Agenda 04/28/2026 Item #11D (Moved from Item #11D Agreement for Sale and Purchase under the Conservation Collier Land Acquisition Program with Luis and Cinthia Alonso) (2)4/28/2026
Item # 16.A.8
ID# 2026-734
Executive Summary
Recommendation to approve an Agreement for Sale and Purchase under the Conservation Collier Land Acquisition
Program with Luis and Cinthia Alonso for a 2.73-acre parcel at a cost of $76,440 for a total cost not to exceed $78,230,
inclusive of closing costs.
OBJECTIVE: To purchase one parcel totaling 2.73 acres within the Conservation Collier Panther Walk Preserve Multi-Parcel
Project.
CONSIDERATIONS: On June 25, 2024, Agenda Item No. 16.A.13., the Board of County Commissioners (Board) approved a
Conservation Collier Land Acquisition Advisory Committee (CCLAAC) recommended Cycle 12B Active Acquisition List (AAL)
and directed staff to actively pursue acquisition of the properties under the Program. The Alonso parcel, within the Panther Walk
Preserve multi-parcel project, was approved as an A-list property on the Cycle 12B AAL.
Panther Walk Preserve: Although Conservation Collier acquired the original 4.6 acres of Panther Walk Preserve in 2007 and 2008
and began purchasing several more parcels near the preserve in 2022, the Panther Walk Preserve Multi-Parcel Project was not
established until February 28, 2023, with Board approval of the Conservation Collier Cycle 11B AAL, Agenda Item No. 11C. To
date, the Program has acquired 20% of the 426.1-acre project area, for a total of 84.9 acres.
The Panther Walk Preserve Multi-parcel Project is located within the northern reaches of the Horsepen Strand. Strands are a type of
forested swamp that forms slow-flowing, linear drainage channels across flatlands with high water tables. The Horsepen Strand
begins at Immokalee Rd in the Northern Golden Gate Estates and flows south into the North Belle Meade area north of I-75. These
parcels significantly protect water resources and provide the Surficial Aquifer's recharge capacity, as noted by Collier County
Stormwater Management staff during the establishment of this multi-parcel project. Properties in this area are subject to frequent
flooding. These parcels provide critical flood water attenuation as more land is cleared and filled for development. Wetland
vegetation on these parcels slows water flow and filters out nutrients and sediments before they reach the canals leading to the Gulf.
The project area contains protected species of plants, including hand fern and four listed bromeliads in the Tillandsia genus. The
parcels provide high-quality habitat for wetland-dependent species, including the Florida black bear, listed wading birds, and the
Florida panther. The low-density nature of development in this neighborhood allows wildlife to move relatively unimpeded across
the landscape and north into the Corkscrew Regional Ecosystem Watershed. A protected corridor is necessary to preserve wildlife's
freedom of movement through this rapidly developing landscape. Parcels within the project area protect the highly diverse Horsepen
Strand, expand the Panther Walk Preserve, and provide the backbone for a potential north-south corridor and necessary refugia for
urban wildlife.
In February 2026, staff contracted with an independent, state-certified general real estate appraisal firm to appraise all parcels within
the Panther Walk Project area. The appraisal provided an average appraised value of $28,000 per acre for parcels between 1.14 and
2.73 acres, based on comparable sales from wetland parcels, not upland parcels. The cost to obtain the appraisal was $2,000.
Alonso - Parcel 38844560008, north of 64th Ave NE, west of Everglades Blvd. N.
• 2.73 acres of vacant, unimproved land consisting of cypress with hydric mapped soils.
• The negotiated purchase price of $76,440 was agreed upon on March 6, 2026. The purchase price is 100% of the appraised
value.
• The Alonso parcel is located within the Panther Walk Preserve project area north of 58th Ave and will be acquired as a fee
simple purchase at full appraised value; therefore, it meets the qualifications for Florida Wildlife Corridor Foundation
(FWFC) funding assistance under the Memorandum of Understanding (MOU) between Collier County and FWCF, as
amended (April 23, 2024, Agenda Item 16A1). FWFC will contribute one-half of the contract price of the parcel, or
$38,220, toward its acquisition.
This acquisition consistent with the Conservation Collier Purchasing Policy, Resolution No. 2023-10, which allows offer amounts to
be determined by staff but no more than appraised value.
4/28/2026
Item # 16.A.8
ID# 2026-734
Pursuant to Ordinance 2002-63, as amended, Section 12(6), Project Design Reports ("PDRs" s) for these properties are provided
herewith.
This item is consistent with the Collier County strategic plan objectives to preserve and enhance the character of our community and
to protect our natural resources.
FISCAL IMPACT: The funds for this land acquisition will be withdrawn from the Conservation Collier Land Acquisition Fund
(1061). Per the Collier County/FWCF MOU, as amended, FWCF will wire $38,220 to the Conservation Collier Trust Fund (1061)
after the Alonso Agreement is approved by the Board and after the FWCF has received documentation demonstrating that all MOU
conditions have been met in preparation for the closing. The property identified herein is comprised of a not-to-exceed acquisition
cost of $78,230 as follows:
Seller Name Acres Appraised
Value
Purchase
Price
Closing Costs (title
commitment, title policy,
closing fee, recording
fees)
Total Purchase
Price
Initial 5 Yr.
Maint Costs
Long-term
Annual Maint
Costs
Alonso 2.73 $76,440 $76,440 $1,790 $78,230 $3,080 $410
TOTAL 2.73 $76,440 $76,440 $1,790 $78,230 $3,080 $410
As of April 28, 2026, the estimated property acquisition costs for Conservation Collier properties, including this property and those
under contract, total $141,672,531. The funds for managing this parcel will be expended from the Conservation Collier Maintenance
Fund (1062). The initial maintenance costs are provided in the attached PDR. The total maintenance costs for this parcel for the first
five years (initial maintenance costs) is estimated at $3,080. After the initial restoration, the estimated annual maintenance costs for
this parcel will be approximately $410.
GROWTH MANAGEMENT IMPACT: Fee simple acquisition of conservation lands is consistent with and supports Policy
1.3.1(e) in the Conservation and Coastal Management Element of 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):
1. To approve the attached Agreement and accept the Warranty Deed once approved by the County Attorney’s Office.
2. To authorize the Chairman to execute the Agreement and any and all other County Attorney’s Office approved documents
related to this transaction; and
3. To authorize the County Manager or designee to prepare related vouchers and warrants for payments and to take all
reasonable steps necessary to ensure performance under the Agreement.
PREPARED BY: Melissa Hennig, Environmental Specialist I, Conservation Collier, Development Review Division
ATTACHMENTS:
1. Alonso Agreement
2. Alonso-PDR-PWP
3. Panther Walk market study appraisal
4/28/2026
Item # 16.A.8
ID# 2026-734
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AGRFEMFN1 FOR SALE AND PURCHASE
THIS AGRFEMENT is made and entered into by and between LUIS ALONSO and
CINTHIA ALONSO, whose mailing address is 11289 SW 17th Court, Miramar, FL 33025
(hereinafter referred to as "Seller"), and COLLIER COUNTY, a political subdivision of
the State of Florida, its successors and assigns. whose address is 2685 Horseshoe
Drive South. Suite 103, Naples, FL 34104 (hereinafter referred to as "Purchaser")
WITNESSETH
WHEREAS. Seller is the owner of that certain parcel of real property (hereinafter
referred to as "Property"), located in Collier County, State of Florida, and being more
particularly described in Exhibit "A", attached hereto and made a part hereof by
reference.
WHEREAS. Purchaser is desirous of purchasing the Property, subject to the conditions
and other agreements hereinafter set forth, and Seller is agreeable to such sale and to
such conditions and agreements.
NOW, THEREFORE, and for and in consideration of the premises and the respective
undertakings of the parties hereinafter set forth and the sum of Ten Dollars ($10.00), the
receipt and sufficiency of which is hereby acknowledged, it is agreed as follows:
AGREEMENT
1.01 In consideration of the purchase price and upon the terms and conditions
hereinafter set forth, Seller shall sell to Purchaser and Purchaser shall purchase
from Seller the Property, described in Exhibit "A".
II. PAYMENT OF PURCHASE PRICE
2.01 The purchase price (the "Purchase Price") for the Property shall be
Seventy -Six Thousand Four Hundred Forty and 001100 Dollars ($76,440.00),
(U.S. Currency) payable at time of closing.
III. CLOSING
3 01 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 at the office of the insuring title company or by mail. The procedure to be
followed by the parties in connection with the Closing shall be as follows
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3 011 Seller shall convey a marketable title free of any liens, encumbrances,
exceptions, or qualifications Marketable title shall be determined according to
applicable title standards adopted by the Florida Bar and in accordance with law.
At the Closing, the Seller shall cause to be delivered to the Purchaser the items
specified herein and the following documents and instruments duly executed and
acknowledged, in recordable form:
3,0111 Warranty Deed in favor of Purchaser conveying title to the Property,
free and clear of all liens and encumbrances other than:
(a) The lien for current taxes and assessments.
(b) Such other easements, restrictions, or conditions of record.
3.0112 Combined Purchaser -Seller closing statement.
3.0113 A "Gap Tax Proration, Owner's Non -Foreign Affidavit", as required by
Section 1445 of the Internal Revenue Code and as required by the title
insurance underwriter to insure the "gap" and issue the policy contemplated
by the title insurance commitment.
3.0114 A W-9 Form, "Request for Taxpayer Identification and Certification"
as required by the Internal Revenue Service.
3.012 At the Closing, the Purchaser, or its assignee, shall cause to be
delivered to the Seller the following:
3.0121 A negotiable instrument (County Warrant) in an amount equal to the
Purchase Price. No funds shall be disbursed to Seller until the Title
Company verifies that the state of the title to the Property has not changed
adversely since the date of the last endorsement to the commitment,
referenced in Section 4.011 thereto, and the Title Company is irrevocably
committed to pay the Purchase Price to Seller and to issue the Owner's title
policy to Purchaser in accordance with the commitment immediately after the
recording of the deed.
3.0122 Funds payable to the Seller representing the cash payment due at
Closing in accordance with Article III hereof, shall be subject to adjustment for
prorations as hereinafter set forth.
3 02 Each party shall be responsible for payment of its own attorney's fees.
Seller, at its sole cost and expense, shall pay at Closing all documentary stamp
taxes due relating to the recording of the Warranty Deed, in accordance with
Chapter 201.01, Florida Statutes, closing fee for title services, and the cost and
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electronic fee of recording any instruments necessary to clear Seller's title to the
Property The cost of the Owner's Form B Title Policy, issued pursuant to the
Commitment provided for in Section 4.011 below, shall be paid by Purchaser The
cost of the title commitment shall also be paid by Purchaser. If required by a
Phase I report and desired by Purchaser, Seller shall pay for a Phase II
Environmental Assessment selected by Purchaser.
3.03 Purchaser shall
pay for the cost of
recording the Warranty Deed.
Real
Property taxes shall
be prorated based
on the current year's tax with
due
allowance made for
maximum allowable
discount, homestead and any
other
applicable exemptions and paid by Seller.
If Closing occurs at a date which
the
current year's millage
is not fixed, taxes will
be prorated based upon such
prior
year's millage.
IV. REQUIREMENTS AND CONDITIONS
4.01 Upon execution of this Agreement by both parties or at such other time as
specified within this Article, Purchaser and/or Seller, as the case may be, shall
perform the following within the times stated, which shall be conditions precedent
to the Closing;
4.011 Within fifteen (15) days after the date hereof, Purchaser shall request as
evidence of title an ALTA Commitment for an Owner's Title Insurance Policy
(ALTA Form B-1970) covering the Property, together with hard copies of all
exceptions shown thereon. Purchaser shall have thirty (30) days, following
receipt of the title insurance commitment, to notify Seller in writing of any
objection to title other than liens evidencing monetary obligations, if any, which
obligations shall be paid at closing. If the title commitment contains exceptions
that make the title unmarketable, Purchaser shall deliver to the Seller written
notice of its intention to waive the applicable contingencies or to terminate this
Agreement.
4.012 If Purchaser shall fail to advise the Seller in writing of any such
objections in Seller's title in the manner herein required by this Agreement, the
title shall be deemed acceptable. Upon notification of Purchaser's objection to
title. Seller shall have thirty (30) days to remedy any defects to convey good
and marketable title at Seller's expense, except for liens or monetary
obligations which will be satisfied at Closing. Seller, at its sole expense, shall
use its best efforts to make such title good and marketable. In the event Seller
is unable to cure said objections within said time period, Purchaser, by
providing written notice to Seller within seven (7) days after expiration of said
thirty (30) day period, may accept title as it then is, waiving any objection, or
Purchaser may terminate the Agreement. A failure by Purchaser to give such
written notice of termination within the time period provided herein shall be
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deemed an election by Purchaser to accept the exceptions to title as shown in
the title commitment.
4 013 Seller agrees to furnish any existing surveys of the Property in Seller's
possession to Purchaser within ten (10) days of the effective date of this
Agreement. Purchaser shall have the option, at its own expense, to obtain a
current survey of the Property prepared by a surveyor licensed by the State of
Florida. No adjustments to the Purchase Price shall be made based upon any
change to the total acreage referenced in Exhibit 'A" unless the difference in
acreage revealed by survey exceeds 5% of the overall acreage. If the survey
provided by Seller or obtained by Purchaser, as certified by a registered
Florida surveyor, shows: (a) an encroachment onto the property; or (b) that an
improvement located on the Property projects onto lands of others, or (c) lack
of legal access to a public roadway, the Purchaser shall notify the Seller in
writing of such encroachment, projection, or lack of legal access, and Seller
shall have the option of curing said encroachment or projection, or obtaining
legal access to the Property from a public roadway, within sixty (60) days of
receipt of said written notice from Purchaser. Purchaser shall have ninety (90)
days from the effective date of this Agreement to notify Seller of any such
objections. Should Seller elect not to or be unable to remove the
encroachment, projection, or provide legal access to the property within said
sixty (60) day period, Purchaser, by providing written notice to Seller within
seven (7) days after expiration of said sixty (60) day period, may accept the
Property as it then is, waiving any objection to the encroachment, or projection,
or lack of legal access, or Purchaser may terminate the Agreement. A failure
by Purchaser to give such written notice of termination within the time period
provided herein shall be deemed an election by Purchaser to accept the
Property with the encroachment, or projection, or lack of legal access.
V. INSPECTION PERIOD
5.01 Purchaser shall have one hundred twenty (120) days from the date of this
Agreement. ("Inspection Period"), to determine through appropriate investigation
that
1 Soil tests and engineering studies indicate that the Property can be developed
without any abnormal demucking, soil stabilization or foundations.
2. There are no abnormal drainage or environmental requirernents to the
development of the Property.
3. The Property is In compliance with all applicable State and Federal environ-
mental laws and the Property is free from any pollution or contamination.
