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    Cleared Homesite in Coastal Community Title is generated by Realmo AI

    34 Hemlock Drive, Placida, FL 33946

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    LAND - Placida, FL

    Lot size:
    0.18 Acres
    Added:
    Feb 16, 2026
    Days on Market:
    110
    Last Refresh:
    Jun 6 at 3:06 am

    Property Features for 34 Hemlock Drive

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    412132203003
    Lot size
    0.18 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    RMD 000 0032 0012 ROTONDA MEADOWS BLK32 LT 12 979/1762 1081/26 1185/16982136/1416 4768/2058
    Tax Annual Amount
    521

    Utilities

    Sewer type
    Public Sewer
    Water source
    Public

    We can help!

    Listing Contact
    Daniela Mitchell
    Daniela Mitchell

    Listing agent Daniela Mitchell License #258034166

    Listing office Re/Max Sunshine 4574 Pine Island Road NW, Matlacha, FL

    Listing date Feb 16, 2026

    MLS# 2026008377 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

    • Oversized 0.1815‑acre homesite ideal for custom home construction.
    • Opportunity to purchase the adjacent lot, creating a combined 0.35‑acre homesite with 150 feet of frontage.
    • Desirable EAST rear exposure provides morning sunlight and cooler, shaded afternoons, perfect for a pool and outdoor living space.
    • Located in a growing SWFL community with public water and sewer available.
    • Low HOA fee of approximately $145 per year in a deed‑restricted community.
    • Close proximity to six golf courses, world‑class tarpon fishing, beaches and other amenities like boating, shopping, and dining.

    Overview

    This cleared, oversized 0.1815-acre homesite is located at 34 Hemlock Dr in Rotonda Meadows, Placida. It is suited for efficient construction and design flexibility. The configuration accommodates various floor plans, including a spacious primary suite, extended driveway, 2-3 car garage, or an RV garage. The east-facing rear exposure allows for morning sunlight and cooler afternoons, suitable for a pool, screened lanai, outdoor kitchen, and backyard. The adjacent lot at 32 Hemlock Dr is also available for purchase, creating a combined 0.35-acre homesite with 150 feet of frontage, allowing for a larger residence, multi-garage or RV garage design, circular driveway, and enhanced privacy. Located in a growing community, this corner property offers possibilities for a coastal lifestyle. Public water and sewer are available, serviced by Charlotte County, as well as electricity serviced by Florida Power & Light. All public roads are paved. No Scrub Jay permit is required. Rotonda Meadows is a deed-restricted community with a low HOA fee of approximately $145 per year. The location is surrounded by six nearby golf courses and is near world-class tarpon fishing. Nearby amenities include boating, fishing, kayaking, golf courses, marinas, shopping, dining, and medical facilities. Easy access to Gasparilla Road, FL-776, I-41, and I-75 connects to Venice, Sarasota, Fort Myers, Tampa, and Southwest Florida International Airport.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Placida
    County
    Charlotte
    State
    Florida
    Longitude
    -82.23063
    Latitude
    26.870128

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    FAQs

    What type of property is this?
    Residential land & home lot - Oversized homesite in Placida, Florida, ready for custom construction.
    Where is this residential land & home lot located?
    The property is located at 34 Hemlock Drive Placida, FL.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: Oversized 0.1815‑acre homesite ideal for custom home construction.; Opportunity to purchase the adjacent lot, creating a combined 0.35‑acre homesite with 150 feet of frontage.; Desirable EAST rear exposure provides morning sunlight and cooler, shaded afternoons, perfect for a pool and outdoor living space.
    (239) 877-7373
    We can help!
    Listing Contact
    Daniela Mitchell
    Daniela Mitchell
    Real Estate License ID: 258034166
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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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