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    Ponce De Leon Land Opportunity Title is generated by Realmo AI

    Smokehouse Lake Road, Ponce de Leon, FL 32455

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    Claim this Listing
    For Sale
    $92,000

    LAND - Ponce De Leon, FL

    Lot size:
    2.63 Acres
    Added:
    Mar 22, 2026
    Days on Market:
    76
    Last Refresh:
    Jun 5 at 5:06 am

    Property Features for Smokehouse Lake Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Agriculture, Mobile Home,
    Standard status
    Active
    APN
    12-2S-18-15000-003-0061
    Lot size
    2.63 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    PRCL C: COM NW/C OF SE4 OF SW4 OF SEC 12-2S-18W, S 89 DEG 57'19'' E ALG N LN OF SE4 227.29FT, S 00 DEG 02'41''W 40FT TO POB; S 89 DEG 57'19''E 309.29 FT TO BEG OF CURVE, SELY ALG CURVE CONCAVE TO SW RADIUS 64.49FT, CENTRAL ANGLE 83 DEG 03'11'', ARC 93.48 FT (CHORD B/D=S 48 DEG 25'43''E 85.51 FT) TO END OF CURVE, S 06 DEG 54'07''E 247.64 FT, S 17 DEG 45'50''E 84.76 FT, N 89 DEG 00'05''W 188.85 FT,
    Tax Annual Amount
    80

    We can help!

    Listing Contact
    Shannon D Helmuth

    Listing agent Shannon D Helmuth License #3351869

    Listing office Realty ONE Group Emerald Coast 4460 Legendary Dr #300A, Destin, FL

    Listing date Mar 22, 2026

    MLS# 998627 Listing URL

    Copyright © 2026 Emerald Coast Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 2.63 acres of undeveloped land with no HOA and no easements.
    • Conveniently located: 3 minutes to river access, 10 minutes to Freeport and the bay, 20 minutes to natural springs, and 30 minutes to beaches and other towns.
    • Priced to reflect building considerations (elevation, septic, well).
    • Power line already in place on the property.
    • Private and peaceful setting with abundant wildlife.
    • Suitable for building a home, hunting retreat, or long‑term investment.

    Overview

    This is a 2.63-acre parcel of naturally wooded, undeveloped land located in the Florida Panhandle. The property is zoned for agriculture and mobile homes. It offers possibilities for building a home, creating a private hunting retreat, or securing a long-term investment. There is no HOA and no easements running through the land. The property is surrounded by nature and is rich with wildlife. It is located just 3 minutes from river access, 10 minutes from Freeport and the bay at Hwy 331, 20 minutes from several natural Florida springs, and 30 minutes from 30A, Panama City Beach, and DeFuniak Springs. The property is located in a flood zone; however, flooding is rare. A power line is already in place on the property. The location offers proximity to nearby towns and coastal destinations. With very few neighbors, no city lights, and no traffic noise, this is a rare opportunity to own a peaceful slice of Florida's natural beauty.
    Property Profile Location Intelligence

    Current Use by Public Records

    Land

    Map

    City
    Ponce de Leon
    County
    Holmes
    State
    Florida
    Longitude
    -86.00418
    Latitude
    30.416397

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    FAQs

    What type of property is this?
    Land - 2.63 acres of wooded land in the Florida Panhandle.
    Where is this land located?
    The property is located at Smokehouse Lake Road Ponce de Leon, FL.
    What is the asking price?
    The asking price for this property is $92,000.
    What are key features of this property?
    This property features: 2.63 acres of undeveloped land with no HOA and no easements.; Conveniently located: 3 minutes to river access, 10 minutes to Freeport and the bay, 20 minutes to natural springs, and 30 minutes to beaches and other towns.; Priced to reflect building considerations (elevation, septic, well).
    (850) 582-0123
    We can help!
    Listing Contact
    Shannon D Helmuth
    Real Estate License ID: 3351869
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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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