4. The Property can be utilized for its intended use and purpose in the
Conservation Collier program
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5 02 If Purchaser is not satisfied, for any reason whatsoever. with the results of
any Investigation, Purchaser shall deliver to Seller prior to the expiration of the
Inspection Period, written notice of its intention to waive the applicable
contingencies or to terminate this Agreement. If Purchaser fails to notify the Seller
in writing of its specific objections as provided herein within the Inspection Period,
it shall be deemed that the Purchaser is satisfied with the results of its
investigations and the contingencies of this Article V shall be deemed waived. In
the event Purchaser elects to terminate this Agreement because of the right of
inspection, Purchaser shall deliver to Seller copies of all engineering reports and
environmental and soil testing results commissioned by Purchaser with respect to
the Property.
5 03 Purchaser and its agents, employees and servants shall, at their own risk and
expense, have the right to go upon the Property for the purpose of surveying and
conducting site analyses, soil borings and all other necessary investigation.
Purchaser shall, in performing such tests, use due care. Seller shall be notified by
Purchaser no less than twenty-four (24) hours prior to said inspection of the
Property.
VI INSPECTION
6.01 Seller acknowledges that the Purchaser, or its authorized agents, shall have
the right to inspect the Property at any time prior to the Closing.
VII. POSSESSION
7.01 Purchaser shall be entitled to full possession of the Property at Closing.
VIII PRORATIONS
8 01 Ad valorem taxes next due and payable, after closing on the Property, shall
be prorated at Closing based upon the gross amount of current year taxes, and
shall be paid by Seller.
IX TERMINATION AND REMEDIES
9 01 If Seller shall have failed to perform any of the covenants and/or agreements
contained herein which are to be performed by Seller, within ten (10) days of
written notification of such failure, Purchaser may, at its option, terminate this
Agreement by giving written notice of termination to Seller. Purchasei shall have
the right to seek and enforce all rights and remedies available at law of in equity to
a contract vendee including the right to seek specific perfoiniance of this
Agreement
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9.02 The parties acknowledge that the remedies described herein and in the
other provisions of this Agreement provide mutually satisfactory and sufficient
remedies to each of the parties and take into account the peculiar risks and
expenses of each of the parties.
X. SELLER'S AND PURCHASER'S REPRESENTATIONS AND WARRANTIES
10.01 Seller and Purchaser represent and warrant the following:
10.011 Seller and Purchaser have full right and authority to enter into and to
execute this Agreement and to undertake all actions and to perform all tasks
required of each hereunder. Seller is not presently the subject of a pending,
threatened or contemplated bankruptcy proceeding. Seller further represents
the Property is free from any and all occupants, tenants, and other persons or
entities claiming possession of the Property at the time of closing. This
provision shall survive closing.
10.012 Seller has full right, power, and authority to own and operate the
Property, and to execute, deliver, and perform its obligations under this
Agreement and the instruments executed in connection herewith, and to
consummate the transaction contemplated hereby. All necessary
authorizations and approvals have been obtained authorizing Seller and
Purchaser to execute and consummate the transaction contemplated hereby.
At Closing, certified copies of such approvals shall be delivered to Purchaser
and/or Seller, if necessary.
10.013 The warranties set forth in this paragraph shall be true on the date of
this Agreement and as of the date of Closing. Purchaser's acceptance of a
deed to the said Property shall not be deemed to be full performance and
discharge of every agreement and obligation on the part of the Seller to be
performed pursuant to the provisions of this Agreement.
10.014 Seller represents that it has no knowledge of any actions, suits, claims,
proceedings, litigation or investigations pending or threatened against Seller, at
law, equity or in arbitration before or by any federal, state, municipal or other
governmental instrumentality that relate to this agreement or any other
property that could, if continued, adversely affect Seller's ability to sell the
Property to Purchaser according to the terms of this Agreement.
10.015 No party or person other than Purchaser has any right or option to
acquire the Property or any portion thereof.
10.016 Until the date fixed for Closing, so long as this Agreement remains in
force and effect, Seller shall not encumber or convey any portion of the
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Property or any rights therein, nor enter Into any agreements granting any
person or entity any rights with respect to the Property or any part thereof,
without first obtaining the written consent of Purchaser to such conveyance,
encumbrance, or agreement which consent may be withheld by Purchaser for
any reason whatsoever
10.017 Seller represents that they have (it has) no knowledge that there is or
ever has been incinerators, septic tanks, or cesspools on the Property; all
waste, if any, is discharged into a public sanitary sewer system, Seller
represents that they have (it has) no knowledge that any pollutants are or have
been discharged from the Property, directly or indirectly into any body of water.
Seller represents that to their knowledge the Property has not been used for
the production, handling, storage. transportation, manufacture, or disposal of
hazardous or toxic substances or wastes, as such terms are defined in
applicable laws and regulations, or any other activity that would have toxic
results, and no such hazardous or toxic substances are currently used in
connection with the operation of the Property, and there is no proceeding or
inquiry by any authority with respect thereto. Seller represents that they have
(it has) no knowledge that there is ground water contamination on the Property
or potential of ground water contamination from neighboring properties. Seller
represents that they have (it has) no knowledge that there is or ever has been
any storage tanks for gasoline, or any other substances are or were located on
the Property at any time during or prior to Seller's ownership thereof. Seller
represents that they have (it has) no knowledge that any part of the Property
has ever been used as a sanitary landfill.
10.018 Seller has no knowledge that the Property and Seller's operations
concerning the Property are in violation of any applicable Federal, State or
local statute, law or regulation, or of any notice from any governmental body
has been served upon Seller claiming any violation of any law, ordinance, code
or regulation or requiring or calling attention to the need for any work, repairs,
construction, alterations or installation on or in connection with the Property in
order to comply with any laws. ordinances, codes or regulation with which
Seller has not complied. Seller represents that it has no knowledge of consent
orders, notices of violation, correspondence and any other documents issued
by or submitted to any governmental agency or regulatory authority relating to
the environmental condition of the property.
10.019 Seller has no knowledge of unrecorded leases, licenses or other
possessory interests, restrictions, easements, or rights of way (other than
existing zoning regulations) that restrict or affect the use of the Property, and
there are no maintenance, construction, advertising, management, leasing,
employment, service, or other contracts affecting the Property.
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10 020 Seller has no knowledge that there are any suits, actions or arbitration,
bond issuances or proposals therefor, proposals for public improvement
assessments, pay -back agreements, paving agreements, road expansion or
improvement agreements, utility moratoriums, use moratoriums, improvement
moratol-Iums, administrative or other proceedings or governmental
investigations or requirements, formal or informal, existing or pending or
threatened which affects the Property or which adversely affects Seller's ability
to perform hereunder, nor is there any other charge or expense upon or related
to the Property which has not been disclosed to Purchaser in writing prior to
the effective date of this Agreement.
10.021 Seller acknowledges and agrees that Purchaser is entering into this
Agreement based upon Seller's representations stated above and on the
understanding that Seller will not cause the zoning or physical condition of the
Property to change from its existing state on the effective date of this
Agreement up to and including the Date of Closing. Therefore, Seller agrees
not to enter into any contracts or agreements pertaining to or affecting the
Property and not to do any act or omit to perform any act which would change
the zoning or physical condition of the Property or the governmental
ordinances or laws governing same. Seller also agrees to notify Purchaser
promptly of any change in the facts contained in the foregoing representations
and of any notice or proposed change in the zoning, or any other action or
notice, that may be proposed or promulgated by any third parties or any
governmental authorities having jurisdiction of the development of the property
which may restrict or change any other condition of the Property.
10.022 At the Closing, Seller shall deliver to Purchaser a statement
(hereinafter called the "Closing Representative Statement") reasserting the
foregoing representations as of the Date of Closing, which provisions shall
survive the Closing.
10.023 Seller represents, warrants and agrees to indemnify, reimburse, defend
and hold Purchaser harmless from any and all costs (including attorney's fees)
asserted against, imposed on or incurred by Purchaser, directly or indirectly,
pursuant to or in connection with the application of any federal, state, local or
common law relating to pollution or protection of the environment which shall
be in accordance with, but not limited to, the Comprehensive Environmental
Response, Compensation, and Liability Act of 1980, 42 U.S.C. Section 9601,
et seq., ("CERCLA" or "Superfund"), which was amended and upgraded by the
Superfund Amendment and Reauthorization Act of 1986 ("SARA"), including
any amendments or successor in function to these acts. This provision and
the rights of Purchaser, hereunder, shall survive Closing and are not deemed
satisfied by conveyance of title.
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10.024 Any loss and/or damage to the Property between the date of this
Agreement and the date of Closing shall be Seller's sole risk and expense
XI. NOTICES
11.01 Any notice, request, demand, instruction, or other communication to be
given to either party hereunder shall be in writing, sent by facsimile with
automated confirmation of receipt, or by registered, or certified mail, return receipt
requested, postage prepaid, and with notification to the other Party sent via email
containing the tracking number and/or fax number (if applicable) of such notice
addressed as follows. -
If to Purchaser: Attn: Matthew Denison
Conservation Collier Program
2800 Horseshoe Drive North
Naples, Florida 34104
Email: Matthew Den ison(a colliercountyfl.gov
With a copy to: Attn: Deborah K. Goodaker
Collier County Real Property Management
2685 Horseshoe Drive South, Suite 103
Naples, Florida 34104
Telephone number: 239-252-8922
Fax number. 239-252-8876
Email: Deborah. Goodaker(a colliercount fy I.gov
If to Seller: Luis Alonso and Cinthia Alonso
11289 SW 17th Court
Miramar, FL 33025
Telephone number: 786-473-5199
Email: Tarponfever31 aol.com
With a copy to:
11.02 The addressees and numbers for the purpose of this Article may be
changed by either party by giving written notice of such change to the other party
in the manner provided herein. For the purpose of changing such addresses or
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addressees only, unless and until such written notice is received, the last
addressee and respective address stated herein shall be deemed to continue in
effect for all purposes
XII REAL ESTATE BROKERS
12.01 Any and all brokerage commissions or fees shall be the sole responsibility
of the Seller Seller shall indemnify Purchaser and hold Purchaser harmless from
and against any claim or liability for commission or fees to any broker or any other
person or party claiming to have been engaged by Seller as a real estate broker,
salesman or representative, in connection with this Agreement. Seller agrees to
pay any and all commissions or fees at closing pursuant to the terms of a separate
agreement, if any.
XIII. MISCELLANEOUS
13.01 This Agreement may be executed in any manner of counterparts which
together shall constitute the agreement of the parties.
13.02 This Agreement and the terms and provisions hereof shall be effective as of
the date this Agreement is executed by both parties and shall inure to the benefit
of and be binding upon the parties hereto and their respective heirs, executors,
personal representatives, successors. successor trustee, and assignees
whenever the context so requires or admits.
13.03 Any amendment to this Agreement shall not bind any of the parties hereof
unless such amendment is in writing and executed and dated by Purchaser and
Seller. Any amendment to this Agreement shall be binding upon Purchaser and
Seller as soon as it has been executed by both parties.
13.04 Captions and section headings contained in this Agreement are for
convenience and reference only; in no way do they define, describe, extend, or
limit the scope or intent of this Agreement or any provisions hereof.
13.05 All terms and words used in this Agreement, regardless of the number and
gender in which used, shall be deemed to include any other gender or number as
the context or the use thereof may require.
13.06 No waiver of any provision of this Agreement shall be effective unless it is in
writing signed by the party against whom it is asserted, and any waiver of any
provision of this Agreement shall be applicable only to the specific instance to
which it is related and shall not be deemed to be a continuing or future waiver as
to such provision or a waiver as to any other provision.
CC Agreement 06/05/2025 Page 10 of 13
CONSERVATION COLT IF
TAX In NUMBER 38844560008
13.07 If any date specified in this Agreement falls on a Saturday, Sunday, or legal
holiday. then the date to which such reference is made shall be extended to the
next succeeding business day.
13.08 Seller is aware of and understands that the "offer" to purchase represented
by this Agreement is subject to acceptance and approval by the Board of County
Commissioners of Collier County, Florida.
13.09 If the Seller holds the Property in the form of a partnership, limited
partnership, corporation, trust, or any form of representative capacity whatsoever
for others, Seller shall make a written public disclosure, according to Chapter 286.
Florida Statutes. under oath, of the name and address of every person having a
beneficial interest in the Property before Property held in such capacity is
conveyed to Collier County. (If the corporation is 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 hereby exempt from the
provisions of Chapter 286, Florida Statutes.)
13.10 This Agreement is governed and construed in accordance with the laws of
the State of Florida.
XIV. ENTIRE AGREEMENT
14.01 This Agreement and the exhibits attached hereto contain the entire
agreement between the parties, and no promise, representation. warranty, or
covenant not included in this Agreement, or any such referenced agreements has
been or is being relied upon by either party. No modification or amendment of this
Agreement shall be of any force or effect unless made in writing and executed and
dated by both Purchaser and Seller. Time is of the essence of this Agreement.
XV. ACKNOWLEDGMENT OF POTENTIAL FUTURE USE
15.01 Any development rights or credits available on the Property are relinquished
by the Seller and conveyed to the Purchaser at closing as part of the sale of the
Property
15.02 Seller and Purchaser acknowledge and agree that any portion of the
Property may be used for public road right of way and roadway related
improvements, including, but not limited to, stormwater and utility improvements,
at the sole discretion of Purchaser
SIGNATURES APPEAR ON THE FOL1 OWING PAGES
CC Agreement 06/05/2U25 Page 11 of 13
CONSERVATION COI I It R
TAX ID NIIMRFR 3AR44560008
IN WITNESS WHEREOF, the parties hereto have signed below.
Dated Project/Acquisition Approved by BCC:__
AS TO PURCHASER. -
ATTEST
CRYSTAL K. KINZEL, Clerk of the
Circuit Court and Comptroller
, Deputy Clerk
AS TO SELLER:
DATED: �p3 24
Approved as to form and legality
pZP
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
In
SALLY A ASHKAR, ASSIs1AN r COUNTY AT 1ORNEY Lai
CC Agreement 06/05/2025
DAN KOWAL, Chairman
Page 12 of 13
CONSERVATION COLLIER
TAX in NLIK48F.R 18814M0008
EXHIBIT "A"
PROPERTY IDENTIFICATION NUMBER: 38844560008
The East 180 feet of Tract 57, Golden Gate Estates, Unit No. 42,
according to the plat thereof as recorded in Plat Book 7, Page 27,
of the Public Records of Collier County,
Comprising 2.73 Acres.
CC Agreement 06/05/2025 Page 13 of 13
1
Conservation Collier Land Acquisition Program
Project Design Report
Alonso Property
Date: April 2026
Property Owner: Luis and Cinthia Alonso
Folio(s): 38844560008
Location: GOLDEN GATE EST UNIT 42 TR 57
Size: 2.73 acres
Purchase Price: $76,440
History of Project:
Purpose of Project: Environmental Conservation – Conservation Collier Program
Program Qualifications:
This parcel is in the middle of the Horsepen Strand within the Panther Walk Preserve multi-parcel
project area. The Alonso parcel met the Initial Screening Criteria identified in the Conservation
Collier Ordinance, No. 2002-63, as amended, including presence of native habitat, potential for
nature-based recreational and educational opportunities, protection of water resource values and
wetland dependent species habitat, presence of significant biological/ecological values, listed
species habitat, connectivity, and restoration potential.
