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    Residential Development Lot in PUD Title is generated by Realmo AI

    20280 SHORELINE RANCH LANE, Umatilla, FL 32784

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    Claim this Listing
    For Sale
    $265,000

    Land - UMATILLA, FL

    Lot size:
    0.90 Acres
    Added:
    Feb 26, 2026
    Days on Market:
    97
    Last Refresh:
    Jun 3 at 7:06 pm

    Property Features for 20280 SHORELINE RANCH LANE

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    PUD
    Pets allowed
    Yes
    Exterior features
    Paved
    Standard status
    Active
    APN
    21-18-27-0010-000-02700
    Lot size
    0.90 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    1613.79
    Expense value
    133.33000183105
    Expense
    Home Owner Assessments Fee
    Expense freq.
    Monthly

    Utilities

    Water front features
    Pond, Waterfront
    Water front
    1

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Ken Pozek
    Ken Pozek

    Listing agent Ken Pozek

    Listing office REAL BROKER, LLC 122 W Pine St, Ste 300, Winter Haven, FL

    Listing date Feb 26, 2026

    MLS# O6389874 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

    • Vacant homesite in Shoreline Ranch, a gated community in Central Florida
    • Just under 1 acre lot with views of Lake Dalhousie from the future front porch
    • Private community access to Lake Dalhousie via a community boat ramp for boating and fishing
    • Rear of the property overlooks a pond, with conservation land along the right side for no immediate neighbor
    • Paved lot
    • Build options include working with Precision Builders of Central Florida, bringing a custom design, or using an approved builder

    Overview

    This for-sale vacant residential lot is located within a gated PUD community and offers nearly an acre of buildable space. The property is described as providing lake-related views from the future front porch, with the rear overlooking a scenic pond. Conservation land along the right side is intended to help preserve privacy by limiting immediate neighboring development.

    Residents have private access to Lake Dalhousie through a community boat ramp, with the lake described as spring-fed and featuring a sandy bottom that supports boating, fishing, and year-round water activities. The community setting emphasizes both a neighborhood feel and direct access to the water. The offering is also positioned near everyday conveniences, including Publix, dining options, and downtown Mount Dora, according to the provided remarks.

    For buyers planning to build, the property is being marketed with flexibility in mind. Options include building with Precision Builders of Central Florida using thoughtfully designed plans already in place, bringing a fully custom design, or working with an approved builder of the buyer’s choice. The combination of open views and conservation-adjacent privacy makes this lot a strong fit for those looking to craft a custom home in a community centered on lake lifestyle.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Umatilla
    County
    Lake
    State
    Florida
    Longitude
    -81.6179716
    Latitude
    28.9067663

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    FAQs

    What type of property is this?
    Residential land & home lot - Vacant homesite within a gated PUD community with lake access and protected privacy along conservation areas.
    Where is this residential land & home lot located?
    The property is located at 20280 SHORELINE RANCH LANE Umatilla, FL.
    What is the asking price?
    The asking price for this property is $265,000.
    What are key features of this property?
    This property features: Vacant homesite in Shoreline Ranch, a gated community in Central Florida; Just under 1 acre lot with views of Lake Dalhousie from the future front porch; Private community access to Lake Dalhousie via a community boat ramp for boating and fishing
    (863) 206-5755
    We can help!
    Listing Contact
    Ken Pozek
    Ken Pozek
    Real Estate License ID: 3313335
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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.

    More about this property
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    20280 SHORELINE RANCH LANE, UMATILLA, FL 32784
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