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    Waterfront Homesite in Port Charlotte Title is generated by Realmo AI

    468 CORY STREET, Port Charlotte, FL 33953

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    For Sale
    $69,000

    Land - PORT CHARLOTTE, FL

    Lot size:
    0.23 Acres
    Added:
    Dec 13, 2025
    Days on Market:
    172
    Last Refresh:
    Jun 3 at 1:06 pm

    Property Features for 468 CORY STREET

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    RSF3.5
    Pets allowed
    Yes
    Exterior features
    Paved
    Standard status
    Active
    APN
    402106430022
    Lot size
    0.23 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    1306

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Christie-Elyse Turbiville
    Christie-Elyse Turbiville

    Listing agent Christie-Elyse Turbiville License #3556925

    Listing office RE/MAX PALM REALTY 1808 Tamiami Trail Unt D2, Port Charlotte, FL

    Listing date Dec 13, 2025

    MLS# C7519008 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

    • Direct gulf‑access waterfront with 80 feet of canal frontage.
    • No HOA fees and no deed restrictions.
    • Located in a boating community with over 165 miles of waterways.
    • Ample 10,000 sq ft to build your custom dream home.
    • Convenient access to recreational amenities.
    • Close to shopping, dining, entertainment, and Gulf beaches.

    Overview

    Located in Port Charlotte, this residential lot offers an opportunity to own a gulf-access waterfront homesite along the Cheshire Waterway. The property features approximately 80 feet of canal frontage, providing boating access to the Myakka River, Charlotte Harbor, and the Gulf of Mexico. This 10,000 square foot lot offers space to design and build a custom home, with a pool, outdoor kitchen, and lanai. City water is available. There are no HOA fees and no deed restrictions. Port Charlotte is known for its boating-centric community, with over 165 miles of navigable waterways connecting residents to Charlotte Harbor. Charlotte Harbor is known for fishing, boating, kayaking, and paddleboarding. The area offers recreational and lifestyle amenities, including Charlotte Sports Park, public and private golf courses, and Tippecanoe Environmental Park, spanning over 380 acres with hiking trails, wildlife viewing, and native Florida landscapes. Shopping, dining, and entertainment are nearby, including Port Charlotte Town Center, waterfront restaurants, marinas, and live music venues. The area also offers access to Englewood Beach, Boca Grande, Manasota Key, and other Gulf beaches. Nearby cultural attractions, farmers markets, festivals, and community events add to the area's charm.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Restaurant Building Supply Auto Repair Shop Kitchen & Bath Showroom Bar & Pub Daycare Center Electronics & Wireless Store Bakery Garden Center Shopping Center & Mall

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

    Location Insight

    • Map
    • Local Demand
    City
    Port Charlotte
    County
    Charlotte
    State
    Florida
    Longitude
    -82.24227
    Latitude
    27.022305

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    FAQs

    What type of property is this?
    Land - Gulf-access waterfront homesite with 80 feet of canal frontage.
    Where is this land located?
    The property is located at 468 CORY STREET Port Charlotte, FL.
    What is the asking price?
    The asking price for this property is $69,000.
    What are key features of this property?
    This property features: Direct gulf‑access waterfront with 80 feet of canal frontage.; No HOA fees and no deed restrictions.; Located in a boating community with over 165 miles of waterways.
    (941) 276-1051
    We can help!
    Listing Contact
    Christie-Elyse Turbiville
    Christie-Elyse Turbiville
    Real Estate License ID: 3556925
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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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