This parcel offers access from 64th Ave NE west of Everglades Blvd – a paved public road. This
property could accommodate seasonal outdoor recreation, particularly due to the proximity to the
Panther Walk Preserve.
The parcel is part of the greater Horsepen Strand flow way and contains 100% wetlands. This
parcel is home to many wetland dependent species of flora and fauna including Florida panthers
that have been documented within the strand.
This parcel, when joined with many others, can protect the flow of both wildlife and water through
the Horsepen Strand.
Zoning, Growth Management and Land Use Overlays: The Panther Walk and Horsepen
Strand project parcels are entirely within the Northern Golden Gate Estates. The zoning
classification for all the parcels is Estates (E), a rural residential classification. There are no
additional land use overlays applicable.
Selected for the “A” category, #1
priority, on the Active Acquisition
List (AAL) by CCLAAC
Selected for the “A”
category, #1 priority, on
AAL by BCC
Purchase offer
made to owner
Purchase offer
accepted
3/6/2024 6/25/2024 3/6/2026 3/6/2026
2
Projected Management Activities: No hydrologic changes are necessary to maintain wetland
characteristics on the project site. Projected management activities include the removal of invasive
plants, the development of a Land Management Plan, and continued development of public access
to selected portions of the preserve.
Estimated Management Costs:
Management
Element 2026 2027 2028 2029
2030
Exotics $820 $550 $550 $550 $410
Signage $200
Total $1,020 $550 $550 $550 $410
SEE PAGES 3 AND 4 FOR AERIAL MAPS OF THE PARCEL.
3
4
APPRAISAL REPORT
FOR
THE CONSERVATION COLLIER
PROGRAM AND THE COLLIER
COUNTY BOARD OF COUNTY
COMMISSIONERS
SUBJECT PROPERTY:
PANTHER WALK PRESERVE
NAPLES, FL 34120
AT THE REQUEST OF:
ROOSEVELT LEONARD
REVIEW APPRAISER II
OPERATIONS & PERFORMANCE
MANAGEMENT
COLLIER COUNTY FACILITIES
MANAGEMENT/REAL PROPERTY
2685 HORSESHOE DRIVE S., STE. 103
NAPLES, FL 34104
ASSIGNMENT NO.:
7341-TS
APPRAISAL EFFECTIVE DATE:
FEBRUARY 1, 2026
DATE OF REPORT:
FEBRUARY 22, 2026
7341 Report Table of Contents
Carroll & Carroll
Table of Contents
SUMMARY OF IMPORTANT DATA AND CONCLUSIONS ......................................................... 1
CERTIFICATION ..................................................................................................................................... 3
SCOPE OF WORK ................................................................................................................................... 5
ESTATE APPRAISED .............................................................................................................................. 6
DEFINITION OF MARKET VALUE ..................................................................................................... 7
ASSUMED EXPOSURE TIME ................................................................................................................ 7
AREA INFORMATION .......................................................................................................................... 8
MARKET AREA ..................................................................................................................................... 17
PROPERTY INFORMATION ............................................................................................................... 29
SITE DESCRIPTION – PANTHER WALK PRESERVE ................................................................ 32
ENVIRONMENTAL CONTAMINATION .................................................................................... 33
NATURAL RESOURCE CONCERNS ............................................................................................ 34
FUTURE LAND USE ......................................................................................................................... 37
ZONING .............................................................................................................................................. 39
HIGHEST AND BEST USE ................................................................................................................... 41
CONSIDERATION OF APPROACHES ............................................................................................. 42
SALES COMPARISON APPROACH ................................................................................................. 43
PANTHER WALK (1.14-2.73 ACRES) ................................................................................................ 44
LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES ............................. 45
LAND SALES ADJUSTMENT GRID – UP TO 25% WETLANDS.............................................. 46
LAND SALES ADJUSTMENT GRID – 26-50% WETLANDS ..................................................... 47
LAND SALES ADJUSTMENT GRID – 51-75% WETLANDS ..................................................... 48
LAND SALES ADJUSTMENT GRID – 76-100% WETLANDS ................................................... 49
FINAL ESTIMATE OF VALUE - PANTHER WALK (1.14-2.73 ACRES) .............................. 56
PANTHER WALK (2.74-7.86 ACRES) ................................................................................................ 57
LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES ............................. 58
LAND SALES ADJUSTMENT GRID – UP TO 25% WETLANDS.............................................. 59
LAND SALES ADJUSTMENT GRID – 26-50% WETLANDS ..................................................... 60
LAND SALES ADJUSTMENT GRID – 51-75% WETLANDS ..................................................... 61
LAND SALES ADJUSTMENT GRID – 76-100% WETLANDS ................................................... 62
FINAL ESTIMATE OF VALUE - PANTHER WALK (2.74-7.86 ACRES) .................................. 69
ADDENDA ............................................................................................................................................. 70
7341 Report Summary of Important Data & Conclusions
Carroll & Carroll 1
SUMMARY OF IMPORTANT DATA AND CONCLUSIONS
This information is summarized only for convenience. The value given is the final, rounded
conclusion of the appraisal. To use this summary without first reading the appraisal report
could be misleading.
PROPERTY INFORMATION
Property Identification
Panther Walk Preserve Market Area
Naples, FL 34120
Property Description
Panther Walk Preserve consists of 251 parcels or a total of
524.6 acres located within Golden Gate Estates, Units 42, 44,
and 47 in Naples, Florida.
Property Type Vacant Land
Owner of Record Full List Copied into the Addendum
Property ID # Full List Copied into the Addendum
CLIENT INFO & VALUE CONCLUSIONS
Client Collier County Facilities Management Department
Intended Use
To assist the Conservation Collier Program and the Collier
County Board of County Commissioners.
Intended Users
Conservation Collier Program and the Collier County
Board of County Commissioners.
Appraisal Effective Date February 1, 2026
Date of Report February 22, 2026
Date of Inspection N/A
Purpose of Appraisal
Estimate the market value on a price per acre basis within
the Panther Walk Preserve for the various tiers for parcels
ranging in size from 1.14 acres-2.73 acres, 2.74 acres-4.00
acres, and 4.01 acres-7.86 acres.
Tiers
I. Up to 25% Wetlands
II. 26-50% Wetlands
III. 51-75% Wetlands
IV. 76-100% Wetlands
Estate Appraised Fee Simple
Interest Appraised 100%
Estimated Market Values
1.14-2.73 Acres
I Up to 25% Wetlands $78,000 per acre
II 26-50% Wetlands $48,000 per acre
III 51-75% Wetlands $36,000 per acre
IV 76-100% Wetlands $28,000 per acre
7341 Report Summary of Important Data & Conclusions
Carroll & Carroll 2
2.74-4.00 Acres
I Up to 25% Wetlands $55,000 per acre
II 26-50% Wetlands $46,000 per acre
III 51-75% Wetlands $36,000 per acre
IV 76-100% Wetlands $26,000 per acre
4.01-7.86 Acres
I Up to 25% Wetlands $55,000 per acre
II 26-50% Wetlands $46,000 per acre
III 51-75% Wetlands $36,000 per acre
IV 76-100% Wetlands $26,000 per acre
GENERAL INFO
Appraiser
Timothy W. Sunyog, MAI
State-Certified General Appraiser RZ 3288
Scope of Work All applicable approaches to value were developed.
EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS
None
HYPOTHETICAL CONDITIONS
None
7341 Report Certification
Carroll & Carroll 3
CERTIFICATION
I CERTIFY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF:
I did not physically inspect the Panther Walk Preserve parcels or comparable sales, but I
relied on aerial photography for my analysis.
The statements of fact contained in this report are true and correct.
The reported analyses, opinions and conclusions are limited only by the reported
assumptions and limiting conditions and our 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
and no personal interest with respect to the parties involved.
I previously appraised the property February 1, 2025, July 12, 2024, and September 1,
2023 for the Collier County Facilities Management Department. I have had no other
relationship to the client or the property within the three years prior to accepting this
assignment.
I have no bias with respect to the property that is the subject of this report or the parties
involved with this assignment.
My engagement in this assignment was not contingent upon developing or reporting
predetermined results.
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.
My analyses, opinions and conclusions were developed, and this report was prepared,
in conformity with the Uniform Standards of Professional Appraisal Practice. I am also
subject to the Code of Ethics and Standards of Professional Practice of the Appraisal
Institute, which includes provisions for peer review.
The use of this report is subject to the requirements of the State of Florida relating to
review by the Florida Real Estate Appraisal Board and to the requirements of the
Appraisal Institute relating to review by its duly authorized representatives.
7341 Report Certification
Carroll & Carroll 4
No one other than the undersigned prepared the analyses, opinions and conclusions
concerning real estate that are set forth in this report.
As of the date of this report, I have completed the requirements of the continuing
education program of the State of Florida, and for Designated Members of the
Appraisal Institute.
CARROLL & CARROLL
Timothy W. Sunyog, MAI
Cert Gen RZ3288
7341 Report Scope of Work
Carroll & Carroll 5
SCOPE OF WORK
All applicable approaches to value were developed and the value conclusion reflects all
known information about the subject property, market conditions, and available data.
The scope of work was:
• I did not physically inspect the Panther Walk Preserve parcels or the comparable sales,
but I relied on aerial photography.
• Reviewed aerial photographs, land use plans, the Land Development Code, the
Conservation Collier Initial Criteria Screening Report, and other documentation.
• Reviewed how the properties relate to their neighborhood and to the broader market
area in development of an opinion of highest and best use.
• Researched vacant land comparable sales, listings, and pending sales.
• Developed the sales comparison approach.
• Estimated the market value on a price per acres basis within Panther Preserve for the
various tiers for parcels ranging in size from 1.14 acres-2.73 acres, 2.74 acres-4.00 acres,
and 4.01 acres-7.86 acres.
Tiers
I. Up to 25% Wetlands
II. 26-50% Wetlands
III. 51-75% Wetlands
IV. 76-100% Wetlands
• Prepared an appraisal report summarizing the appraisal assignment, the property
appraised, the application of the appraisal methodology, and the logical support for the
value conclusions.
Sources of market data included local and regional MLS systems, CoStar, LoopNet, public
records, and interviews with real estate brokers.
7341 Report Estate Appraised
Carroll & Carroll 6
ESTATE APPRAISED
The estate appraised is the Fee Simple Absolute. For appraisal purposes Fee Simple
Absolute is synonymous with Fee Simple.
The Dictionary of Real Estate Appraisal, Seventh Edition, published 2022 by the Appraisal
Institute, defines Fee Simple Estate as:
Absolute ownership unencumbered by any other interest or estate, subject only to the limitations
imposed by the governmental powers of taxation, eminent domain, police power, and escheat.
We consider easements, but only to the extent that they are known to us. Appraisal of the
fee simple means that an improved property is vacant and available to be put to its highest
and best use.
7341 Report Definition of Market Value
Carroll & Carroll 7
DEFINITION OF MARKET VALUE
In United States tax law, the definition of Fair Market Value is found in the United States
Supreme Court decision in the Cartwright case:
The fair market value is the price at which the property would change hands between a
willing buyer and a willing seller, neither being under any compulsion to buy or to sell
and both having reasonable knowledge of relevant facts.
United States v. Cartwright, 411 U. S. 546, 93 S. Ct. 1713, 1716-17, 36 L. Ed. 2d 528, 73-1 U.S.
Tax Case. (CCH) ¶ 12,926 (1973) (quoting from U.S. Treasury regulations relating to Federal
estate taxes, at 26 C.F.R. sec. 20.2031-1(b)).
ASSUMED EXPOSURE TIME
The reasonable exposure time is assumed to have already occurred as of the appraisal
effective date. The assumed reasonable exposure time was between 6 and 9 months.
7341 Report Area Analysis
Carroll & Carroll 8
AREA INFORMATION
COLLIER COUNTY ANALYSIS
An analysis of geography, transportation, population, employment, income, and education
for Collier County is performed using data provided by Site to Do Business, Florida Office
of Economic & Demographic, United States Department of Labor, all recognized source(s).
GEOGRAPHY
Collier County is the most southerly county on Florida's west coast offering mainland
coastal development. Collier County is west of Ft. Lauderdale and south of Tampa. With
2,025 square miles of land area, it is the largest county in Florida. About 63% of the land
area is in public ownership, is set aside for environmental preservation, or is scheduled for
public land acquisition.
The region enjoys a climate that is classified as subtropical. Summers are relatively mild,
and winters are usually frost free. A hard freeze is a rarity. The climate, especially in winter,
is one that attracts and is enjoyable to most people.
The geography of the area runs generally northwest and southeast as indicated by the trend
of the coastline. Beaches extend from the northern county line south to Cape Romano and
then, as the coastline trends further to the southeast, beaches give over to mangrove islands
and swamps. Moving northeastward from the beaches, elevations increase very slowly.
Most of the county is less than 15 feet above mean sea level. Although changes in elevation
7341 Report Area Analysis
Carroll & Carroll 9
are gradual, they are well defined by variations in vegetation. Much of the county is, or was
once, wetland. The once plentiful marine resources are largely depleted, but still provide
good sport fishing.
Population centers include the coastal communities of Naples, Marco Island and
Everglades/Chokoloskee. Immokalee, the single large interior community, is in north
Collier County and is the agricultural center of the region.
POPULATION
“The social forces studied by appraisers primarily relate to population characteristics. The
demographic composition of the population reveals the potential demand for real estate,
which makes the proper analysis and interpretation of demographic trends important in an
appraiser’s analysis.” The total population, it's composition by age and gender, and the rate
of household formation and dissolution strongly influence real property values. (The
Appraisal of Real Estate 14th Edition)
Collier County’s population has continued to increase year after year. The population has
increased 0.10% as of 2024 from 2022. The population is expected to increase in the coming
years
Collier County is a popular retirement destination. As of 2023, 58.50% of the County’s
residents are over the age of 45. The 2027 forecasts depict a community with 56.5% of the
population 45 years of age or older.
7341 Report Area Analysis
Carroll & Carroll 10
EMPLOYMENT
Collier County is a largely service based economy with 32.2% of the employees in the
leisure, hospitality, education, and health service industries and 20.3% in professional,
business, financial and other services. Trade, transportation, & utilities along with
government jobs account for 10.4% of the County’s employees. Industries such as natural
resources/mining, construction, and manufacturing make up only 17.9% of the market.
7341 Report Area Analysis
Carroll & Carroll 11
The unemployment rate in Collier County exceeded the state average by a slight margin in the
2022 but was similar in 2023 and 2024.
7341 Report Area Analysis
Carroll & Carroll 12
INCOME
Collier County’s per capita income and median household income levels are higher than
state statistics. The most substantial difference between Collier County and the state is the
large percentage difference in household incomes above $100,000 where Collier County
exceeds the state by over 9.2 percentage points. Collier County's percentage household
incomes ranging from $25,000 to $74,999 is slightly lower than the percentage of household
incomes in the state by 3.6 percentage points.. Income levels vary greatly within different
areas of Collier County, and so will be discussed in greater detail in the Market Area
descriptions.
