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    Double Lot in Boating Community Title is generated by Realmo AI

    13508 HIGH SPRINGS AVENUE, Port Charlotte, FL 33981

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    Claim this Listing
    For Sale
    $55,000

    Land - PORT CHARLOTTE, FL

    Lot size:
    0.46 Acres
    Added:
    Mar 11, 2026
    Days on Market:
    87
    Last Refresh:
    Jun 5 at 10:06 pm

    Property Features for 13508 HIGH SPRINGS AVENUE

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    RSF3.5
    Pets allowed
    Yes
    Exterior features
    Level
    Standard status
    Active
    APN
    412129428002
    Lot size
    0.46 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    1877.99

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Robert Arnold, Jr

    Listing agent Robert Arnold, Jr License #627826

    Listing office SAND DOLLAR REALTY GROUP INC 801 W State Road 436 Ste 2065, Altamonte Springs, FL

    Listing date Mar 11, 2026

    MLS# O6389846 Listing URL

    Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Premium double lot in South Gulf Cove, providing ample space for building.
    • Direct boating access to the Myakka River, Charlotte Harbor, and the Gulf of Mexico.
    • Access to the community's private boat ramp.
    • All utilities are in place, ready for new construction.
    • Located in a deed‑restricted boating community with optional HOA.
    • Close proximity to Gulf beaches (Boca Grande, Englewood, Manasota Key).

    Overview

    This property offers an opportunity to own land in South Gulf Cove, which features over 50 miles of navigable waterways, parks, playgrounds, and sidewalks. All utilities are in place, making this a location to build a new home on a double lot. The location is next to another double lot with a home, allowing for ample room on each side. Convenient access to the community's private boat ramp provides access to the Myakka River, Charlotte Harbor and the Gulf of Mexico. The canal system leads out to the Gulf of Mexico, providing direct access to the pristine waters. South Gulf Cove is a deed-restricted boating community with a voluntary HOA. The property is a short car ride to the Gulf beaches of Boca Grande, Englewood, or Manasota Key. Other amenities include boating, golfing, fine dining, and Charlotte Sports Park. The lot size is 0.46 acres.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Building Supply Auto Repair Shop Kitchen & Bath Showroom Bar & Pub Storage Facility Electrical Service Furniture & Home Goods Plumbing Service (Bike/Boat/Book/etc) Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Port Charlotte
    County
    Charlotte
    State
    Florida
    Longitude
    -82.2246093
    Latitude
    26.878439

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    FAQs

    What type of property is this?
    Residential land & home lot - Prime double lot in South Gulf Cove boating community.
    Where is this residential land & home lot located?
    The property is located at 13508 HIGH SPRINGS AVENUE Port Charlotte, FL.
    What is the asking price?
    The asking price for this property is $55,000.
    What are key features of this property?
    This property features: Premium double lot in South Gulf Cove, providing ample space for building.; Direct boating access to the Myakka River, Charlotte Harbor, and the Gulf of Mexico.; Access to the community's private boat ramp.
    (407) 389-7318
    We can help!
    Listing Contact
    Robert Arnold, Jr
    Real Estate License ID: 627826
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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