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    645 Matanzas Ct Fort Myers Beach, FL 33931

    Sponsored
    For Sale
    $4,250,000

    LAND - Fort Myers Beach, FL

    Lot size:
    0.56 Acres
    Days on Market:
    82
    Last Refresh:
    Feb 7 at 6:06 pm

    Property Features for 645 Matanzas Ct

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Vegetation
    Grassed
    APN
    24-46-23-W2-0050C.0180
    Lot size
    0.56 Acres

    Utilities

    Sewer type
    Public Sewer
    Water source
    Public
    Water front features
    Seawall
    Water front
    1

    We can help!

    Listing Contact
    Tiffany Lawson

    John R. Wood Properties (239) 990-2590

    Listing agent Tiffany Lawson (850) 512-7646 License #258026687

    Listing date Nov 18, 2025

    MLS# 2025007037

    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.

    Learn more

    Property Insight Report

    Overview

    Waterfront Land Parcel with Gulf Access

    Located on the exclusive North End of Fort Myers Beach, this residential land offers an opportunity to own a large parcel with water views. Situated on a quiet cul-de-sac, the property provides both seclusion and proximity to island hotspots such as Times Square and Margaritaville. The shoreline features 200 feet of protected seawall and intersecting canal frontage with deepwater access. The connecting lot is also available, presenting an opportunity to expand to nearly an acre of waterfront property. The site is development-ready and includes design plans by architect Rich Guzman and styled by Adelyn Interiors, showcasing a 6,075 sq. ft. estate with approximately 17,000 sq. ft. of outdoor living space, including an elevated infinity pool and multiple outdoor lounges. Utilities are in place. The combined parcels offer the possibility to build a large estate, tailored to individual preferences, with options for guest quarters and luxury amenities. The property is ideal for those seeking privacy and water views.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Law Firm Real Estate Agency Restaurant Spa & Massage Center Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop Accounting Firm Skin Care Clinic

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

    Location Insight

    • Map
    • Local Demand
    City
    Fort Myers Beach
    County
    Lee
    State
    Florida
    Longitude
    -81.959518
    Latitude
    26.458086

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    FAQs

    What type of property is this?
    Residential land & home lot - Rare waterfront property with direct Gulf access and development plans.
    Where is this residential land & home lot located?
    The property is located at 645 Matanzas Ct Fort Myers Beach, FL.
    What is the asking price?
    The asking price for this property is $4,250,000.
    What are key features of this property?
    This property features: - Direct Gulf access with deepwater access and 200 feet of protected seawall, ideal for boating and large yachts.; - Opportunity to create a large, private waterfront estate with panoramic water views on a rare, expansive parcel.; - Option to purchase the adjoining lot (16,000 sq ft) to create nearly an acre waterfront compound.
    (850) 512-7646
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    645 Matanzas Ct Fort Myers Beach, FL 33931
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    Fort Myers Beach, FL 33931
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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
    645 Matanzas Ct Fort Myers Beach, FL 33931
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    We can help!
    Listing Contact
    Tiffany Lawson
    Real Estate License ID: 258026687
    (850) 512-7646
    Learn more
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