TRANSPORTATION
The transportation system reflects local geography, population densities and the primary
motivators of tourism, service industry employment, the construction industry, agriculture,
and leisure activities.
ROADS
The earliest roads were coastal, extending from north to south in the early twentieth century
with the first settlers. Principal among these is US-41, commonly referred to as the Tamiami
Trail because it was built to connect Tampa and Miami. Where it passes through the coastal
community US-41 is a four or six lane divided highway with landscaped medians, curb and
gutter, streetlights and often with concrete sidewalks. The Trail is the principal coastal
arterial and one that defines several important boundaries. Often there is a noticeable land
value difference east and west of US-41 because the affluent coastal population prefers to
shop and trade close to home. As the highway turns southeast from downtown Naples
toward Miami the Trail defines the boundary of the coastal management zone which affects
development densities and storm evacuation requirements. The eastern segment of US -41
is a designated national scenic highway popular with tourists, especially during the winter
season as they seek adventure in the Everglades.
A system of asphalt surfaced arterials, major collectors, minor collectors, and neighborhood
streets extend into the urban area east and west from US-41. North-south arterials and
major collectors are established about one mile apart. From west to east, these include
Goodlette-Frank Road, Airport-Pulling Road, Livingston Road, Santa Barbara Boulevard
and Collier Boulevard. The east-west grid is spaced about two miles apart; from north to
south being Immokalee Road (CR-864), Vanderbilt Beach Road (CR-862), Pine Ridge Road
(CR-896), Golden Gate Parkway (CR-886), Radio Road (CR-856), Davis Boulevard (SR-84),
and Rattlesnake Hammock Road (CR-864). Within the urban area all of these are at least 4
lane divided highways.
East of Collier Boulevard the road system reflects the economies of scale of Golden Gate
Estates subdivision (the Estates) where 102 square miles of rural subdivision is supported
by a grid system of paved and unpaved 2 lane streets, with 2 and 4 lane asphalt surfaced
7341 Report Area Analysis
Carroll & Carroll 13
major collectors. Golden Gate Boulevard, a 4-lane divided road for five of its eleven miles
east of CR-951, is the principal east-west collector. Everglades Boulevard (2 lane and
asphalt surfaced) is the north-south major collector extending south from Immokalee Road
14 miles to the grade separation at I-75 where it continues into the Picayune Strand State
Forest. Most of the neighborhood streets in Golden Gate Estates are asphalt. Collier
County is planning to extend east-west collectors through the Estates along the alignment of
Vanderbilt Beach Road and somewhere south of Golden Gate Boulevard. A north-south
connection is also planned from the eastern terminus of White Boulevard (Pine Ridge Road)
north to Golden Gate Boulevard.
Interstate highway 75 (I-75) was extended from north to south through Collier County in
the mid-1980s along a flood-proof route about five miles inland. Directly east of the City of
Naples I-75 joins the original alignment of State Road 84 (Alligator Alley) connecting with
Florida's east coast at Ft. Lauderdale. The coastal community I-75 interchanges are spaced
three to four miles apart at Immokalee Road (CR-864), Pine Ridge Road (CR-896), Golden
Gate Parkway (CR-886), and at Collier Boulevard/Davis Boulevard (CR-951/SR-84). Twenty-
one miles east of the coastal community is an interchange at State Road 29; the last
interchange in Collier County. Collier County and the FDOT continue to study the
feasibility of an interchange at Everglades Boulevard.
The advent of I-75 signaled a change in the relationship of Collier County to the rest of
Florida and the United States. While US-41 was the only north-south arterial, Collier
County was dominated by the conservative mid-western influences of seasonal residents
and somewhat isolated from the larger urban areas of Florida. After the late 1980s, road
access to Collier was made much more convenient to the northeast via connections with I -4
and I-95. This had the effect of broadening Collier’s market exposure and it stimulated
growth. The extension of I-75 south into Dade County promoted better access for European
tourists and made Collier County transient lodging attractive for east coast weekenders.
Strategic connections exist where Collier Boulevard and CR-92 extend south and west from
US-41 providing access to the City of Marco Island from the greater Naples area and from
Florida's east coast, respectively. State Road 29 connects the southwest Florida agricultural
center of Immokalee with points north, with the Naples coastal community via CR-846,
with the Ft. Myers coastal community via SR-82, and with US-41 at Everglades City which
is the western gateway to Everglades National Park and the 10,000 Islands region of
Collier's southwest coast.
The road transportation system is well planned, well maintained, and operating at
acceptable capacity. Ambitious road construction projects undertaken in anticipation of
growth projections and funded by impact fees have caught up with development. The road
system reflects Collier's position at the southerly limit of development on Florida's west
coast.
7341 Report Area Analysis
Carroll & Carroll 14
MASS TRANSIT
Collier Area Transit (CAT), operated by Collier County Alternative Transportation Modes
Department, provides inexpensive alternative transportation throughout the county linking
major employment centers of Naples with Marco Island and Immokalee. There are several
circulation routes with stops at the County government complex, hospitals, and major
shopping establishments. The system accommodates bicycle transport and personal items.
The same County department administers the Collier Area Para Transit system which
provides subsidized transportation services for the disabled and economically
disadvantaged.
This is a successful and growing system that connects people with jobs, essential services,
and shopping while reducing transportation costs and road congestion.
AIRPORTS
Collier County is supported by a system of five public airports. Southwest Florida
International Airport (RSW) is located in Lee County 25 miles north of Naples; a 45-minute
drive via I-75 from the Collier center of population. This facility serves the five county
southwest Florida regions offering domestic and international air carrier service. It is
modern, convenient, and has planned expansion to keep up with regional growth.
Naples Municipal Airport (APF) owned by the City of Naples and operated by the
independently constituted Naples Airport Authority which derives its revenue principally
from fuel sales. This small airport (about 1 sq. mi.) is located one mile east of downtown
Naples. It serves the coastal community and is especially convenient to affluent residents
who own private aircraft, to the corporate convention business of the large beachfront
hotels, and to essential services like mosquito control, Emergency Medical Services (EMS),
the Sheriff’s office, and private air ambulance services. The two paved runways (5/23 @
5,290’ and 14/32 @ 5,000’) will support jets including the G4 and Challenger series. Naples
airport is tower controlled and fully certified for commercial operations and is home to
several aircraft charter services and flight training schools. In 2005, Naples Municipal
Airport accommodated 163,434 aircraft operations, a record high. Annual operations
decreased by nearly 50% from 2005 to 2011. The total operations for 2024 were 123,171,
which is a 3.44% increase from the previous year. Due to its downtown location, Naples
airport has restricted operations of the noisiest jet aircraft and is at the leading edge of noise
abatement measures.
The Collier County Airport Authority owns and operates airports at Marco Island, in
Everglades City, and at Immokalee. These are primarily funded through fuel sales and
hangar leases. Marco Island Airport (MKY) is a very small (64.47 acres) general aviation
facility on the mainland four miles northeast of Marco Island. The single paved runway
(17/35 @ 5,000') will support light jet traffic. Hanger and ramp space is very limited. Fuel is
7341 Report Area Analysis
Carroll & Carroll 15
available. This airport is convenient to Marco Island residents and to the corporate
convention business of the Island hotels. Immokalee Regional Airport (IMM) is one mile
east of Immokalee and 35 miles by road northeast of Naples. This 2 square mile airport has
two paved 5,000-foot runways (18/36 and 09/27) a third diagonal runway is now used as a
weekend drag racing strip. The airport is in the Florida Rural Enterprise Zone and a HUB
Empowerment Zone. A 60-acre zone in and around the airport is a designated Foreign
Trade Zone. To date, the economic potential of this airport is largely unrealized. However,
the field is active as a training destination for coastal-based flight schools, it hosts aerial
firefighting and crop-dusting operations, and it bases numerous private aircraft. The
Everglades Airpark (X01) is a light duty general aviation facility of 29.14 acres that is within
walking distance of downtown Everglades City. The single paved strip (15/33 @ 2,400')
supports itinerant coastal traffic and half a dozen-based aircraft. Fuel, a comfortable pilot
center and bicycles are available.
The aviation community is well supported. The greater Naples area is the beneficiary of the
winter season influx of corporate executives and affluent individuals who can afford luxury
private jet travel.
MARINE TRANSPORTATION
There is no deep-water port and no commercial marine activity other than that associated
with commercial fishing, charter sport fishing, and the marine towing services that support
the pleasure boat industry. The controlling depth to the municipal dock in Naples Bay is six
feet at mean low water. The US Coast Guard maintains a dredged and well-marked
intracoastal waterway from the head of Naples Bay to Coon Key southeast of Marco Island.
Local geography requires vessels northbound from Naples to transit 30 miles of the Gulf of
Mexico before returning to the sheltered intracoastal system at Sanibel Island. According to
the Marine Industries Association of Collier County, as of early 2018 there were 57,685
registered vessels in Southwest Florida. In 2022, Florida registered over 1 million
recreational boats. Seasonally, excursions from Marco Island to Key West and from Ft.
Myers Beach to Key West are scheduled daily.
EDUCATION
The Collier County School District provides public education to about 47,000 students
encompassing grades K-12 and employs almost 7,000 people of which 3,200 are teachers.
The district has 51 public schools consisting of 31 elementary, 10 middle, 8 high schools, one
K-12 (Everglades City School), and 1 virtual school. There are also 12 alternative school
programs and two technical colleges, Lorenzo Walker Technical College, and Immokalee
Technical College, which offer short term and long-term training to adults and high school
students.
Between 2015 and 2020, the school district had an overall population growth of more than
6,000 students but recently student population growth has leveled off and slightly
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decreased. The student population is a diverse culture. 55% of students live in homes where
English is not the first language. Students come from 76 different countries of origin and
speak 104 different languages.
Collier County School District continues to receive an “A” grade by the State of Florida
Department of Education. The district and all schools are accredited by the Southern
Association of Colleges and Schools Council. Collier County is the leader in Florida in
educational technology. It is also a leader in advanced educational programs, offering dual
enrollment and Advance Placement courses, Cambridge Advanced International Certificate
of Education and Laureate diplomas. Career training is available through 32 career
academies.
In addition to the public-school system, there are numerous private schools throughout the
county. Approximately, 16% of all K-12 students in Collier County are educated in private
schools.
Collier County is also home to several colleges and accredited universities. Three colleges
have campuses in Collier County: Ave Maria University, Keiser University and Florida
Southwestern State College (formerly Edison Community College). Ave Maria University is
a private catholic university that offers both undergraduate and graduate programs
including a law school has around 1,245 students. Keiser University is a private university
that offers both undergraduate and graduate programs to over 17,990 students throughout
20 campuses in Florida and an online learning program. Florida Southwestern State College
with campuses in Naples, Punta Gorda, and Ft. Myers, offers both two-year and four-year
degree programs for 14,714 students. Formerly located in Naples, now in Fort Myers,
Hodges University is a private four-year college that offers bachelor’s and master’s degrees
in 20 disciplines for around 1,676 students. Nearby Florida Gulf Coast University (located
in southern Lee County) is one of the state's fastest growing institutions and home to over
16,500 students.
CONCLUSION
At the southerly limit of urban development on Florida's west coast, Collier County offers
the climate, natural resources, and sporting opportunities to support a superb retirement
community. The quality of infrastructure, schools, and social services is what one would
expect of such an area. We are experiencing a surge in new development projected to take
us through the next several years. In the long term, the attractions of the climate and
location, and the stability of fixed-account affluence promise continuing prosperity
although probably without the strong emphasis on new development.
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MARKET AREA
Market Area is defined as:
“The geographic region from which a majority of demand comes and in which the
majority of competition is located.” (The Dictionary of Real Estate Appraisal 7th Edition)
“A market area is defined in terms of the market for a specific category of real estate
and thus is the area in which alternative, similar properties effectively compete with the
subject property in the minds of probable, potential purchasers and users.” (The
Appraisal of Real Estate 15th Edition)
A market area includes those surrounding land uses which impact the value of a property
and it can encompass one or more neighborhoods or districts. An appraiser focuses on the
market area in analyzing subject property value influences.
BOUNDARIES
The subject property is located within the Golden Gate area of Collier County. For
appraisal purposes, the Golden Gate or market area boundaries are shown below:
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Introduction
The portion of Golden Gate within this market area is approximately 157 square miles in
size. Three separate land uses are worth noting. Golden Gate City, which is not
incorporated, is a 4-square mile development of high residential density consisting of both
single-family and multifamily units. Commercial services for this market area are
centralized here. The rural estates consist of approximately 116 square miles and is zoned
for estate living. This low-density development serves a rural lifestyle desired by many in
the area. A third area, Orange Blossom PUD located on Immokalee Road, is a 4-square mile
residential subdivision with commercial support near the Immokalee Road and Randall
Boulevard intersection. It is approximately 80% developed with primarily single-family
units. Collier County Fairgrounds, a high school, middle school, and elementary school are
located here.
Demographics for Golden Gate City and rural estates will be discussed separately, where
appropriate, Data for Orange Blossom PUD will be included in the rural estate’s
demographics.
Environmental Influences
This area is desired because of mild winter weather and rural lifestyle. Even though it is
inland from the coast there is still easy access to miles of beaches. The Naples area is one of
the very few in Florida that offers adequate public access to a mainland beach. The
subtropical weather allows for year-round recreational opportunities. Boating, swimming,
riding ATVs, and camping are popular activities. Bicycling, walking and jogging are
supported by an extensive network of connected biking and walking paths. Multiple tennis
and pickle ball courts are available, as well as fitness centers.
Golden Gate is known for its clean environment and healthy lifestyle. Residents are drawn
to the rural estates because of wooded lots, native vegetation and abundance of wildlife.
Agriculture uses are permitted; therefore, equestrian activities are common throughout the
estates. Golden Gate City is an urban area served by county parks and a biking/walking
path network.
Governmental Influences
This market area, including Golden Gate City, is governed by Collier County Board of
County Commissioners which serves as chief legislative body and five constitutional
officers: sheriff, clerk of courts, tax collector, supervisor of elections, and property appraiser.
County government is managed by a strong county manager structure. Collier County
provides services which range from average to high quality. However, Collier County is
known for being a difficult county for building and development. The tax burden in
Collier County is lower than the national average.
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County government has zoning, and comprehensive plan ordinances designed to protect
the character and values of property; to protect and enhance economic development; and to
maintain and enhance the attractive nature of the area.
Public services include fire protection, solid waste disposal, potable water, sanitary sewer
service and storm water drainage. In some areas of Golden Gate Estates where sanitary
sewer is not available, septic systems are permitted. Public/private companies proved
adequate services for electricity, cable, and internet. Community support facilities such as
schools, parks, churches, shopping, and places of employment are all located within this
market area.
Collier County Sheriff Department provides a full range of services for Collier County.
According to the 2022 statistics listed by the Collier County Sheriff’s Office, Collier County
has one of the lowest crime rates in Florida. The county averages are representative of
conditions in the Golden Gate area.
