereupon
neither party shall thereafter have any rights or obligations under this Agreement The County may, but shall
not be required to, provide Seller with an opportunity to rectify such objections.
10. DEFAULT: REMEDTES lf either party fails to perform any of its obligations under this
Agreement and fails to cure such failure within 15 days after receiving written notice thereof from the non-
defaulting party, the non-defaulting party shall have the right to terminate this Agreement by giving written
notice of termination to the defaulting party, without limitation of any other rights and remedies available to
the non-defaulting party at law or in equity, including without limitation, the right to seek specific
performance, and to recover damages, including attorney fees and court costs, in connection with such
default; all rights and remedies being cumulative.
11. INDEMNIFICATION: WAIVER OF CLAIMS. Seller shall indemnify, defend, and hold the County.
harmless from and against all claims and actions asserted against the County, and all damages, losses,
liability, penalties, fines, costs and expenses, including, without limitation, attorney fees and court costs,
suffered or incurred by the County, arising from (i) Seller's representations and warranties in this Agreement
or in any of the Closing Documents if untrue; or (ii) Selle/s failure to perform any of Seller's obligations under
this Agreement, irrespective of whether the County delivers a written notice of default to Seller; or (iii)
injuries, accidents, damage to Seller's personal property, or other incidents occurring on the Property prior to
Closing.
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12. NOTICES. All notices given by either party to the other under this Agreement shall be in writing
and shall be personally delivered, or delivered by a traceable courier, or mailed by U.S. certified mail, to the
parties at their respective addresses set forth in the introductory paragraph of this Agreement, or such other
address as may be specified by either party from time to time by written notice to the other party. Notices
shall be deemed given on the date of receipt if personally delivered, or delivered by courier, or 3 days after
mailing
13. GENERAL PROVISIONS
A Successors and Assiqns. This Agreement shall inure to the benefit of and be binding upon the
parties and their respective heirs, executors, personal representatives, successors and permitted assigns,
B. Assiqnment The parties shall not assign any rights or obligations under this Agreement to a
third party without the prior written consent of the other party.
C. Entire Aqreement. This Agreement constitutes the entire agreement of the parties as pertains
to the subject matter hereof, and there are no prior or contemporaneous written or oral agreements,
undertakings, promises, warranties, or covenants not contained herein.
D. Amendments. All amendments to this Agreement must be in writing and signed by both parties.
E. Time Periods. lf any deadline or expiration of any time period provided for hereunder falls on a
Saturday, Sunday or legal holiday, such deadline or expiration shall be extended to the following business day.
F Survival. All provisions of this Agreement that are not, or by their nature cannot be, performed
prior to the Closing, includrng, without limitation, Seller's representations, warranties, indemnity obligations,
shall survive the Closing
G. Severability lf any provision of this Agreement is determined to be legally invalid or
unenforceable, such provision shall be severed from this Agreement, and the remaining provisions of this
Agreement shall remain in full force and effect.
H. No Waiver. No party shall be deemed to have waived its right to enforce any specific provision
of this Agreement unless such waiver is in writing Any such written waiver shall be applicable only to the
speciflc instance to which it relates and shall not be construed as a continuing waiver as to future instances or
as a waiver of any other provision.
l Governinq Law; Venue This Agreement shall be governed and construed in accordance with
the laws of the State of Florida. All disputes arising under this Agreement shall be brought solely in the courts
in Collier County, Florida, and the parties hereby agree to said venue.
(Signatures on the following page)
4
lN WTNESS WHEREOF, the parties have executed this Agreement on the dates indicated below,
effective as of the date this Agreement is executed by the County.
D,t" Nft[lrth ',l ,2@lc SELLER:
7-ELEVEN, a
DavH .r.Sn Vice President
By:
Date.20
ATTEST:
CRYSTAL K. KINZEL, Clerk of the
Circuit Court & Comptroller
Deputy Clerk
Approved as to form and legality
SALLY ASHKAR, ESQ
Assistant County
Last Revised 2/23/23
COUNTY
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
By
BURT L. SAUNDERS, Chairperson
d
5
Rcvd ROW
el4l2s .., THI9 IS NOT A SURWY .r)
549SWE
SKETCH
PROPERTY ADDRESS: I4004 IMMOKALEE RD
A PORTION OF SECTION 23, I'WN 48S, RNC 278
AND PAITCEI, I OF ORANGE TREE 3 CITRTJS GITEENS
PLA'T BOOK I4 PAGE I2I
PARCEL No.64700625608
EXH!BlT IIAII
Page 1 of 2
NORTH LINE OF SECTION
23, T-48-S, R-27-E
SOUTH RIGHT-OF-WAY LINE
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N.W. CORNER SECTION 23.
