Cape Coral Gulf Access Vacant Lot Update August 31, 2006
Posted by Dave in Boating, Florida, Real Estate, Real Estate Industry, SW Florida Lifestyle.trackback
In the last Cape Coral Vacant Lot Update, we wrote about lot prices for high-end Direct Access (“Sailboat”) lot prices. In this update, we cover upper-end Gulf Access lots with these characteristics:
- Gulf Access (one or more bridges to pass under)
- Seawall in place
- No locks to pass through
- No lift to pass over
The lots with these characteristics are generally in southern parts of SouthWest and SouthEast Cape Coral. Our analysis of recent activity included active listings, pending sales, and closed sales. We threw out some very high priced lots (exceptional lake views, oversized parcels) and some very low priced lots (frontage on a major thoroughfare, less than 80’ of seawall).
The analysis shows that the average asking price for Gulf Access lots is $369,000. The average sales price (pending or closed sale) is $315,000. The lot pictured here is in the SouthWest portion of Cape Coral, has a partial view of Lake Finisterre, and sold for $320,000.
For more information on the types of waterfront property available in SouthWest Florida and the characteristics of each, visit Waterfront Types on SageRealtor.com.
Great articles. Love to hear a brief synopsis of freshwater lots. It’s a category that usually gets overlooked. For me, it’s the view. To look across my pool to further water, maybe a few palm trees, is all I need. Intersecting canals, so much the better. I hear very little about the hows and whys of pricing freshwater.
Thanks again for your insights.
Thanks Ralph,
We agree about the view… and watching the fish and birds play in the water. Precious.
And you are right, we have not yet addressed freshwater, and we have yet to make the distinction between regular canal lots, intersecting canal lots, and lakefront lots.
Freshwater coming up!
Someone mentioned to me that the Corp of Engineers has prohibited the future development of fresh water and gulf access canals throughout the entire state of Florida. Is this true? If so, how can I find out more information about this.
Hello Paul,
If we understand your question correctly, you are asking if there are restrictions on building a home on a gulf access or freshwater canal?
You might be referring to an issue of a few years ago where there were restrictions on getting permits for new docks on saltwater canals, an issue that developed regarding manatee protection. The government agencies involved reached agreement and the dock permitting issue is no longer problematic for single family residences. We don’t know of any other restrictions, other than those dictated by standard permitting and building codes.
If this does not answer your question, please clarify and we’ll reply again. Best, Brenda