This market area is served by several arterial roadways. All are six-lane divided highways
with landscaped medians. Improvements include street lighting and concrete curb and
gutter. North-south arterial roadways include Santa Barbara Boulevard which connects
Rattlesnake Hammock Road to Immokalee Road and Collier Boulevard (SR-951) which is a
major arterial linking Marco Island in south Collier County with Immokalee Road near the
north county line. Development along Collier Boulevard is a mixture of single/multi-family
residential, office, light industrial, institutional, and retail.
The Collier Boulevard thoroughfare anchors a grid of arterial roads spaced about 2 miles
apart, that serve the greater Naples coastal community which lies to the west and has direct
access to I-75.
East-west arterials include Golden Gate Parkway, Pine Ridge Road, and Immokalee Road.
Each one provides direct access to Interstate I-75. Development along Pine Ridge Road is
mainly developed with single family homes and institutional uses. Golden Gate Parkway
and Immokalee Roads have a mixture of single/multi-family residential, office, industrial,
institutional, and retail uses. Another east-west arterial is Vanderbilt Beach Road which is a
direct connection between the Golden Gate area and the Naples beaches. Construction has
begun on the Vanderbilt Beach Road Extension, which will be extended to Wilson
Boulevard.
Interstate I-75, which connects Collier County to both North Florida and Florida’s east coast,
serves this entire market area and access is provided by three interchanges.
The arterial road system is laid out in a grid pattern that provides adequate traffic flow to
all areas of the county. Commercial development exists at every major intersection; but the
intersections are designed with proper turns lanes and signaling to provide for adequate
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traffic movement. The road network easily handles traffic demand in the off-season, May
through December. Traffic more than doubles in January, February, March and April
because of seasonal residents and tourists. Even with exceptionally heavy traffic, the road
network usually handles peak traffic demand without major delays.
The rural estates are served by a grid of residential streets and collector roads. The
residential streets, which are two-lane roads with open swales, are located every quarter
mile. Most these roads are paved; however, some residential streets located along the
eastern edge of this market area have yet to be improved. The residential streets feed into
collector roads, which connect to the major arterial highway system. The collector roads
include Santa Barbara Boulevard, Golden Gate Boulevard, Wilson Boulevard, Everglades
Boulevard, Randall Boulevard and Oil Well Road. They are four to six-lanes in the more
populated areas, transitioning to two-lanes in the eastern section of this market area.
Public transportation is provided by a county transit bus service.
Naples Municipal Airport is located outside the market area but is easily accessed by any
resident of the area. The airport is City owned but operated by the independent Naples
Airport Authority. It serves private and commercial aviation, as well as aviation related
activities. It supports government services, such as, Mosquito Control District and Collier
County Sheriff’s aviation unit.
Located within the market area is the Paradise Sports Complex developed by Collier
County. The 60+ acre site is designed with 19 fields to accommodate football, soccer, field
hockey, lacrosse, baseball, and others. There is a 13-acre lake with a beachfront, food-truck
area, a market space, a large lawn, a championship stadium with seating capacity for 3,500
and an indoor fieldhouse. The total budget for the project was approximately $80 million
dollars. Adjacent to the Paradise Sports Complex will be the proposed Great Wolf Lodge
South Florida which is projected to be completed in the spring/summer of 2024. The hotel is
situated on 20 acres and will feature 500 family-friendly suites and an expansive 100,000-
square-foot indoor water park.
Social Influences
Golden Gate City is a diverse community of entry level housing. Residents like the small
town feel and consider it a safe place to raise a family. Residential is approximately 95%
built out. Rural estates are attractive for their quiet country living while being in close
proximity to all that the coastal community has to offer. Build out varies in the rural estates
from 95% in the western portion of the market area to 40% or less in the southeastern
location. Per US Census Bureau forecasts, the 2022 population is 78,769 with a projected
growth to 81,893 (0.78% annual growth) by 2027. This area experiences a lower seasonal
population increase during the winter months than other areas of Collier County.
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The median age is 36.7 with 73.7% of the population being 54 and younger. The median
household income is $83,679. 25.6% have a bachelor’s or professional degree and 24.7%
have some college education. There is an average degree of community involvement
through civic organizations, neighborhood groups, social service organizations and political
committees.
The Naples cost of living is 11.9% higher than the average cost of living in the United States.
Conversely, Florida has a cost of living that is 1% higher than the US average. Of the 25
locations included in the Economic Policy Institute's dataset for Florida, Naples-Marco
Island is the 21st most expensive. In Naples, housing is the category with the highest index
(21% above national average), while taxes are the category with the lowest index (15%
below national average). (Ref. Careertrends.com; cost of living analysis). Golden Gate has
some of the highest density of affordable housing units in Collier County, but because of the
high cost of living, home values can still be out of reach for many moving into Collier
County.
One of the main driving forces impacting growth in this area is the quality of schools. This
market area has 15 public schools: two high schools, three middle schools, nine elementary
schools, and three Charter schools. In addition to the public school system, there are three,
faith-based private schools.
Economic Influences
The population increased 20.07% over the last 12 years or 1,097 people per year. The
population is forecasted to increase an additional 3.97% over the next five years for an
average of 625 people per year. This trend is consistent with the past twenty years and
should continue into the near future as buildout continues along the eastern edge of this
market area. The residential population is dominated by working class and young
professional residents. Comparatively, incomes within this market area are less than the
county average.
Development trends:
Residential
This market area provides a large range in home values from entry level housing to million-
dollar estates and is the greatest source of vacant residential lots in the county. Values in
Golden Gate City should remain consistent subject only to general market trends. Values in
the eastern rural estates will increase as buildout in the units closest to the coast continues.
The average home value in the market area is $384,105 which is considerably lower than the
County’s average home value of $567,449. The total number of households in the market
area is 27,440, of which, 69.9% are owner occupied, 22.8% renter occupied and 7.3% vacant.
Vacancy includes seasonal rentals.
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Commercial
Commercial development can be categorized into four different groups. Primary
commercial is in Golden Gate City. Second group is newer construction at the arterial road
intersections. Third is neighborhood commercial within the rural estates. Fourth is the
industrial commerce park near Collier Boulevard and the I-75 interchange.
Golden Gate City is the commercial center serving this market area. Santa Barbara
Boulevard, north of Golden Gate Parkway, has a mixture of multi-family residential and
commercial along the east side of the road. Commercial consists of older single story, single
user buildings and 4 to 8 unit retail plazas. Businesses include daycare/ preschools,
neighborhood food mart and gas stations, construction company offices, barber shops and
beauty salons and small restaurants. Golden Gate Parkway has a mixture of multi-family
and commercial development along both sides of the roadway. Newer commercial consists
of CVS and Walgreens, carwashes, bank branches and national fast food restaurants. There
are three older shopping centers, anchored by Winn Dixie and by Ace Hardware. Single
story commercial structures and strip centers house neighborhood businesses such as
barber shops and beauty salons, florists and jewelers; veterinary services and family
medical clinics; and small locally-run restaurants and food marts. Several businesses
consist of automotive support such as gas stations, oil chance and car washes. Professional
services are primarily located in executive suites located near Santa Barbara Boulevard.
The Quality Inn Hotel & Golf Course located at the southwest corner of Golden Gate
Parkway and Collier Boulevard was purchased by Collier County in 2019. A lease
agreement was signed with BigShots Golf in May 2021 who planned to redevelop the 165
acres with a 12-hole public golf course and a BigShots entertainment facility. The project
has still not yet broke ground.
Commercial frontage along the west side of Collier Boulevard south of Green Boulevard is
very similar to commercial along Golden Gate Parkway in building size, age and use. The
exception is that there is a greater density of national food chains. The second-tier
commercial properties, without major road frontage, are developed with single story
warehouse-type structures housing service-oriented businesses.
Newer commercial development is located along Collier Boulevard where it intersects Pine
Ridge Road and Vanderbilt Beach Road. Each intersection has a shopping center anchored
by either a Publix or Winn-Dixie supermarket. Out parcel development includes bank
branches and gas station/convenience stores and national pharmacies.
Commercial development in the rural estates is limited because residents have orchestrated
an ongoing effort to prohibit commercial development in the residential areas. The only
neighborhood commercial locations are at the intersection of Wilson Boulevard and Golden
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Gate Boulevard, Everglades Boulevard and Golden Gate Boulevard, and at Randall
Boulevard and Immokalee Road.
The Randall Boulevard and Immokalee Road intersection is where the majority of
commercial development is occurring. There is a Publix anchored shopping center on the
east side of the road. Located along the western curve of Immokalee Road is approximately
50 acres that is current being developed and will be known as Randall at Orangetree. Upon
completion, the development will include a 400-unit apartment complex and about 350,000
square feet of commercial space.
Industrial
Industrial/commercial developments are in the northeast quadrant of I-75 and Collier
Boulevard interchange. White Lake Industrial Corp Park is one of Collier County’s three
primary industrial parks. The White Lake Industrial Park contains 144.4 acres and is
approved for 7.80 acres of commercial and 77 acres of industrial. White Lake consists of
newer, good quality flex and warehouse properties and it is home to some of the largest
manufacturing facilities within the county. It is approximately 85-90% built-out.
City Gate Commerce Center contains 288 acres zoned for 2,950,000 S.F. of commercial, light
industry, office, warehouse and distribution. The site has over 3,000 feet of frontage on
Collier Boulevard where a gas station, a 102 room Spring Hill Marriott Hotel and a 100
room Fairfield Inn Marriott have been constructed. The Paradise Sports Complex was also
recently completed. A developer (Uline) recently completed the development of a 936,950-
square-foot Distribution Center on approximately 102.68 acres of land within City Gate.
There is also an Amazon Distribution Center near the corner of Davis and Collier Blvd.
Medical
None of Collier County’s major medical facilities are located within this market area. The
only major medical center/hospital servicing this area is the Physicians Regional Medical
Center located along Pine Ridge Road, just east of Interstate 75. This is a 201-bed facility
and is one of the county's four major medical centers. The hospital offers a 24-hour
emergency department that provides a full range of traditional emergency services. An
additional NCH emergency room facility was completed at the northeast corner of Collier
Boulevard and Immokalee Road. This is a two-story 19 room, state of the art emergency
room with additional medical space for practicing physicians. The facility was built to help
service the rural estates and all the new residential units being constructed along Collier
Boulevard and Immokalee Road. Physicians Regional recently completed a similar facility
at the southeast corner to serve all the new residential development along Immokalee Road
and the Golden Gates Estates community. Encompass Health Rehabilitation Hospital of
Naples is a recently completed 50-bed rehabilitation hospital along Collier Boulevard, north
of Vanderbilt Beach Road.
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Construction, education, and retail trade dominate the market area business sector.
MARKET AREA LIFE CYCLE
Market areas often pass through a four-stage life cycle of growth, stability, decline, and
revitalization.
• Growth – A period during which the market area gains public favor and acceptance.
• Stability – A period of equilibrium without marked gains or losses.
• Decline – A period of diminishing demand
• Revitalization – A period of renewal, redevelopment, modernization and increasing
demand.
Most of the real estate activity in Golden Gate reflects the growth cycle. The residential and
commercial markets continue to be strong. The growth cycle is expected to continue into the
near future. Because of the age of the structures, the western portion and the city center are
just beginning to experience some revitalization.
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CONCLUSION
This continues to be one of the most affordable market areas in Collier County. The houses
within the city center provide entry level housing and the rural area satisfies the desire for
larger lot sizes and rural lifestyle. A well-designed road network provides easy access to
jobs serving the coastal community; coastal beaches and water activities; entertainment
endeavors; and commercial and medical services. This area appeals to a cross section of the
population but primarily to working-class families. Development continues to push north
and east where vacant lots still exist. Golden Gate will likely continue to enjoy a healthy
growth while maintaining its affordability.
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PROPERTY INFORMATION
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SITE DESCRIPTION – PANTHER WALK PRESERVE
Summary Panther Walk consists of a total of 251 parcels or a total of
524.6 acres. The parcels are located in northern Golden Gate
Estates, west of Everglades Boulevard and stretch from
Immokalee Road south to the south side of 56th Avenue NE.
Parcel ID#& Owners There are a total of 251 parcels or a total of 524.6 acres that
Collier County is considering purchasing. A complete list of
the parcels is included in the addendum of the report.
Size The parcels range in size from 1.14 to 7.86 acres.
Shape All the parcels are rectangular in shape.
Access All parcels have legal and physical access along paved
roads. The parcels are accessible from Everglades Boulevard
North, 72nd Avenue NE, 70th Avenue NE, 68th Avenue NE,
66th Avenue NE, 64th Avenue NE, 62nd Avenue NE, 60th
Avenue NE, 58th Avenue NE, and 56th Avenue NE.
Topography The properties are generally level.
Ground Cover The majority of the properties are covered in native and
exotic vegetation and have never been cleared.
I was provided with a Conservation Collier Initial Criteria
Screening Report Panther Walk TPMA dated August 3, 2022
and updated August 26, 2022.
The parcels are located within the Horse Pen Strand with
most containing wetlands. The parcels consist of a mixture
of vegetative communities including cypress strand forest,
cypress/mixed hardwood forests, oak/pine hammock, wet
prairie, and pine flatwoods.
Utilities Electricity, telephone and TV cable are available. The
properties are serviced by well and septic.
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ENVIRONMENTAL CONTAMINATION
Observed Contamination None
Noted Concerns None
Environmental Assessment
Available
No
Impact on Value None
Disclaimer Unless otherwise stated in this report, the existence
of hazardous substances or environmental
conditions including but not limited to asbestos,
polychlorinated biphenyls, petroleum leakage,
agricultural chemicals, urea formaldehyde
insulation, lead paint, toxic mold, et cetera, which
might or might not be present in or on the property
were not called to the attention of the appraiser.
Such tests were not in the appraiser's required
scope of work, the appraiser is not qualified to test
for such substances and conditions and the
appraiser is not qualified to render professional
opinions in this specialty area. No responsibility is
assumed for any such conditions that might exist,
or for the knowledge and expertise required to
discover them.
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NATURAL RESOURCE CONCERNS
Condition of subject The majority of the properties are covered in native
and exotic vegetation and have never been cleared.
I was provided with a Conservation Collier Initial
Criteria Screening Report Panther Walk TPMA
dated August 3, 2022 and updated August 26, 2022.
The parcels are located within the Horse Pen Strand
with most containing wetlands. The parcels consist
of a mixture of vegetative communities including
cypress strand forest, cypress/mixed hardwood
forests, oak/pine hammock, wet prairie, and pine
flatwoods.
All plant and animal communities are of interest
and concern. To a greater or lesser degree
depending on the species and the quality of habitat
they occupy, plants and animals inhabiting the
property will invoke some level of scrutiny and will
result in some cost during the permitting process.
Natural Resource Audits Available Yes
Impact on Value N/A
Disclaimer
Specialized natural resource audits were not in the
appraiser’s required scope of work, the appraiser is
not qualified to conduct such audits and the
appraiser is not qualified to render professional
opinions in this specialty area. No responsibility is
assumed for any extraordinary natural resource
concerns, or for the knowledge and expertise
required to discover them.