T-48-S, R-27-E, COLLTER
COUNTY, FLORIDA.
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LINE BEARING LENGTH
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CURVE TABLE
CURVE ARC
LENGTH RADIUS DELTA CHORD
BEARING
CHORD
LENGTH
C,I 27.47',26.00'60" 32'34"s 57' 03'39'W 26.21',
c2 't7.o1'12,1U.67'00" 04'48"N 01" 33'01" E 17.01',
**
0 MC
6667
*
ATATEOF
I CERIIFY THAT IHIS MAP WAS MADE UNDER MY DIRECTION ANO IHAT IT
MEETS THE MINIMUM TECHNICAL STANDARDS SET FORTH BY IHE BOARD OF
PROFESSIONAL LAND SUR\EYORS IN CHAPIER 5J-17.050 IHROUGH .O52, FLORIDA
ADMINISTRANIE CODE, PURSUANT TO CHAPTER 472,027, FLORIDA STAruTES.
MARK D. McCLEARY, PSM
FLORIDA REclsTRAnON No. 6557
FOR COLLIER COUNTY
DATE SIGNED:25
BOARD OF COUNTY COMIIISSIONERS
COTIJER COUNTY. FLORIDA
MANSPOB-IATION ENOIHEBIIII{O DIVISION
IITLE: 549S\\rE
PROPER'I'Y ADDRESS: 14004 IMMOKALEE RD
DATE PROJ No.IsHerr ! qr z FILE:
EOmtc{a (6e)
DM
t68-{lE
,I' THJS IS NOl' A SURWY "'EXHIBIT ''A''
Page 2 ot 2
549SWE
DESCRIP'I'ION
PROPERTY ADDIIE.SS: 14004 IMMOKALEE ttt)
A POTITION OF SECTION 23, TWN 48S, RNG 278
AND PARCEL I OF ORANGETREE 3 CI'I'RUS GREENS
PLAT BOOK t4 PAGE I2I
PARCEL No.64700625608
A PORTION OF PARCEL 1 OF ORANGETREE 3 CITRUS GREENS AS RECORDED IN PLAI BOOK 14,
PAGE 121, LYING IN THE NORTIJ IIALF OF SECTION 23, ]'OWNSHII' 48 SOUTH, I{ANGE 27 EAST,
COLLIER COUNTY, FLORIDA.
MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SECTION 2A TOWNSHiP 48 SOUTH, RANGE 27
EAST; THENCE ALONG THE NORTH LINE OF SAID SECTION 23, S 89" 53, 08. 8,75,15 FEET;
THENCE, S OO 06' 52" W,5O.OO FEET TO THE SOUT'H I{iCHT-OF-WAY LINE OF OII, WELL ROAD.
THENCE AL,ONG SAID RIGHT-OF-WAY L]NE, S 89O 53' 08" E, 18,64 FEET TO THE NORTHEAST
CORNER OF PARCEL l8BFEE AS DESCRIBED IN OFFICIAL RECORD 348' PAGE 2766 AND TO THE
POINT OF BEGINNING;
THENCE DEPARTING SAID CORNER ALONG THE SOUTH RIGHT-OF-WAY LINE OF OIL WELL
ROAD, S g9o 53', 09',E,,21.54 FEET;
THENCE, S 00" 06', 52', W,2.71FEET;
THENCE A CURVE TURNING TO THE LEFT WITH AN ARC LENGTH OF 27.47 FEET WITH A
RADIUS OF 26.00 FEET, WITH A DEI,TA ANGLE OF 60' 32' 94", WITH A CHORD BEARING OF S 57"
03' 39" W, WITH A CHORD LENGTH OF 26,21FEET TO A POINT ON THE EASTERLY LINE OF
PARCEL 188FEE;
THENCE ALONG SAID LINE WITH A COMPOUNI] CURVE TURN]NG TO THE LEFT WITH AN ARC
LENGTH OF 17.01 FEET, WITH A RADIUS OF 12184,67 FEEI; WITH A DELTA ANGLE OF OO" 04' 48"
WITH A CHORD BEARING OF N 01' 33' O"]." E, WITH A CHORD LENG'I'H OF 17.01 I{EE]"TO THE
POINT OF BEGINNING, CONTAINING AN AREA OF 150,19 SQUARE FEET, 0.0035 ACRES.
' 856'
*
STAIEOF
I CERIIFY THAT THIS MAP WAS MAOE UNDER MY DIRECNON AND ]HAT IT
MEETS ]HE MINIMUM IECHNICAL STANDARDS SET FORIH BY lHE EOARD OF
PROFESSIONAL LAND SURVEYORS IN CHAP1ER 5J-17.050 IHROUGH .O52, FLORIDA
AOMINISMATVE CODE, PURSUANT TO CHAPIER 472,027, FLORIDA STAruTES,
M AR K D.
