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    Intracoastal Waterfront Land Ready to Build Title is generated by Realmo AI

    293/295 N ROSCOE Boulevard, Ponte Vedra Beach, FL 32082

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    Claim this Listing
    For Sale
    Under Contract
    $4,200,000

    LAND - Ponte Vedra Beach, FL

    Lot size:
    0.69 Acres
    Added:
    Mar 23, 2026
    Days on Market:
    61
    Last Refresh:
    May 22 at 10:06 pm

    Property Features for 293/295 N ROSCOE Boulevard

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active Under Contract
    APN
    0647400000
    Lot size
    0.69 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    14919

    Utilities

    Utilities
    Water Available
    Water source
    Well
    Water front
    1

    Building Details

    Additional Structures
    Boat House

    We can help!

    Listing Contact
    JOHN WOLFEL
    JOHN WOLFEL

    Listing agent JOHN WOLFEL License #3026678

    Listing office JOHN WOLFEL REAL ESTATE LLC 435 INLAND WAY, ATLANTIC BEACH, FL

    Listing date Mar 23, 2026

    MLS# 2136216 Listing URL

    Copyright © 2026 realMLS. 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 150' x 400' Intracoastal Waterway homesite with deep water access.
    • Ready to build: Land cleared, concrete cap bulkhead installed, water, electric, and deep‑water well on site.
    • Enjoy the 2‑story ipe boat house with new 40k & 10k lb lifts suitable for large boats.
    • Water to nature preserve views with abundant wildlife sightings (manatee, dolphin, eagles, osprey).
    • Prime location: Minutes to TPC Sawgrass, Ponte Vedra Inn & Club, Beaches, and Mayo Clinic.
    • Option to build a generational estate on one or both lots, with the potential to sell one lot.

    Overview

    This rare homesite, measuring 150' x 400', is ready to build on the Intracoastal Waterway in Ponte Vedra Beach, Florida. The 0.69-acre property offers deep water access and views of a nature preserve protected by a land trust, providing opportunities for fishing and wildlife sightings, including manatees, dolphins, eagles, and ospreys. The land has been cleared and features a concrete cap bulkhead. Water, electric, and a deep-water well are already on site. A two-story ipe boat house is included, equipped with new 40,000 lb and 10,000 lb lifts suitable for a 42' boat and a ski/wake boat. Located on the north end of Roscoe Boulevard, the property is a few minutes from TPC Sawgrass, Ponte Vedra Inn & Club, beaches, and Mayo Clinic, with water access to the Atlantic Ocean, St. Johns River, and St. Augustine Inlet. The property offers the option to build a generational estate on one or both lots, with the possibility of selling the other. A clean soil report is available.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Big Box & Wholesale Store Gym & Fitness Center Department Store Garden Center (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Ponte Vedra Beach
    County
    St. Johns
    State
    Florida
    Longitude
    -81.4094085
    Latitude
    30.2096179

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    FAQs

    What type of property is this?
    Waterfront Land - Rare homesite with deep water access in Ponte Vedra Beach.
    Where is this waterfront land located?
    The property is located at 293/295 N ROSCOE Boulevard Ponte Vedra Beach, FL.
    What is the asking price?
    The asking price for this property is $4,200,000.
    What are key features of this property?
    This property features: Rare 150' x 400' Intracoastal Waterway homesite with deep water access.; Ready to build: Land cleared, concrete cap bulkhead installed, water, electric, and deep‑water well on site.; **Enjoy the 2‑story ipe boat house with new 40k & 10k lb lifts suitable for large boats.**
    (904) 699-8887
    We can help!
    Listing Contact
    JOHN WOLFEL
    JOHN WOLFEL
    Real Estate License ID: 3026678
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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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    293/295 N ROSCOE Boulevard, Ponte Vedra Beach, FL 32082
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