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FUTURE LAND USE
Ordinance or Plan Collier County
Future Land Use Designation GGE- Golden Gate Estates
Residential Estates Subdistrict
Purpose of Designation The Estates Land Use Designation encompasses lands
which are already subdivided into semi-rural
residential parcels (2.25 acres as an average)
essentially consisting of the Golden Gate Estates
Subdivision. The area is identified as having potential
for population growth far removed from supportive
services and facilities. Expansion of the area shall be
discouraged.
Refer to the Golden Gate Area Master Plan for siting
criteria and development standards for specific land
uses.
Under the Estates future land use designation there is
no provision for a conditional use and therefore a
conditional use approval requires an amendment to
the GGAMP.
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ZONING
Ordinance or Land Development
Code
Collier County
Zoning E- Estates
Purpose or Intent of Zoning The subject is zoned “E” – Estates District. The
purpose and intent of the Estates district is to provide
lands for low density residential development in a
semi-rural to rural environment. In addition, several
conditional uses including churches, social and
fraternal organizations, child care centers, private
schools, and group care facilities are available under
conditional use provisions. Permitted uses include
single-family dwellings and Family Care Facilities,
and public schools. Conditional uses permissible in
the Estates district include churches and other places
of worship, social and fraternal organizations, child
and adult care centers, schools and group care
facilities. These conditional uses are strictly
regulated.
Below are the development requirements as set forth
in the Estate Zoning District:
Minimum Lot Area: 98,010 square feet
or 2.25 acres
Minimum Lot Width: 150 feet
Minimum Front Yard Setback: 75 feet minimum
Minimum Side Yard Setback: 30 feet
Minimum Rear Yard Setback: 75 feet
Maximum Building Height: 30 feet
Overlay District None.
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HIGHEST AND BEST USE
DEFINITION
The Dictionary of Real Estate Appraisal, 7th Edition, published 2022 by the Appraisal
Institute, defines Highest and Best Use as:
The reasonably probable use of property that results in the highest value. The four criteria that the
highest and best use must meet are legal permissibility, physical possibility, financial feasibility,
and maximum productivity.
METHOD
There are four criteria that must be met in order for a use to be the highest and best use for a
given property. The highest and best use must be:
• Legally permissible.
• Physically Possible.
• Financially feasible.
• Maximally productive.
Ordinarily these criteria are considered sequentially, each step narrowing the range of
alternative uses being considered.
ANALYSIS
SITE AS THOUGH VACANT
Legally Permissible – All parcels are zoned E-Estates with a future land use of Residential
Estates. The purpose and intent of the E-Estates district is to apply to an area of low-density
single-family residences in a semi-rural environment and permits all necessary residential
activities as well as the keeping of limited agricultural animals as specified in this division.
Physically Possible: The sites are level and at or slightly below road grade and could be
developed as a single-family home sites. The location, surrounding land uses, and the size
of the properties suggest some type of single-family use. Due to the potential presence of
wetlands on the sites, mitigation could be required to develop single-family residences on
some of the properties.
Financially Feasible: The financial feasibility of single-family residential development is
good. The single-family residential market continues to be strong, especially new
construction. Single-family residential development is financially feasible.
Although it is not an economic use, acquisition of lands in the area by Collier County is
encouraged for habitat preservation and conservation.
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Maximally Productive: The maximally productive use is that the wetlands be mitigated,
and the properties developed with single-family residences, or the properties be purchased
for preservation, conservation, and restoration.
CONSIDERATION OF APPROACHES
Only the sales comparison approach is appropriate for these vacant parcels.
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SALES COMPARISON APPROACH
INTRODUCTION
In the sales comparison approach, the subject property is compared with similar properties
that have sold recently or for which listing prices or offering prices are known. Data from
generally similar properties is used, and comparisons are made to demonstrate a probable
price at which the subject property would sell if offered on the market. This approach is
particularly strong when comparable sales data is plentiful and there is good conformity
among properties in the neighborhood.
Following is the procedure to be followed in developing this approach:
1. Research the market to gather information on sales, listings, and offers to purchase
properties similar to the subject.
2. Verify the information as to factual accuracy and arm's-length market considerations.
3. Identify relevant units of comparison and develop a comparative analysis for each
unit.
4. Compare the subject with comparable sale properties using elements of comparison
and adjust the sale price of each comparable appropriately.
5. Reconcile the various value indicators produced from the analysis of comparables into
a single value indication or a range of values.
The outline above is developed in detail on the following pages.
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PANTHER WALK (1.14-2.73 ACRES)
Collier County is interested in determining a per acre value for the various tiers for the
Panther Walk Preserve Area to assist them in acquiring parcels for the Conservation Collier
land preservation program. The price per acre will be estimated for the various tiers for
parcels ranging in size from 1.14 acres-2.73 acres.
Tiers
I. Up to 25% Wetlands
II. 26-50% Wetlands
III. 51-75% Wetlands
IV. 76-100% Wetlands
SALES DATA
A search was made for sales of land comparable to the subject parcels. The intention was to
find comparable sales in similar locations that offer similar functional utility. A total of 18
comparable sales were identified as the best available for analysis.
Price per acre of gross land area was developed as the unit of comparison, since that is the
unit best suited to the analysis, and the one most often utilized by local buyers, sellers, and
brokers of land similar to the subject parcel. Due to the location and physical
characteristics, I elected to bracket the subject within the range indicated by comparables.
This is preferable to a conventional adjustment process where the magnitude of adjustments
is likely to be great, and there is little support for specific adjustments.
Comparable land sales grids are given on the following pages. Each comparable is
identified by a number which will be used for reference throughout the report. Each
comparable is identified on the location map immediately following this page.
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LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES
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LAND SALES ADJUSTMENT GRID – UP TO 25% WETLANDS
ITEM SUBJECT COMP #1 COMP #2 COMP #2 COMP #4 COMP #5 COMP #6
PARCEL #38841120001 38662560002 38968560007 39091320003 38964840006 39832320000
PROPERTY IDENTIFICATION Panther Walk 60th Avenue 56th Avenue 54th Avenue 68th Avenue 50th Avenue 47th Avenue
NE NE NE NE NE NE
SALE PRICE N/A $110,000 $189,000 $187,500 $120,000 $178,000 $165,000
REAL PROPERTY RIGHTS N/A Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple
0 0 0 0 0 0
CONDITIONS OF SALE Market Market Market Market Market Market Market
0 0 0 0 0 0
BUILDING IMPROVEMENTS None None None None None None None
0 0 0 0 0 0
FINANCING Cash or PENDING Cash to seller PENDING Cash to seller Cash to seller Cash to seller
Equivalent 0 0 0 0 0 0
ADJUSTED SALE PRICE N/A $110,000 $189,000 $187,500 $120,000 $178,000 $165,000
Recording Date N/A 02/01/26 11/26/25 02/01/26 05/19/25 07/22/25 02/10/25
Months Prior To Effective Date 02/01/26 0.00 2.20 0.00 8.48 6.38 11.70
MARKET CHANGE ADJUSTMENT N/A 0.0%1.1%0.0%4.2%3.2%5.9%
ADJUSTED SALE PRICE N/A $110,000 $191,081 $187,500 $125,089 $183,676 $174,655
Parcel Area in Gross Acres 1.14-2.73 1.14 2.34 2.34 1.59 2.73 2.73
PRICE PER ACRE ?$96,491 $81,659 $80,128 $78,672 $67,281 $63,976
LOCATION
ADDRESS Panther Walk 60th Ave. NE 56th Ave. NE 54th Ave. NE 68th Ave. NE 50th Ave. NE 47th Ave. NE
CORNER LOT N/A No No No No No No
PAVED ROAD Yes Yes Yes Yes Yes Yes Yes
CANAL FRONTAGE N/A No No No No No No
OVERALL LOCATION Average Similar Similar Similar Similar Similar Similar
0%0%0%0%0%0%
UTILITIES Well & Septic Similar Similar Similar Similar Similar Similar
0%0%0%0%0%0%
COMP. PLAN Estates Estates Estates Estates Estates Estates Estates
ZONING E - Estates E - Estates E - Estates E - Estates E - Estates E - Estates E - Estates
0%0%0%0%0%0%
SIZE IN ACRES 1.14-2.73 1.14 2.34 2.34 1.59 2.73 2.73
SHAPE/CONFIGURATION Rectangular Similar Similar Similar Similar Similar Similar
0%0%0%0%0%0%
PHYSICAL CHARACTERISTICS Native Veg.Similar Similar Similar Similar Similar Similar
WETLANDS No No No No No Yes
WETLANDS %0-25%0%0%0%0%0%17%
WETLANDS QUALITY N/A N/A N/A N/A N/A Low
0%0%0%0%0%0%
GROSS ADJUSTMENT N/A 0%0%0%0%0%0%
INDICATION OF UNIT VALUE ?$96,491 $81,659 $80,128 $78,672 $67,281 $63,976
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LAND SALES ADJUSTMENT GRID – 26-50% WETLANDS
ITEM SUBJECT COMP #7 COMP #8 COMP #9 COMP #10
PARCEL #38841400006 38964120001 39083200005 38850000002
PROPERTY IDENTIFICATION Panther Walk 2433 62nd 56th Avenue 3265 68th 2960 58th
Avenue NE NE Avenue NE Avenue NE
SALE PRICE N/A $130,000 $124,990 $110,000 $87,500
REAL PROPERTY RIGHTS N/A Fee Simple Fee Simple Fee Simple Fee Simple
0 0 0 0
CONDITIONS OF SALE Market Market Market Market Market
0 0 0 0
BUILDING IMPROVEMENTS None None None None None
0 0 0 0
FINANCING Cash or Cash to seller Cash to seller Conventional Conventional
Equivalent 0 0 0 0
ADJUSTED SALE PRICE N/A $130,000 $124,990 $110,000 $87,500
Recording Date N/A 01/12/26 06/05/25 03/14/25 11/14/25
Months Prior To Effective Date 02/01/26 0.66 7.92 10.65 2.60
MARKET CHANGE ADJUSTMENT N/A 0.3%4.0%5.3%1.3%
ADJUSTED SALE PRICE N/A $130,427 $129,941 $115,858 $88,636
Parcel Area in Gross Acres 1.14-2.73 2.50 2.73 2.27 2.27
PRICE PER ACRE ?$52,171 $47,597 $51,039 $39,047
LOCATION
ADDRESS Panther Walk 62nd Ave. NE 56th Ave. NE 68th Ave. NE 58th Ave. NE
CORNER LOT N/A No No No No
PAVED ROAD Yes Yes Yes Yes Yes
CANAL FRONTAGE N/A No No No No
OVERALL LOCATION Average Similar Similar Similar Similar
0%0%0%0%
UTILITIES Well & Septic Similar Similar Similar Similar
0%0%0%0%
COMP. PLAN Estates Estates Estates Estates Estates
ZONING E - Estates E - Estates E - Estates E - Estates E - Estates
0%0%0%0%
SIZE IN ACRES 1.14-2.73 2.50 2.73 2.27 2.27
SHAPE/CONFIGURATION Rectangular Similar Similar Similar Similar
0%0%0%0%
PHYSICAL CHARACTERISTICS Native Veg.Similar Similar Similar Similar
WETLANDS Yes Yes Yes Yes
WETLANDS %26-50%43%26%26-50%29%
WETLANDS QUALITY High/Medium Medium N/A Low
0%0%0%0%
GROSS ADJUSTMENT N/A 0%0%0%0%
INDICATION OF UNIT VALUE ?$52,171 $47,597 $51,039 $39,047
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LAND SALES ADJUSTMENT GRID – 51-75% WETLANDS
ITEM SUBJECT COMP #11 COMP #12 COMP #13
PARCEL #38968200008 38966400004 39082120005
PROPERTY IDENTIFICATION Panther Walk 50th 50th 72nd Avenue
Avenue NE Avenue NE NE
SALE PRICE N/A $80,000 $85,000 $95,000
REAL PROPERTY RIGHTS N/A Fee Simple Fee Simple Fee Simple
0 0 0
CONDITIONS OF SALE Market Market Market Market
0 0 0
BUILDING IMPROVEMENTS None None None None
0 0 0
FINANCING Cash or Cash to seller PENDING Cash to seller
Equivalent 0 0 0
ADJUSTED SALE PRICE N/A $80,000 $85,000 $95,000
Recording Date N/A 03/03/25 02/01/26 06/06/24
Months Prior To Effective Date 02/01/26 11.01 0.00 19.89
MARKET CHANGE ADJUSTMENT N/A 5.5%0.0%9.9%
ADJUSTED SALE PRICE N/A $84,405 $85,000 $104,447
Parcel Area in Gross Acres 1.14-2.73 2.73 2.73 2.27
PRICE PER ACRE ?$30,918 $31,136 $46,012
LOCATION
ADDRESS Panther Walk 50th Ave. NE 50th Ave. NE 72nd Ave. NE
CORNER LOT N/A No No No
PAVED ROAD Yes Yes Yes Yes
CANAL FRONTAGE N/A No No No
OVERALL LOCATION Average Similar Similar Similar
0%0%0%
UTILITIES Well & Septic Similar Similar Similar
0%0%0%
COMP. PLAN Estates Estates Estates Estates
ZONING E - Estates E - Estates E - Estates E - Estates
0%0%0%
SIZE IN ACRES 1.14-2.73 2.73 2.73 2.27
SHAPE/CONFIGURATION Rectangular Similar Similar Similar
0%0%0%
PHYSICAL CHARACTERISTICS Native Veg.Similar Similar Similar
WETLANDS Yes Yes Yes
WETLANDS %51-75%69%69%51-75%
WETLANDS QUALITY Medium Medium N/A
0%0%0%
GROSS ADJUSTMENT N/A 0%0%0%
INDICATION OF UNIT VALUE ?$30,918 $31,136 $46,012
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LAND SALES ADJUSTMENT GRID – 76-100% WETLANDS
ITEM SUBJECT COMP #14 COMP #15 COMP #16 COMP #17 COMP #18
PARCEL #38782200006 38782760009 39085520000 38846160008 39146200007
PROPERTY IDENTIFICATION Panther Walk 62nd Avenue 58th Avenue 70th Avenue 64th Avenue 2631 72nd
NE NE NE NE Avenue NE
SALE PRICE N/A $25,000 $60,000 $29,900 $69,900 $35,000
REAL PROPERTY RIGHTS N/A Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple
0 0 0 0 0
CONDITIONS OF SALE Market Market Market Market Market Market
0 0 0 0 0
BUILDING IMPROVEMENTS None None None None None None
0 0 0 0 0
FINANCING Cash or Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller
Equivalent 0 0 0 0 0
ADJUSTED SALE PRICE N/A $25,000 $60,000 $29,900 $69,900 $35,000
Recording Date N/A 09/02/25 11/12/25 01/30/26 11/02/25 01/27/25
Months Prior To Effective Date 02/01/26 5.00 2.66 0.07 2.99 12.16
MARKET CHANGE ADJUSTMENT N/A 2.5%1.3%0.0%1.5%6.1%
ADJUSTED SALE PRICE N/A $25,625 $60,799 $29,910 $70,946 $37,129
Parcel Area in Gross Acres 1.14-2.73 1.14 2.27 1.14 2.27 1.14
PRICE PER ACRE ?$22,478 $26,784 $26,237 $31,254 $32,569
LOCATION
ADDRESS Panther Walk 62nd Ave. NE 58th Ave. NE 70th Ave. NE 64th Ave. NE 72nd Ave. NE
CORNER LOT N/A No No No No No
PAVED ROAD Yes Yes Yes Yes Yes Yes
CANAL FRONTAGE N/A No No No No No
OVERALL LOCATION Average Similar Similar Similar Similar Similar
0%0%0%0%0%
UTILITIES Well & Septic Similar Similar Similar Similar Similar
0%0%0%0%0%
COMP. PLAN Estates Estates Estates Estates Estates Estates
ZONING E - Estates E - Estates E - Estates E - Estates E - Estates E - Estates
0%0%0%0%0%
SIZE IN ACRES 1.14-2.73 1.14 2.27 1.14 2.27 1.14
SHAPE/CONFIGURATION Rectangular Similar Similar Similar Similar Similar
0%0%0%0%0%
PHYSICAL CHARACTERISTICS Native Veg.Similar Similar Similar Similar Similar
WETLANDS Yes Yes Yes Yes Yes
WETLANDS %76-100%75%+75%+75%+75%+75%+
WETLANDS QUALITY N/A N/A N/A N/A N/A
0%0%0%0%0%
GROSS ADJUSTMENT N/A 0%0%0%0%0%
INDICATION OF UNIT VALUE ?$22,478 $26,784 $26,237 $31,254 $32,569
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DISCUSSION OF ADJUSTMENTS
Usually, comparable sale properties are not exactly like the subject property. If a typical
buyer would perceive the difference to be significant, then adjustment(s) must be made to
the comparable sales so that in the end each offers a realistic indication of value for the
subject. Adjusting comparable sales is a two-step process.
