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    Waterfront Land in Cantonment, FL Title is generated by Realmo AI

    2020 Becks Lake Rd, Cantonment, FL 32533

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    Claim this Listing
    For Sale
    $7,500,000

    LAND - Cantonment, FL

    Lot size:
    420.00 Acres
    Added:
    Mar 23, 2026
    Days on Market:
    77
    Last Refresh:
    Jun 7 at 8:06 am

    Property Features for 2020 Becks Lake Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    RV
    Exterior features
    Dock
    Standard status
    Active
    APN
    381N301003000000
    Lot size
    420.00 Acres

    Taxes and HOA fees

    Tax Description
    BEG AT SW COR OF SEC 38 N 77 DEG 0 MIN E ALG S LI OF SD SEC FOR 5135 67/100 FT FOR POB N 32 DEG 33 MIN 28 SEC E 1646 37/100 FT TO PT DESIGNATED AS PT A FROM POB RUN N 77 DEG 0 MIN E ALG S LI OF SD SEC TO WLY WATERS EDGE OF BECKS LAKE MEANDER NWLY ALG WATERS EDGE WLY ALG SLY WATERS EDGE SLY ALG ELY WATERS EDGE TO PT BEARING S 80 DEG 30 MIN 0 SEC E FROM SD PT A N 80 DEG 30 MIN 0 SEC W FOR 1150 FT MORE OR LESS TO SD PT A S 32 DEG 30 MIN 27 SEC W 1644 90/100 FT TO POB OR 6015 P 116

    Utilities

    Water front
    1

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    Listing Contact
    John Birdwell

    Listing agent John Birdwell

    Listing office Scenic Sotheby's International Realty 3305 W County Hwy 30 A, FL

    Listing date Mar 23, 2026

    MLS# 679671 Listing URL

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

    HighLights

    • 420‑acre waterfront property offering estate‑level privacy and a wide range of development possibilities.
    • Rare combination of uplands, water access, and preserved natural scenery, increasingly limited along the Gulf Coast.
    • Potential for a legacy community defined by stewardship, quality, and long‑term value through intentional planning.
    • Close proximity to a rapidly growing lifestyle corridor with full modern amenities and expanding residential demand.
    • Significant upland areas allowing flexible planning and phased development.
    • Includes river frontage, creeks, mature trees, and natural wetlands corridors.

    Overview

    This 420-acre waterfront tract, known as Beck's Lake, is positioned for various high-value uses, including private estate lots, low-density residential development, or a destination-oriented recreational and hospitality concept. The property offers a combination of uplands, water access, and preserved natural scenery, with the scale to support a comprehensive, thoughtfully phased master plan. The site's scale allows for intentional planning rather than conventional subdivision design. Wide setbacks, natural buffers, trail systems, and meaningful open space create the opportunity for a legacy community defined by stewardship, quality, and long-term value. Potential future concepts may include a luxury estate community with one-acre+ homesites, a waterfront village or marina-anchored destination, an outdoor recreation and entertainment venue, a lifestyle-driven mixed-use retreat centered on nature, water, and gathering spaces, or limited-density residential designed around privacy and preserved environmental corridors. The property includes river frontage, creeks, mature trees, and natural wetlands corridors. Significant upland areas allow flexible planning and phased development. The property offers estate-level privacy with close proximity to major growth areas and natural features that cannot be replicated in today's entitlement environment. The ability to phase development intelligently while preserving capital is a key attribute.
    Property Profile Location Intelligence

    Current Use by Public Records

    Becks Lake Fish ... Nature Preserve

    Map

    City
    Cantonment
    County
    Escambia
    State
    Florida
    Longitude
    -87.2647526
    Latitude
    30.6236665

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    FAQs

    What type of property is this?
    Waterfront Land - 420-acre waterfront tract ideal for estate lots or development.
    Where is this waterfront land located?
    The property is located at 2020 Becks Lake Rd Cantonment, FL.
    What is the asking price?
    The asking price for this property is $7,500,000.
    What are key features of this property?
    This property features: 420‑acre waterfront property offering estate‑level privacy and a wide range of development possibilities.; Rare combination of uplands, water access, and preserved natural scenery, increasingly limited along the Gulf Coast.; Potential for a legacy community defined by stewardship, quality, and long‑term value through intentional planning.
    (850) 231-6052
    We can help!
    Listing Contact
    John Birdwell
    Request Owner's contact information
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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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