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    Fort Myers Beach Oversized Land Title is generated by Realmo AI

    19281 #32-33 San Carlos Boulevard, Fort Myers Beach, FL 33931

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    For Sale
    $310,000

    LAND - Fort Myers Beach, FL

    Lot size:
    0.05 Acres
    Added:
    May 15, 2026
    Days on Market:
    24
    Last Refresh:
    Jun 7 at 10:06 pm

    Property Features for 19281 #32-33 San Carlos Boulevard

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    24-46-23-35-00000.0320
    Lot size
    0.05 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    SAN CARLOS ON THE GULF BLK 8 PB 6 PG 6 LOT 32
    Tax Annual Amount
    998

    Utilities

    Sewer type
    Public Sewer
    Water source
    Public

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    Listing Contact
    Mark Vancosky
    Mark Vancosky

    Listing agent Mark Vancosky License #258023771

    Listing office ERA Right Choice Realty 9001 Daniels Parkway, #102, Ft Myers, FL

    Listing date May 15, 2026

    MLS# 2026021118 Listing URL

    Copyright © 2026 Florida Gulf Coast Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Rare opportunity to own two side‑by‑side lots in a 55+ waterfront co‑op community near Fort Myers Beach.
    • Oversized, paved double lot offers flexibility for RV/Park Model use, entertaining, parking, or future elevated construction.
    • Gulf‑access oriented waterfront community with potential for future boat slip assignment.
    • Located near marinas, waterfront dining, boating, fishing, and entertainment.
    • Major infrastructure improvements completed, including sewer, water, and electric services.
    • Quarterly HOA fees include lawn/land maintenance, sewer, water, trash removal, and street maintenance.

    Overview

    Located in Gulf Cove Trailer Park Co-Op, this property features two side-by-side lots, 32 and 33, offered together. The property is situated in a 55+ waterfront community on San Carlos Island, near Fort Myers Beach. The completely paved lots have updated landscaping and are ready for immediate use or redevelopment. Gulf Cove is near marinas, waterfront dining, boating, fishing, and entertainment. Ownership includes a 1/60th interest in the co-op community, blending private ownership with community-oriented waterfront living. The community is gulf-access oriented, and the Board of Directors is working on a process for boat slip assignments. Residents enjoy bay, marina, and water views, with ongoing redevelopment and investment in the Fort Myers Beach area. Major infrastructure improvements, including sewer, water, and electric services, have been completed. The paved configuration allows for RV/Park Model use, outdoor entertaining, parking, or future elevated residential construction. Future homes must meet FEMA elevation standards, generally requiring construction approximately 8-10 feet above grade, allowing for open-air entertaining areas, covered parking, storage, or additional outdoor living space below. The double-lot setup provides design flexibility and may allow for expanded custom home concepts or multiple structures, subject to approvals. Quarterly HOA fees of approximately $800 per parcel cover lawn and land maintenance, sewer, water, trash removal, street maintenance, and community upkeep. The property is suitable for a seasonal retreat, RV getaway, future island home site, or long-term investment within a revitalizing waterfront community. The lot size is 0.053 acres.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Fort Myers Beach
    County
    Lee
    State
    Florida
    Longitude
    -81.952158
    Latitude
    26.460636

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    FAQs

    What type of property is this?
    Residential land & home lot - Two side-by-side lots in waterfront 55+ co-op community.
    Where is this residential land & home lot located?
    The property is located at 19281 #32-33 San Carlos Boulevard Fort Myers Beach, FL.
    What is the asking price?
    The asking price for this property is $310,000.
    What are key features of this property?
    This property features: Rare opportunity to own two side‑by‑side lots in a 55+ waterfront co‑op community near Fort Myers Beach.; Oversized, paved double lot offers flexibility for RV/Park Model use, entertaining, parking, or future elevated construction.; Gulf‑access oriented waterfront community with potential for future boat slip assignment.
    (570) 687-3271
    We can help!
    Listing Contact
    Mark Vancosky
    Mark Vancosky
    Real Estate License ID: 258023771
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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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