First, adjustments are made so that all of the comparable sales meet the standard of a
“market” transaction as outlined in the definition of market value. Customarily, the first
group of adjustments is made before the comparables are reduced to a common unit of
comparison. Included at this stage are adjustments to bring historic sales current to the
appraisal effective date.
The second group of adjustments is made after an appropriate unit of comparison is chosen.
These adjustments account for physical differences like location, physical characteristics and
size. Sometimes adjustment is required for differences in the permitted land use (zoning) or
in the availability of public service (infrastructure). When the adjustment process is
complete, the unit value indications are reconciled and converted into an estimate of value
for the subject.
REAL PROPERTY RIGHTS CONVEYED
This adjustment category is intended to account for the interest, benefits, and rights
inherent in the ownership of real estate. This category reflects the impact on value caused
by the fee simple versus the leased fee interest or the contract rent as opposed to market
rent.
• None of the comparable sales required adjustment in this category.
CONDITIONS OF SALE
This adjustment category is intended to account for a variety of factors that might affect
the purchase price.
• None of the comparable sales required adjustment in this category.
BUILDING IMPROVEMENTS
This category of adjustment is intended to account for the positive or negative contribution
to value of building improvements included with the sale of the land. Buildings that made
a positive contribution to the sale price require a negative adjustment. Buildings that were
demolished and removed require a positive adjustment to account for demolition costs
which are treated as part of the purchase price.
• None of the comparable sales required adjustment in this category.
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FINANCING
Adjustments in this category are intended to account for unusual terms of financing that
are not considered equivalent to cash or conventional financing.
• None of the comparable sales required adjustment in this category.
MARKET CHANGE
This adjustment is intended to account for changes in value due to the ebb and flow of
market forces over time.
• The comparables occurred between 2025 and 2026, which market conditions continue
to improve. The vacant lot sales from the prior 12 months within the market
boundaries of Immokalee Road to the north, Desoto Boulevard to the east, Oil Well
Boulevard to the south, and Golden Gate Canal to the west, were plotted on a graph by
median sale price. The median sale price in March 2025 was $100,000 and the median
sale price in February 2026 was $110,000 indicating an increase of 10.0% or 0.83% per
month. Comparing the average sale price of $103,278 in March 2025 to the average sale
price of $114,167 in February 2026, also indicates an upward trend.
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I also analyzed recent paired sales in the submarket area which indicate a positive
market change, but at a lower monthly rate. Land values continue to appreciate due
to the demand for affordable residential land. The buyers include a mix of individuals
who plan to build a home, investors, and speculative home builders.
Giving consideration to all of the above, I applied a market change rate of 0.50% per
month or 6.00% annually.
LOCATION/ACCESS/EXPOSURE
This category of adjustment reflects the impact on value caused by the advantages or
disadvantages of a given location.
• None of the comparable sales required adjustment in this category.
UTILITIES/INFRASTRUCTURE
This category of adjustment references the availability and adequacy of the road system,
the public was distribution system and the public wastewater collection system of each
comparable property as that compares with the same services available to the subject
property.
• None of the comparable sales required adjustment in this category.
COMPREHENSIVE PLAN/LAND USE
This category of adjustment accounts for differences in the potential land uses
(Comprehensive Plan) or in the specific uses (Zoning) to which a property could be
developed. Differences in value between the subject property and comparable sales might
exist because their highest and best uses are different as a result of government regulation
through zoning and land use controls.
• None of the comparable sales required adjustment in this category.
SIZE/SHAPE
This category of adjustment addresses the effect on the marketability of a given property,
because its physical size/shape might limit the physical utility, or because the size and
term of the financial investment required of an investor/speculator is such that the unit
price is reduced.
• None of the comparable sales required adjustment in this category.
PHYSICAL CHARACTERISTICS
This category of adjustment reflects the physical aspects of a property that impact its use
for development. Physical characteristics included land elevation, soil conditions,
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drainage characteristics, threatened or endangered plant and animal species on the
property and the extent and density of covering vegetation.
• I was provided with the Conservation Collier Initial Criteria Screening Report Panther
Walk TPMA dated August 3, 2022 and updated August 26, 2022. The parcels are
located within the Panther Preserve with most containing wetlands. The higher the
quality of the wetlands, the higher the mitigation costs. The parcels consist of a mixture
of vegetative communities including cypress strand forest, cypress/mixed hardwood
forests, oak/pine hammock, wet prairie, and pine flatwoods.
• I analyzed aerials, reviewed the listing history, and interviewed brokers, buyers and
sellers to determine the wetlands associated with the Comparable sales.
No adjustments were made for physical characteristics and instead the comparables
were bracketed with some being superior, similar, and inferior.
RECAPITULATION OF DATA
After making the adjustments discussed above, the comparable sales indicated the
following unit values:
UP TO 25% WETLANDS
Comparables Price Per Gross Acre
of Land Area
1 $96,491
2 $81,659
3 $80,128
4 $78,672
5 $67,281
6 $63,976
The range of unit value indications is from $63,976 to $96,491 per acre with an average of
$78,034 per acre and a median of $79,400 per acre.
Based on the range, I concluded to a unit value of $78,000 per acre.
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26-50% WETLANDS
Comparables Price Per Gross Acre
of Land Area
7 $52,171
8 $47,597
9 $51,039
10 $39,047
The range of unit value indications is from $39,047 to $52,171 per acre with an average of
$47,463 per acre and a median of $49,318 per acre.
Based on the range, I concluded to a unit value of $48,000 per acre.
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51-75% WETLANDS
Comparables Price Per Gross Acre
of Land Area
11 $30,918
12 $31,136
13 $46,102
The range of unit value indications is from $30,918 to $46,102 per acre with an average of
$36,022 per acre and a median of $31,136 per acre.
Based on the range, I concluded to a unit value of $36,000 per acre.
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76-100% WETLANDS
Comparables Price Per Gross Acre
of Land Area
14 $22,478
15 $26,784
16 $26,237
17 $31,254
18 $32,569
The range of unit value indications is from $22,478 to $32,569 per acre with an average of
$27,864 per acre and a median of $26,784 per acre.
Based on the range, I concluded to a unit value of $28,000 per acre.
FINAL ESTIMATE OF VALUE - PANTHER WALK (1.14-2.73 ACRES)
The final indications of value on a per acre basis as of February 1, 2026 are presented below.
Tier Amount of Wetlands Price Per Gross Acre
I Up to 25% Wetlands $78,000
II 26-50% Wetlands $48,000
III 51-75% Wetlands $36,000
IV 76-100% Wetlands $28,000
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PANTHER WALK (2.74-7.86 ACRES)
SALES DATA
A search was made for sales of land comparable to the subject parcels. The intention was to
find comparable sales in similar locations that offer similar functional utility. A total of 18
comparable sales were identified as the best available for analysis.
Price per acre of gross land area was developed as the unit of comparison, since that is the
unit best suited to the analysis, and the one most often utilized by local buyers, sellers, and
brokers of land similar to the subject parcel. There are a limited number of parcels from
2.74 to 5.00+ acres within the Panther Walk Preserve and it appears there is not differences
in unit price given the size differences. The larger parcels tend to sell for similar unit prices
because they can be subdivided into two or more lots.
Comparable land sales grids are given on the following pages. Each comparable is
identified by a number which will be used for reference throughout the report. Each
comparable is identified on the location map immediately following this page.
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LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES
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LAND SALES ADJUSTMENT GRID – UP TO 25% WETLANDS
ITEM SUBJECT COMP #1 COMP #2 COMP #3 COMP #4 COMP #5 COMP #6
PARCEL #39020321002 38790000007 39086600000 38724440109 39140360008 38850800008
PROPERTY IDENTIFICATION Panther Walk 5435 40th 3745-3765 3460 70th 62nd Avenue 72nd Avenue 3025 62nd
Street NE 62nd Ave. NE Avenue NE NE NE Avenue NE
SALE PRICE N/A $200,000 $270,000 $250,000 $239,900 $390,000 $129,000
REAL PROPERTY RIGHTS N/A Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple
0 0 0 0 0 0
CONDITIONS OF SALE Market Market Market Market Market Market Market
0 0 0 0 0 0
BUILDING IMPROVEMENTS None None None None None None None
0 0 0 0 0 0
FINANCING Cash or Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller PENDING
Equivalent 0 0 0 0 0 0
ADJUSTED SALE PRICE N/A $200,000 $270,000 $250,000 $239,900 $390,000 $129,000
Recording Date N/A 03/28/25 09/03/25 01/03/25 04/22/25 01/01/26 02/01/26
Months Prior To Effective Date 02/01/26 10.19 4.96 12.95 9.37 1.02 0.00
MARKET CHANGE ADJUSTMENT N/A 5.1%2.5%6.5%4.7%0.5%0.0%
ADJUSTED SALE PRICE N/A $210,191 $276,701 $266,190 $251,138 $391,987 $129,000
Parcel Area in Gross Acres 2.74-5.00+2.92 4.54 5.00 5.00 8.11 2.81
PRICE PER ACRE ?$71,983 $60,947 $53,238 $50,228 $48,334 $45,907
LOCATION
ADDRESS Panther Walk 40th St. NE 62nd Ave. NE 70th Ave. NE 62nd Ave. NE 72nd Ave. NE 62nd Ave. NE
CORNER LOT N/A No No No No No Yes
PAVED ROAD Yes Yes Yes Yes Yes Yes Yes
CANAL FRONTAGE N/A Yes No No No Yes No
OVERALL LOCATION Average Similar Similar Similar Similar Similar Similar
0%0%0%0%0%0%
UTILITIES Well & Septic Similar Similar Similar Similar Similar Similar
0%0%0%0%0%0%
COMP. PLAN Estates Estates Estates Estates Estates Estates Estates
ZONING E - Estates E - Estates E - Estates E - Estates E - Estates E - Estates E - Estates
0%0%0%0%0%0%
SIZE IN ACRES 2.74-5.00+2.92 4.54 5.00 5.00 8.11 2.81
SHAPE/CONFIGURATION Rectangular Similar Similar Similar Similar Similar Similar
0%0%0%0%0%0%
PHYSICAL CHARACTERISTICS Native Veg.Similar Similar Similar Similar Similar Similar
WETLANDS No No No No No Yes
WETLANDS %0-25%0%0%0%0%0%17%
WETLANDS QUALITY N/A
0%0%0%0%0%0%
GROSS ADJUSTMENT N/A 0%0%0%0%0%0%
INDICATION OF UNIT VALUE ?$71,983 $60,947 $53,238 $50,228 $48,334 $45,907
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LAND SALES ADJUSTMENT GRID – 26-50% WETLANDS
ITEM SUBJECT COMP #7 COMP #8 COMP #9 COMP #10
PARCEL #38841400006 38964120001 39718960005 38788320003
PROPERTY IDENTIFICATION Panther Walk 2433 62nd 2514 56th 4587 45th 3625 64th
Avenue NE Avenue NE Avenue NE Avenue NE
SALE PRICE N/A $130,000 $124,990 $230,000 $170,000
REAL PROPERTY RIGHTS N/A Fee Simple Fee Simple Fee Simple Fee Simple
0 0 0 0
CONDITIONS OF SALE Market Market Market Market Market
0 0 0 0
BUILDING IMPROVEMENTS None None None None None
0 0 0 0
FINANCING Cash or Cash to seller Cash to seller Cash to seller Cash to seller
Equivalent 0 0 0 0
ADJUSTED SALE PRICE N/A $130,000 $124,990 $230,000 $170,000
Recording Date N/A 01/12/26 05/30/25 02/27/25 05/29/25
Months Prior To Effective Date 02/01/26 0.66 8.12 11.14 8.15
MARKET CHANGE ADJUSTMENT N/A 0.3%4.1%5.6%4.1%
ADJUSTED SALE PRICE N/A $130,427 $130,064 $242,816 $176,930
Parcel Area in Gross Acres 2.74-5.00+2.50 2.73 5.00 5.00
PRICE PER ACRE ?$52,171 $47,643 $48,563 $35,386
LOCATION
ADDRESS Panther Walk 62nd Ave. NE 56th Ave. NE 45th Ave. NE 64th Ave. NE
CORNER LOT N/A No No No No
PAVED ROAD Yes Yes Yes Yes Yes
CANAL FRONTAGE N/A No No No No
OVERALL LOCATION Average Similar Similar Similar Similar
0%0%0%0%
UTILITIES Well & Septic Similar Similar Similar Similar
0%0%0%0%
COMP. PLAN Estates Estates Estates Estates Estates
ZONING E - Estates E - Estates E - Estates E - Estates E - Estates
0%0%0%0%
SIZE IN ACRES 2.74-5.00+2.50 2.73 5.00 5.00
SHAPE/CONFIGURATION Rectangular Similar Similar Similar Similar
0%0%0%0%
PHYSICAL CHARACTERISTICS Native Veg.Similar Similar Similar Similar
WETLANDS Yes Yes Yes Yes
WETLANDS %26-50%43%26%37%44%
WETLANDS QUALITY High/Medium Medium Medium Medium
0%0%0%0%
GROSS ADJUSTMENT N/A 0%0%0%0%
INDICATION OF UNIT VALUE ?$52,171 $47,643 $48,563 $35,386
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LAND SALES ADJUSTMENT GRID – 51-75% WETLANDS
ITEM SUBJECT COMP #11 COMP #12 COMP #13 COMP #14
PARCEL #38661000000 38968200008 38966400004 39082120005
PROPERTY IDENTIFICATION Panther Walk 56th Avenue 50th 50th 72nd Avenue
NE Avenue NE Avenue NE NE
SALE PRICE N/A $180,000 $80,000 $85,000 $95,000
REAL PROPERTY RIGHTS N/A Fee Simple Fee Simple Fee Simple Fee Simple
0 0 0 0
CONDITIONS OF SALE Market Market Market Market Market
0 0 0 0
BUILDING IMPROVEMENTS None None None None None
0 0 0 0
FINANCING Cash or Cash to seller Cash to seller PENDING Cash to seller
Equivalent 0 0 0 0
ADJUSTED SALE PRICE N/A $180,000 $80,000 $85,000 $95,000
Recording Date N/A 04/02/25 03/03/25 02/01/26 06/06/24
Months Prior To Effective Date 02/01/26 10.03 11.01 0.00 19.89
MARKET CHANGE ADJUSTMENT N/A 5.0%5.5%0.0%9.9%
ADJUSTED SALE PRICE N/A $189,024 $84,405 $85,000 $104,447
Parcel Area in Gross Acres 2.74-5.00+5.15 2.73 2.73 2.27
PRICE PER ACRE ?$36,704 $30,918 $31,136 $46,012
LOCATION
ADDRESS Panther Walk 56th Ave. NE 50th Ave. NE 50th Ave. NE 72nd Ave. NE
CORNER LOT N/A No No No No
PAVED ROAD Yes Yes Yes Yes Yes
CANAL FRONTAGE N/A No No No No
OVERALL LOCATION Average Similar Similar Similar Similar
0%0%0%0%
UTILITIES Well & Septic Similar Similar Similar Similar
0%0%0%0%
COMP. PLAN Estates Estates Estates Estates Estates
ZONING E - Estates E - Estates E - Estates E - Estates E - Estates
0%0%0%0%
SIZE IN ACRES 2.74-5.00+5.15 2.73 2.73 2.27
SHAPE/CONFIGURATION Rectangular Similar Similar Similar Similar
0%0%0%0%
PHYSICAL CHARACTERISTICS Native Veg.Similar Similar Similar Similar
WETLANDS Yes Yes Yes Yes
WETLANDS %51-75%61%69%69%51-75%
WETLANDS QUALITY Medium Medium Medium N/A
0%0%0%0%
GROSS ADJUSTMENT N/A 0%0%0%0%
INDICATION OF UNIT VALUE ?$36,704 $30,918 $31,136 $46,012
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LAND SALES ADJUSTMENT GRID – 76-100% WETLANDS
ITEM SUBJECT COMP #15 COMP #16 COMP #17 COMP #18
PARCEL #38782760009 38846160008 38910800003 38850720007
PROPERTY IDENTIFICATION Panther Walk 58th Avenue 64th Avenue 4621 66th Everglades
NE NE Avenue NE Blvd.