FLORIDA
FOR COLLIER COUNTY
DATE SIGNED:
549SWE
PROPEI{TY ADDRESS: 14004 IMMOKALEE RD
Ti TLE:BOARD OF COUNTY COMUISSIONERS
COLUER COUNTY, FLORIDA
I'NANSPORTATION ENCINEBRING DIVISIONE6 EIilEEMIXDmrlrtlq, ruIil utoa (E) E-lrcr DATE 2ol
SHORT FORM APPRAISAL - COLLIER COUNTY TRANSPORTATION ENGINEERING DIVISION
PROJECT NAME: Immokalee Rd (C.R. 846) at Oil Well Rd (C.R. 858)
Right-Turn Lane Improvements
CLIENT: Collier County ROW Acquisition, Transportation Engineering
INTENDED USE OF THE APPRAISAL: The subject property has been identified by Collier County Transportation Engineering as Parcel 549SWE.
County ROW Acquisition will use this valuation to determine the market value of the subject property and to negotiate a proposed purchase price. A
small corner clip is necessary to allow for a sidewalk when adding dual right turn lanes.
SCOPE OF WORK: To estimate market value of real property interest using the sales comparison approach. Complete cost or income approaches
only if necessary for credible assignment results. Analyze data collected through public records of Collier County, and the Naples Area Board of
REALTOR® Multiple Listing Service. The underlying land value will be determined from the market value of the parent tract as unimproved.
DESCRIPTION OF PARENT TRACT: The parent tract of the subject property consists of a 1.91-acre (approximately 336 ft x 345 ft) lot located on
the southeast corner of Immokalee Rd and Oil Well Rd. It has site improvement consistent with a service station built in 1990. The property has dual
frontage and access on both Immokalee Rd and Oil Well Rd.
PARENT TRACT IDENTIFICATION: Tax Folio #s: 64700625608
Legal Descriptions: ORANGE TREE UNIT THREE CITRUS GREENS
SECTION, PH 1-A N 245FT OF W 380FT LESS W 25FT LESS ORDER OF TAKING 02-
2212 DESC IN OR 3111 PG 557 Address: 14004 IMMOKALEE RD, NAPLES 34120
Last Property Transfers: Warranty Deed dated 10/21/2015, OR 5206-
Page 3470 Owner: 7-Eleven, Inc; a Texas Corporation Parent Tract Size: 1.91 acres
PROPOSED SUBJECT PARCEL: Project Reference: 549SWE
Property Rights Being Valued: Sidewalk Easement.
Legal Descriptions: See Legal Sketch and Description for proposed
parcel 549SWE dated 9/4/2025.
Parcel Size: 150.19 sf or 0.0035 acres
MARKET VALUE DEFINED: The most probable price, as of a specified date, in cash, or in terms equivalent to cash, or in other precisely revealed
terms, for which the specified property rights should sell after reasonable exposure in a competitive market under all conditions requisite to a fair sale,
with the buyer and seller each acting prudently, knowledgeably, and for self-interest, and assuming that neither is under undue duress.
HYPOTHETICAL CONDITIONS AND EXTRAORDINARY ASSUMPTIONS:
Hypothetical Conditions: The parent parcel is appraised as an unimproved vacant parcel, cleared and readily developable.
Extraordinary Assumptions: The appraiser did not inspect the subject property on the date of value. The appraiser is relying on information obtained
through MLS Data and public records of Collier County.
Limiting Conditions:
The information and opinions contained in this appraisal set forth the appraiser’s best judgment in light of the information available at the time of the
preparation of this report.
This appraisal was prepared for and is the property of Collier County Board of Commissioners. Reliance upon the appraisal for other uses is prohibited.
PROPERTY HISTORY (AGREEMENTS OF SALE, OPTIONS, OR LISTINGS WITHIN 3 YEARS OF THE EFFECTIVE DATE): None.
PRESENT ZONING: MPUD – Mixed Use Planned Unit Development FUTURE LAND USE: Rural Settlement Area District
HIGHEST AND BEST USE: Based on an analysis of the parent tract and its surroundings—considering zoning regulations, physical characteristics,
and current economic/market trends—the most productive use of the property would be for commercial development.
SHORT FORM APPRAISAL - COLLIER COUNTY TRANSPORTATION ENGINEERING DIVISION
Page 2
THE SALES COMPARISON APPROACH TO VALUE: Recent sales of properties generally similar to the parent tract are identified and compared to
the parent tract. Using the elements of comparison, the comparable properties’ sales prices are adjusted to produce value indications. The
reconciliation of these value indications is used to provide an estimate of a single value indication or a range of values.
