3. The Income Approach

Board of County Commissioners Meeting · 2026-05-26 · agenda_item

This item concerns the valuation methodology for the Everglades Outpost Resort and Marina property. The property is a vacant land parcel of 19.60 acres located in Everglades City. The analysis uses the Sales Comparison Approach, comparing the subject property to four other land sales in Collier and Lee counties. The property is currently under review for potential rezoning to allow for up to 6 residential units per acre, with a buyer intending to develop a market-rate, senior housing apartment complex. This process would involve site clearing, grading, and utility work, followed by construction of the residential units and associated infrastructure. Contractors, suppliers, and service providers interested in future work should engage early, before final site plans and permits are established, to understand the project's scope and potential needs.

acres

19.60 acres

residential units per acre

6 units per acre

residential units

159 units

sf residence

2,944 sf

commercial building

2,498 sf

ACLF units

20 units

residential units

63 units

square feet

34,650 square feet

square feet

162,587 square feet

units per acre

16 units per acre

units

4 units

units

45 units

transactions

52 transactions

pending sales

8 sales

per acre

76,004 per acre

per acre

1,169,053 per acre

per acre

450,112 per acre

annual adjustment

10.0 %

population

772 population

population

794 population

change

2.85 %

household income

107,777 $

home value

505,826 $

home value

462,121 $

population

710 population

population

733 population

change

3.24 %

household income

112,844 $

home value

639,377 $

home value

469,853 $

population

25,207 population

population

26,958 population

change

6.95 %

household income

148,524 $

home value

788,620 $

home value

690,343 $

population

23,423 population

population

24,979 population

change

6.64 %

household income

113,941 $

home value

579,159 $

home value

472,872 $

acres

4.530 acres

price per acre

209,713 price per acre

acres

3.110 acres

price per acre

180,707 price per acre

acres

8.660 acres

price per acre

621,247 price per acre

acres

9.667 acres

price per acre

465,501 price per acre

price

4,500,000 $

list price

4,500,000 $

list price

5,380,000 $

price

5,380,000 $

units

20 units

units

63 units

units

159 units

acres

4.81 acres

sf garage

1,080 sf

acres

4.56 acres

sf commercial building

2,498 sf

price

950,000 $

price

325,940 $

price

496,998 $

price

407,531 $

price

621,247 $

price

369,292 $

price

180,707 $

reconciled value

350,000 per acre

acres

19.600 acres

value

6,860,000 $

marketing time

12 months