SALE PRICE N/A $60,000 $69,900 $70,000 $61,500
REAL PROPERTY RIGHTS N/A Fee Simple Fee Simple Fee Simple Fee Simple
0 0 0 0
CONDITIONS OF SALE Market Market Market Market Market
0 0 0 0
BUILDING IMPROVEMENTS None None None None None
0 0 0 0
FINANCING Cash or Cash to seller Cash to seller Cash to seller Cash to seller
Equivalent 0 0 0 0
ADJUSTED SALE PRICE N/A $60,000 $69,900 $70,000 $61,500
Recording Date N/A 11/12/25 11/02/25 02/18/25 12/12/25
Months Prior To Effective Date 02/01/26 2.66 2.99 11.44 1.68
MARKET CHANGE ADJUSTMENT N/A 1.3%1.5%5.7%0.8%
ADJUSTED SALE PRICE N/A $60,799 $70,946 $74,004 $62,016
Parcel Area in Gross Acres 2.74-5.00+2.27 2.27 3.03 2.81
PRICE PER ACRE ?$26,784 $31,254 $24,424 $22,070
LOCATION
ADDRESS Panther Walk 58th Ave. NE 64th Ave. NE 66th Ave. NE 62nd Ave. NE
CORNER LOT N/A No No No Yes
PAVED ROAD Yes Yes Yes Yes Yes
CANAL FRONTAGE N/A No No No No
OVERALL LOCATION Average Similar Similar Similar Similar
0%0%0%0%
UTILITIES Well & Septic Similar Similar Similar Similar
0%0%0%0%
COMP. PLAN Estates Estates Estates Estates Estates
ZONING E - Estates E - Estates E - Estates E - Estates E - Estates
0%0%0%0%
SIZE IN ACRES 2.74-5.00+2.27 2.27 3.03 2.81
SHAPE/CONFIGURATION Rectangular Similar Similar Similar Similar
0%0%0%0%
PHYSICAL CHARACTERISTICS Native Veg.Similar Similar Similar Similar
WETLANDS Yes Yes Yes Yes
WETLANDS %76-100%75%+75%+100%80%
WETLANDS QUALITY N/A N/A Medium Medium/High
0%0%0%0%
GROSS ADJUSTMENT N/A 0%0%0%0%
INDICATION OF UNIT VALUE ?$26,784 $31,254 $24,424 $22,070
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DISCUSSION OF ADJUSTMENTS
Usually, comparable sale properties are not exactly like the subject property. If a typical
buyer would perceive the difference to be significant, then adjustment(s) must be made to
the comparable sales so that in the end each offers a realistic indication of value for the
subject. Adjusting comparable sales is a two-step process.
First, adjustments are made so that all of the comparable sales meet the standard of a
“market” transaction as outlined in the definition of market value. Customarily, the first
group of adjustments is made before the comparables are reduced to a common unit of
comparison. Included at this stage are adjustments to bring historic sales current to the
appraisal effective date.
The second group of adjustments is made after an appropriate unit of comparison is chosen.
These adjustments account for physical differences like location, physical characteristics and
size. Sometimes adjustment is required for differences in the permitted land use (zoning) or
in the availability of public service (infrastructure). When the adjustment process is
complete, the unit value indications are reconciled and converted into an estimate of value
for the subject.
REAL PROPERTY RIGHTS CONVEYED
This adjustment category is intended to account for the interest, benefits, and rights
inherent in the ownership of real estate. This category reflects the impact on value caused
by the fee simple versus the leased fee interest or the contract rent as opposed to market
rent.
• None of the comparable sales required adjustment in this category.
CONDITIONS OF SALE
This adjustment category is intended to account for a variety of factors that might affect
the purchase price.
• None of the comparable sales required adjustment in this category.
BUILDING IMPROVEMENTS
This category of adjustment is intended to account for the positive or negative contribution
to value of building improvements included with the sale of the land. Buildings that made
a positive contribution to the sale price require a negative adjustment. Buildings that were
demolished and removed require a positive adjustment to account for demolition costs
which are treated as part of the purchase price.
• None of the comparable sales required adjustment in this category.
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FINANCING
Adjustments in this category are intended to account for unusual terms of financing that
are not considered equivalent to cash or conventional financing.
• None of the comparable sales required adjustment in this category.
MARKET CHANGE
This adjustment is intended to account for changes in value due to the ebb and flow of
market forces over time.
• The comparables occurred between 2025 and 2026, which market conditions continue
to improve. The vacant lot sales from the prior 12 months within the market
boundaries of Immokalee Road to the north, Desoto Boulevard to the east, Oil Well
Boulevard to the south, and Golden Gate Canal to the west, were plotted on a graph by
median sale price. The median sale price in March 2025 was $100,000 and the median
sale price in February 2026 was $110,000 indicating an increase of 10.0% or 0.83% per
month. Comparing the average sale price of $103,278 in March 2025 to the average sale
price of $114,167 in February 2026, also indicates an upward trend.
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I also analyzed recent paired sales in the submarket area which indicate a positive
market change, but at a lower monthly rate. Land values continue to appreciate due
to the demand for affordable residential land. The buyers include a mix of individuals
who plan to build a home, investors, and speculative home builders.
Giving consideration to all of the above, I applied a market change rate of 0.50% per
month or 6.00% annually.
LOCATION/ACCESS/EXPOSURE
This category of adjustment reflects the impact on value caused by the advantages or
disadvantages of a given location.
• None of the comparable sales required adjustment in this category.
UTILITIES/INFRASTRUCTURE
This category of adjustment references the availability and adequacy of the road system,
the public was distribution system and the public wastewater collection system of each
comparable property as that compares with the same services available to the subject
property.
• None of the comparable sales required adjustment in this category.
COMPREHENSIVE PLAN/LAND USE
This category of adjustment accounts for differences in the potential land uses
(Comprehensive Plan) or in the specific uses (Zoning) to which a property could be
developed. Differences in value between the subject property and comparable sales might
exist because their highest and best uses are different as a result of government regulation
through zoning and land use controls.
• None of the comparables sales required adjustment in this category.
SIZE/SHAPE
This category of adjustment addresses the effect on the marketability of a given property,
because its physical size/shape might limit the physical utility, or because the size and
term of the financial investment required of an investor/speculator is such that the unit
price is reduced.
• None of the comparable sales required adjustment in this category.
PHYSICAL CHARACTERISTICS
This category of adjustment reflects the physical aspects of a property that impact its use
for development. Physical characteristics included land elevation, soil conditions,
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drainage characteristics, threatened or endangered plant and animal species on the
property and the extent and density of covering vegetation.
• I was provided with the Conservation Collier Initial Criteria Screening Report Panther
Walk TPMA dated August 3, 2022 and updated August 26, 2022. The parcels are
located within the Panther Preserve with most containing wetlands. The higher the
quality of the wetlands, the higher the mitigation costs. The parcels consist of a mixture
of vegetative communities including cypress strand forest, cypress/mixed hardwood
forests, oak/pine hammock, wet prairie, and pine flatwoods.
• I analyzed aerials, reviewed the listing history, and interviewed brokers, buyers and
sellers to determine the wetlands associated with the Comparable sales.
No adjustments were made for physical characteristics and instead the comparables
were bracketed with some being superior, similar, and inferior.
RECAPITULATION OF DATA
After making the adjustments discussed above, the comparable sales indicated the
following unit values:
UP TO 25% WETLANDS
Comparables Price Per Gross Acre
of Land Area
1 $71,983
2 $60,947
3 $53,238
4 $50,228
5 $48,334
6 $45,907
The range of unit value indications is from $45,907 to $71,983 per acre with an average of
$55,106 per acre and a median of $51,733 per acre.
Based on the range, I concluded to a unit value of $55,000 per acre.
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26-50% WETLANDS
Comparables Price Per Gross Acre
of Land Area
7 $52,171
8 $47,643
9 $48,563
10 $35,386
The range of unit value indications is from $35,386 to $48,563 per acre with an average of
$45,941 per acre and a median of $48,103 per acre.
Based on the range, I concluded to a unit value of $46,000 per acre.
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51-75% WETLANDS
Comparables Price Per Gross Acre
of Land Area
11 $36,704
12 $30,918
13 $31,136
14 $46,012
The range of unit value indications is from $30,918 to $46,012 per acre with an average of
$36,192 per acre and a median of $33,920 per acre.
Based on the range, I concluded to a unit value of $36,000 per acre.
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76-100% WETLANDS
Comparables Price Per Gross Acre
of Land Area
15 $26,784
16 $31,254
17 $24,424
18 $22,070
The range of unit value indications is from $22,070 to $31,254 per acre with an average of
$26,133 per acre and a median of $25,604 per acre.
Based on the range, I concluded to a unit value of $26,000 per acre.
FINAL ESTIMATE OF VALUE - PANTHER WALK (2.74-7.86 ACRES)
The final indications of value on a per acre basis as of February 1, 2026 are presented below.
Tier Amount of Wetlands Price Per Gross Acre
I Up to 25% Wetlands $55,000
II 26-50% Wetlands $46,000
III 51-75% Wetlands $36,000
IV 76-100% Wetlands $26,000
CARROLL & CARROLL
Timothy W. Sunyog, MAI
Cert Gen RZ3288
7341 Report Addenda
Carroll & Carroll
ADDENDA
(In Order of Appearance)
Page Topic Count Page(s) Page(s)
Assumptions and Limiting Conditions............................................................................ 2
Parcel List.............................................................................................................................. 2
Qualifications of Appraiser................................................................................................. 2
7341 Report Addenda
Carroll & Carroll
ASSUMPTIONS AND LIMITING CONDITIONS
The certification of the appraiser appearing in this report is subject to the following
assumptions and limiting conditions.
ACCEPTANCE OF AND/OR USE OF THIS APPRAISAL REPORT CONSTITUTES
ACCEPTANCE OF ALL GENERAL AND EXTRAORDINARY ASSUMPTIONS AND
LIMITING CONDITIONS.
EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS
None
HYPOTHETICAL CONDITIONS
None
GENERAL ASSUMPTIONS AND LIMITING CONDITIONS
1. No responsibility is assumed for the legal description or for matters including legal or title
considerations. Title to the property is assumed to be good and marketable.
2. The property is appraised free and clear of liens and encumbrances.
3. Responsible ownership and competent property management are assumed.
4. The information furnished by others is assumed to be true, correct and reliable. A
reasonable effort was made to verify such information, but the appraiser bears no
responsibility for its accuracy.
5. All engineering is assumed to be correct. The plot plans and illustrative material is
included only to assist the reader in visualizing the property.
6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or
structures that render it more or less valuable. No responsibility is assumed for such
conditions or for arranging for engineering studies that might be required to discover
them.
7. It is assumed that there is full compliance with all applicable federal, state, and local
environmental regulations and laws.
7341 Report Addenda
Carroll & Carroll
8. It is assumed that the property is either in compliance with, or is "grandfathered" or
"vested" under, all applicable zoning, use regulations and restrictions.
9. It is assumed that all required licenses, certificates of occupancy, consents, or other
legislative or administrative authority from any local, state, or national government or
private entity or organization have been, or can be, obtained or renewed for any use on
which the value estimate is based.
10. It is assumed that the utilization of the land and improvements is within the boundaries or
property lines of the property described, and that there is no encroachment or trespass.
11. It is assumed that the subject site and improvements are not contaminated by any
hazardous material or toxic substance. During the property inspection we were sensitive
to obvious signs of contamination and we reported anything unusual. However, we are
not qualified to render professional opinions regarding the existence or the nature of
hazardous materials in or on the subject property. If a definitive opinion is desired, then
the client is urged to retain an expert in the field.
12. The distribution of the total value in this report, between land and improvements, applies
only under the stated program of utilization. The separate allocations for land and
buildings must not be used in conjunction with any other appraisal and are invalid if so
used.
13. Possession of this report, or a copy thereof, does not carry with it the right of publication.
14. Unless previous arrangements were made, the appraisers, by reason of this appraisal, are
not required to give further consultation, testimony, or to be in attendance in court.
7341 Report Addenda
Carroll & Carroll
7341 Report Addenda
Carroll & Carroll
7341 Report Addenda
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7341 Report Addenda
Carroll & Carroll