DISCUSSION OF COMPARABLE SALES AND EXPLANATION OF ADJUSTMENTS: Sales of easily developable sites (with similar highest and best
use) in the Greater Naples Area are utilized to estimate the value of the underlying land value of the parent tract through the Sales Comparison Approach.
1. 2898 Weeks Ave Sale Price: $275,000 Sale Date: 04/21/2025
2. 10266 Immokalee Rd Sale Price: $1,250,000 Sale Date: 01/30/2025
3. NEC of Radio Rd and Davis Blvd Sale Price: $3,500,000 Sale Date: 01/05/2024
DISCUSSION OF COMPARABLE SALES AND EXPLANATION OF ADJUSTMENTS
Sale #1 is a 0.253-acre parcel, zoned RMF-6-BZO-R1, located on the southwest corner of Bayshore Drive and Weeks Ave. Located across from Gulf
Gate South, a retail strip center. Celebration Park food truck park parking lot is located behind the site. Property was improved with a 759 SF single
family residence (built in 1954) and a 320 SF guest home (built in 1934) that were not habitable. Property sold at land value. The sales price reflects
an underlying land value of $1,087,000 per acre (rounded). The lot has similar frontage as compared to the parent tract and inferior zoning.
Sale #2 is a 1.23-acre zoned Rural Agriculture located on the south side of Immokalee Rd. The site was cleared and filled. The buyer subsequently
obtained a conditional-use approval for an early childcare facility. The sale price reflects an underlying land value of $1,016,300 per acre (rounded).
The site has similar frontage and size, inferior zoning and location.
Sale #3 is a 3.625-acre triangular shaped parcel, commercially zoned (C-3), located on the northeast corner of Radio RD and Davis Rd. It is heavily
wooded with no improvements. The property was purchased by the Boat House of Cape Coral with plans on constructing a boat dealership on the
site. The sale price reflects an underlying land value of $965,500 per acre (rounded). The lot has similar frontage compared to the parent tract and
similar zoning.
The sales cited indicate an underlying land value range of $965,500 to $1,087,000 per acre. Comparable Sale 3 is most similar to the subject parent
tract and therefore receives the greatest weight in the analysis. Based on this market data, the underlying land value is concluded at $980,000 per
acre.
UNDERLYING LAND VALUE (PARENT TRACT): $980,000/acre
VALUATION OF THE PROPOSED PARCEL: The proposed subject parcel, 549SWE, is located on northwest corner of the parent tract at the
intersection of Immokalee Rd and Oil Well Rd. The new sidewalk easement will result in an encumbrance factor of 75% of fee. The parcel has a
land area of 0.0035 acres.
The underlying land value of the 549SWE is therefore $980,000/acre * 75% = $735,000 per acre
Therefore, 549SWE is valued: 0.0035 acres x $735,000 = $2,572.5 or $2,570 (rounded).
DATE OF VALUE: 3/03/2026 REPORT DATE: 3/5/2026
MARKET VALUE ESTIMATE: $2,570
SHORT FORM APPRAISAL - COLLIER COUNTY TRANSPORTATION ENGINEERING DIVISION
Page 3
CERTIFICATE OF APPRAISAL
I hereby certify that, to the best of my knowledge and belief, . . .
• The statements of fact contained in this report are true and correct.
• The reported analysis, opinions, and conclusions are limited only by the reported assumptions and limiting conditions,
and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.
• I have no present or prospective interest in the property that is the subject of this report. I am a full-time employee of
the Collier County Board of County Commissioners. However, my employment is not contingent on advocating for
Collier County
• I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this
report within the three-year period immediately preceding the agreement to perform this assignment.
• My engagement in the assignment was not contingent upon developing or reporting predetermined results.
• My compensation (neither salary nor bonus) is not contingent upon the reporting of a predetermined value or direction
in value that favors the cause of my employer, the amount of the value estimate, the attainment of a stipulated result, or
the occurrence of a subsequent event.
• My analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the
Uniform Standards of Professional Appraisal Practice.
• An inspection of the subject property was not done.
• No one provided significant real property appraisal assistance to the person signing this certification.
____________________________
Lisa Barfield
St. Cert. Gen. REA RZ 2862
Review Appraiser
ROW Acquisition
Operations & Performance Management Division
Collier County, Florida
AERIAL – PARCEL 549SWE
(TURN LANE IMPROVEMENTS - PROJECT No. 60273)
OIL WELL ROAD IMMOKALEE ROAD PARCEL 549SWE /